HomeMy WebLinkAboutPC 93-21RESOLUTION NO. PC -93-21,
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DIAMOND
BAR RECOMMENDING TO THE CITY COUNCIL CERTIFICATION OF
ENVIRONMENTAL IMPACT REPORT NO. 92-1 (SCH92081040) AND APPROVAL OF
A HILLSIDE MANAGEMENT CONDITIONAL USE PERMIT AND AN OAK TREE
PERMIT ASSOCIATED WITH THE DEVELOPMENT OF THE SOUTH POINTE
MASTER PLAN AND TENTATIVE TRACT NO. 51253 TO DEVELOP A 21 LOT
SUBDIVISION, LOCATED WEST OF .BREA CANYON ROAD AND NORTH OF
PATHFINDER ROAD, IN DIAMOND BAR, CALIFORNIA AND MAKING FINDINGS
IN SUPPORT THEREOF.
A. Recitals
(1) Sasak Corporation, 858 W. 9th Street, Upland, CA 91785; (the "Applicant"
hereinafter), has heretofore filed an application for approval of a Hillside
Management Conditional Use Permit and an Oak Tree Removal Permit as
described in the title of this Resolution. Hereinafter in this Resolution, the
'subject Hillside Management Conditional Use Permit and Oak Tree Removal
Permits shall be' referred to as the "Applications".
(ii) On April 18, 1989; the City of Diamond Bar was established as a duly organized
municipal corporation of the State of California. Thereafter, the City Council of
the City of Diamohd-Bar adopted, by ordinance, the Los Angeles County Code
as the ordinances of the City of Diamond Bar, Titles 21 and 22 of the Los
Angeles County Code, as amended, contain the Development Code of the County
of Los Angeles now currently applicable to development applications, including
the subject Applications, within the City of Diamond Bar.
(iii) As a component of the South. Pointe Master Plan the application has been
processed in accordance with Ordinance No. 4 (1992) of. the City of as
Bar.
(iv) On October 26, 1992, January 25, February 8, February 22, February 25, March
22, April 12, April 26, April 29, May 10 and May 24, 1993, the Planning
Commission of the -City of Diamond Bar conducted a duly noticed public hearing
on the subject matter of the Application.
(vi) All legal prerequisites to the adoption of this resolution have occurred.
b. Resolution
NOW, THEREFORE, it is found, determined and resolved by the Planning Commission
of the City of Diamond Bar as follows:
1. This Planning Commission hereby specifically finds that all of the facts set forth
in the Recitals, Part A, of this Resolution are true and correct.
2. The Planning Commission hereby finds, and based thereon, recommends that the
City Council so certify, that Environmental Impact Report No. 92-1
(SCH92081040) has been prepared for this project in compliance with the
California Environmental Quality Act of 1970, as amended, and the Guidelines
promulgated thereunder and further that said Environmental Impact Report No.
92-1 (SCH92081040) reflects the independent judgment of the City of Diamond
Bar.
3. The Planning commission hereby specifically finds and determines, and
recommends that the City Council so find and determine, based on the findings
set forth below, that changes and alterations have been required in or incorporated
into and conditioned upon the project specified in _the application, which mitigate
or avoid significant adverse environmental impacts identified in said
Environmental Impact Report No. SCH92081040, except as to those effects which
are identified and made the subject of a Statement of Overriding Considerations
which this planning Commission finds are clearly outweighed by the economic,
social and other benefits of the proposed project, as more fully set forth in the
Statement of Overriding Considerations.
4. The Planning Commission hereby recommends that the City Council adopt the
Findings, Facts in Support of Findings, and the Statement of Overriding
Considerations attached hereto as Exhibit "A" and hereby incorporated by
reference.
5. The applicant shall make payment of any and all fees which the Department of
Fish and Game may require to be paid prior to the issuance of any building
permit or further entitlement.
6. Based on substantial evidence presented to this Commission during the above -
referenced public hearings, including written and oral staff reports, public
testimony and the record of the Applications, this Planning Commission hereby
specifically finds as follows:
(a) The Applications apply to a parcel located within the South Pointe Master
Plan area generally described as being situated west of the Orange (SR -57)
Freeway and Brea Canyon Road, east of the corporate boundaries of the
City (Tract No. 27141) and Morning Sun Avenue, north of Pathfinder
Road and the adjacent existing residential area (Tract No. 32576) and
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south of existing residential and vacant land located southerly of Co,lima
Road.
(b) Surrounding properties' zoning and land use designations are:
East: RPD 10,000 6U/Vacant;
South: RPD 10,000 6U/Vacant;
West: County of Los Angeles/Single Family Residential;
North: R-1 15,000 Single Family Residential
- (c) The Applications are for a Hillside Management Ordinance Conditional
Use Permit and an Oak Tree Removal Permit to remove 53 Coast Live
Oaks.
(d) The site is physically suitable for the type of development proposed and
has access to public highways and streets. Further, the property shall" be
served by sanitary sewers, provided with water supply and distribution
facilities with sufficient capacity to meet anticipated domestic and fire
protection needs and shall have geologic hazards and flood hazards
mitigated in accordance with the requirements of the Department of Public
Works of the County of Los Angeles.
(e) As conditioned, the design of the Tentative Tract No. 51253 and of the
proposed improvements will not cause substantial environmental damage
or substantial and avoidable injury to fish or wildlife or to their habitat,
and while the proposed development will have a significant adverse effect
on oak tree biological resources, mitigation measures have been included
as project conditions to reduce the impact of oak tree loss and a Statement
of Overriding Considerations has been noted on these unavoidable
impacts.
(f) Neither the design of the subdivision nor the types of improvements will
cause serious public health problems, since sewage disposal, storm
drainage, public services and geological and soils factors are addressed in
the conditions of approval appended hereto.
(g) The design of the subdivision provides, to the extent feasible, for future
passive or natural heating or cooling opportunities. The design of the
subdivision is based on the size and shape of the parcel.
(h) The proposed subdivision does not contain or front upon any public
waterway, river, stream, coastline, shoreline, lake or reservoir.
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(i) The subdivision and development of the property in the manner set forth
on the map will nor unreasonably interfere with the free and complete
exercise of public entity and/or public utility rights-of-way and/or
easements within the area covered by said map, since the design and
development as set forth in the conditions of approval and on the tentative
map provide adequate protection for any such easements.
(j) The discharge of sewage from this subdivision into the public sewer
system will not violate requirements of the California Regional Water
Quality Control Board pursuant to Division 7 (Sections 13000, et seq.) of
the California Water Code.
(k) The housing needs of the region have been considered and balanced
against the public service needs of local residents and available fiscal and
environmental resources.
7. Based upon substantial evidence presented to the Planning Commission during the
above -referenced public hearing and upon the specific findings of fact set forth
above, pursuant to the provisions of Ordinance No. 4 (1992) of the City of
Diamond Bar, the Planning Commissions hereby finds and determines as follows:
(a) The actions proposed to approve a Hillside Conditional Use Permit and an
Oak Tree Removal Permit has been processed in accordance with the
provisions of Ordinance No. 4 (1992) of the City of Diamond Bar.
(b) The Applications as proposed and conditioned herein comply with all
other applicable requirements of State law and local ordinances.
(c) The approvals granted through this Resolution are contingent upon
approval of Tentative Tract No. 51253 and all its conditions.
8. Based on the findings and conclusions set forth herein, this Planning Commission
hereby recommends that the City Council approve the Applications subject to the
following conditions which are set forth in Exhibit B hereto and are incorporated
by reference.
9.- The Planning Commission Secretary is hereby directed (a) to certify to the
Adoption of this Resolution and, (b) forthwith transmit a certified copy of this
Resolution, by certified mail, return receipt requested, to Sasak Corporation, 858
W. 9th Street, Upland, California 91785.
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Approved and adopted this the 24th day of May, 1993, by the Planning Commission of the City
of Diamond Bar.
BY:
Bruce Flamenbaum, Chairman
I, James DeStefano, Secretary to the City of Diamond Bar Planning Commission do hereby
certify that the foregoing Resolution was introduced, passed and adopted at a regular meeting
of the Planning Commission of the City of Diamond Bar held on the 24th of May, 1993, by the
following vote:
AYES: COMMISSIONERS: Flamenbaum, Meyer
NOES: COMMISSIONERS: Li
ABSENT: COMMISSIONERS: Grothe, Plunk
ABSTAINED: COMMISSIONERS:
ATTEST:
A: \SASAK.6-2
Ja , s DeStefano, Seciretary
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PLANNING COMMISSION RESOLUTIONS
NOS. 93-16, 93-17, 93-18, 93-19, 92-20 & 93-21
EXMIT A
FINDINGS,
FACTS IN SUPPORT OF FINDINGS
AND
STATEMENT OF
OVERRIDING CONSIDERATIONS
regarding
The Environmental Impact Report
for the
South Pointe Master Plan
(SCH. No. 92081040)
May 18, 1993
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TABLE OF CONTENTS
FINDINGS, FACTS IN SUPPORT OF FINDINGS AND
STATEMENT OF ,OVERRIDING CONSIDERATIONS REGARDING
THE ENVIRONMENTAL IMPACT REPORT FOR THE
SOUTH POINTE MASTER PLAN
(SCH. NO. 92081040)
Page
1.0 INTRODUCTION........................................1
1.1 State Law ......................................... 1
1.2 Findings.........................................1-2
2.0 FINDINGS REGARDING IMPACTS THAT CANNOT BE
MITIGATED BELOW A LEVEL OF SIGNIFICANCE ................. 2
2.1 Air Quality.......................................2-4
2.2 Traffic Circulation ................................... 4-5
2.3 Biological.Resources................................6-10
2.4 Aesthetics ...................................... 10-11
3.0 POTENTIAL ENVIRONMENTAL EFFECTS WHICH ARE NOT
SIGNIFICANT OR WHICH CAN BE MITIGATED BELOW A
LEVEL OF SIGNIFICANCE ..................... . .......... 12
3.1 Land Use ......................................... 12
3.2 Earth ......................................... 13-14
3.3 Water..........................................14
3.4 Noise ......................................... 15-16
3.5 Public Services and Facilities .......................... 16-17
3.6 Cultural Resources .................................. 17
3.7 Effects Found Not To Be Significant ..................... 18-19
3.8 Growth Inducing Impacts ............................ 19-20
4.0 FINDINGS REGARDING ALTERNATIVES ...................... 20
4.1 Feasibility and Comparative Environmental
Effects of Alternatives ................................
20
4.1.1 The No Project Alternative .........................
20
4.1.2 General Plan Authority Alternative ...................
20-21
4.1.3 Cluster Development .............................
21
4. t.4 Maximum Development Alternative .....................
21
4.1.5 Tentative Tract 51253 Design Alternatives ...............
21
4.1.6 -Summary of EIR Alternatives Compared
To Project Alternative .......................
22
,1r 4.1.7 Concept Plan Alternatives ........................
22-23
4.1.8 School Site Alternatives .........................
23-25
!. 5.0 STATEMENT OF OVERRIDING CONSIDERATIONS ..............
;t
26-28
r
EXHIBIT A
FINDINGS, FACTS IN SUPPORT OF FINDINGS AND
STATEMENT OF OVERRIDING CONSIDERATIONS REGARDING
THE ENVIRONMENTAL IMPACT REPORT FOR THE
SOUTH POINTE MASTER PLAN
(SCH. NO. 92081040)
1.0 INTRODUCTION
1.1 State Law.
The State Guidelines ("Guidelines") promulgated pursuant to the California
Environmental Quality Act ("CEQA") provide:
No public agency shall approve or carry out a project for which an Environmental Impact
Report (EIR) has been completed which identifies one or more significant environmental
effects of the project unless the public agency makes one or more written findings for
each of those significant effects; accompanied by a brief explanation of the rationale for
each finding. The possible findings are:
a. Changes or alterations have been required in, or incorporated into, the project
which avoidor substantially lessen the significant environmental effect . as
identified in the Final EIR (hereinafter referred to as "finding (1)").
b. Such changes or alterations are within the responsibility and jurisdiction of
another public agency and not the agency making the finding. Such changes have
been adopted by such other agency or can and should be adopted by such other
agency (hereinafter referred to as "finding (2)").
C. Specific economic, social, or other considerations make infeasible the mitigation
measures or project alternatives' identified in the Final EIR (hereinafter referred
to as "finding (3)").
The required findings shall be supported by substantial evidence in the record.
(Guidelines, Section 15091.)
1.2 Findings.
An Environmental Impact Report pursuant to CEQA has been prepared by the City of
Diamond 3ar. The EIR for 'the South Pointe Master Plan ("project") identifies
significant effects on the environment which may occur as a result of the project.
Section 2.0 of this Attachment identifies the significant environmental effects of the
project wh_ch cannot feasibly be mitigated below a level of significance., Section 3.0 sets
forth potential environmental effects of the project which are not significant because of
the design of the project or which can feasibly be mitigated below a level of significance.
Section 4.0 summarizes the alternatives discussed in the EIR and makes findings with
respect to the feasibility of alternatives and whether the alternatives would lessen the
significant -environmental effects of the project., Section 5.0 sets forth a Statement of
Overriding Considerations with 'respect to the project.
The following sets forth all significant effects of the South Pointe Master Plan including
entitlements for: Tentative Tract Maps, Development Agreements, National Pollution
Discharge permits and, Grading Permits and with respect to each effect, makes one or
more of the findings set forth in the Introduction above, states facts in support of such
findings,. and,, as appropriate, refers to the Statement of Overriding Considerations which
is attached hereto.
The Final Environmental Impact Report ("FEIR") including the Draft EIR, Response to
Comments and Technical Appendices thereto, and the administrative record concerning
the project provide additional facts in support of the findings herein. The mitigation
measures set forth in the Mitigation Monitoring Program area incorporated by reference
in these findings, and the findings in Sections 2.0 and 3A refer to individual mitigation
measure as appropriate.
2.0 FINDINGS REGARDING IMPACTS THAT' CANNOT BE
MITIGATED BELOW A LEVEL OF SIGNIFICANCE
2.1 AIR QUALITY
2.1.1 Significant Effect.
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Implementation of the proposed project will result in the generation of both short-term
(i.E., Construction -related) and long-term significant impacts that produce an exceedance
of established South Coast Air Quality Management District (SCAQMD) New Source
Review (NSR) values for a' number of the criteria pollutants examined. Based upon the
equipmentand grading assumptions 'identified in the EIR, projected nitrogen oxide
emissions (measured in pounds/day) projected to occur during construction activities will
exceed the established SCAQMD NSR threshold criteria for that pollutant. In addition,
estimated project -related emissions at build -out will exceed NSR values for a number of
criteria pollutants, including carbon monoxide and nitrogen oxides. Ins, recognition of
cumulative, development activities, which' collectively will result in an exceedance of
SCAQMD NSR threshold values for, carbon monoxide,reactive hydrocarbons, nitrogen
oxides and particulates (PM10), in conjunction with the existing "non -attainment" status
of the South Coast Air Basin (SCAB), cumulative air quality impacts have been
determined to be significant.
Findings.
The Planning Commission thereby recommends that the,City Council makes .findings (1),
x (2) and (3).
p' Facts in Support of Findings.
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The following facts or mitigation measures indicate that although the identified impact
has been reduced or avoided to the extent feasible, it cannot feasibly be mitigated below
a level of significance. The remaining unavoidable effect is acceptable when balanced
against the facts set forth in the Statement of Overriding Considerations.
(1) Mitigation Measures contained in Section 4.6.3 are hereby incorporated by
reference.
(2) The California Clean Air Act, codified in Section 40412 of the Health and Safety
Code, designates the South Coast Air Quality Management District (SCAQMD)
as the agency principally responsible for comprehensive air pollution control in
the South Coast Air Basin (SCAB), in which the project site is located. In the
SCAQMD's publication Air Quality Handbook for Preparing Environmental
Impact Reports (SCAQMD), revised April 1987) specific new Source Review
(NSR) standards are identified for certain criteria pollutants. Projects whose
projected daily stationary and mobile source emissions exceed those threshold
values may be determined to produce a significant air quality impact.
(3) Subsequentto the preparation of the EIR, the SCAQMD adopted a new CEQA
Air Quality Handbook (SCAQMD, adopted February 12, 1993). Under the new
handbook, the SCAQMD has established two types of air pollution thresholds to
assist local agencies in determining whether the operational phase of any project
would produce a significant effect on the environment, including emission
significance threshold criteria and other additional indicators. Although similar
to those threshold criteria delineated in the 1987 manual, the 1993 standards for
nitrogen oxides and reactive organic gases have been modified. When these new
standards are applied to the project, in addition to those criteria pollutants which
exceed NSR values based upon the 1987 methodology, emissions for reactive
organic gases are projected to exceed recommended threshold values at build -out.
(4) For the purpose of ascertaining project -related and cumulative air quality impacts,
the City has, elected to utilize the methodology delineation in the Air Quality
Handbook for Preparing Environmental Impact Reports (SCAQMD, revised April
1987). In addition, project -related comments were solicited from the SCAQMD
by the City for use in the preparation of the EIR. Correspondence from the
SCAQMD, dated August 18, 1992, has been included in the EIR. The SCAQMD
in that correspondence, recommends the use of the 1987 handbook.
(5) When the total daily exhaust emissions from the construction equipment are added
to the estimated fugitive dust emissions, only one of the SCAQMD NSR threshold
values (i.e., nitrogen oxides) would be exceeded. The amount of nitrogen oxides
emissions is -more than sevens times the SCAQMD's NSR value; therefore, NOx
emissions represent a potentially significant short-term air quality impact.
- Impacts based on NSR threshold levels for carbon monoxide, sulfur dioxide, lead,
particulates and reactive hydrocarbons would not be considered significant (i.e.,
do not exceed NSR threshold criteria).
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(6) No numerical standards exist with which to evaluate the significance of the
cumulative emissions totals, so the assessment of cumulative impacts must be
made on a qualitative basis. Given the poor background air quality of the South
Coast Air Basin (SCAB), the cumulative impacts of the project, in combination
with other related projects, should be considered significant. Since the
development of the project would generate a significant adverse impact on air
quality (as determined by comparison with NSR threshold values); the cumulative
air quality impact has also been determined by the City to be significant.
(7) Long-term emissions for both carbon monoxide and nitrogen oxides, due
predominantly to motor vehicle traffic generated by the project, are expected to
have a significant impact on regional air quality based upon threshold values
established under the SCAQMD's New Source Review methodology.
(8) The build -out of the proposed project would use less than one percent of the
growth increments for population, housing and employment in East San Gabriel
Valley planning region as identified, by the Southern California Association of
Governments (SCAG) and as contained in the Growth Management Plan (GMP).
On these bases, the proposed project would be consistent with the 1991 Air
Quality Management Plan (AQMP). The GMP provides no quantification of
projected acreage converted to urban uses. As a result, there is no basis provided
to measure the significance of project development from a land use conversion
perspective. It is, however, reasonable to conclude that based upon both the
projected - subregional employment projections and estimated residential
development, the urbanization of the project site would not consume a
disproportionate share of that rural acreage.
(9) The 1991 AQMP provides for regional growth; cumulative impacts are expected
as part of that planned growth. Adherence to the regional plan ensures that
growth will occur at a manageable rate and in balance with appropriate mitigation
measures.
(10) The project includes a balanced mixed-use land use concept which provides
opportunities to work, live and recreate within the boundaries of the planned
community. This land use pattern is supportive of regional air quality policies
designed to reduce regional vehicular trips and promote a community level jobs -
housing balance.
(11) It is infeasible to completely avoid this significant effect, due to the economic,
social and other considerations more thoroughly described in Section 5.0
(Statement of Overriding Considerations) incorporated by reference herein.
2.2 Traffic/Circulation
2.2.1 Significant Effect.
Based upon cumulative development activities, in combination with ambient traffic
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' volume projections, a number of project area intersections are anticipated to experience
a deterioration in their existing service I levels. Although identified roadway
= improvements will minimize many of those identified impacts, select in will
exhibit LOS E or ,LOS F levels of ' service conditions; therefore, cumulative traffic
impacts are considered significant and unavoidable.
Findings.
The Planning Commission thereby recommends that the City Council makes findings (1)
and (3).
Facts in Support of Findings.
The following facts or mitigation measures indicate that although the identified impact
has been reduced or avoided to the extent feasible, it cannot feasibly be mitigated below
a level of significance. The remaining unavoidable effect is acceptable when balanced
against the facts set forth in Section 5.0 (Statement of Overriding Considerations),
incorporated by reference. herein.
(1) Mitigation measures contained in Section 4.5.3 in the Draft EIR, as augmented
in the Response to Comment document, are hereby, incorporated by reference.
(2) In- conjunction with this project, the existing access -to South Pointe Middle School
will also be changed from Larkstone Drive, as the only vehicular ,access point,
to include a new roadway through the project site, which will serve as a
secondary means of school access. The existing school access requires motorists
to use a number of local streets before they reach a major arterial (Colima Road).
The circulation system improvements identified under the proposed project would
provide vehicular access directly to Brea Canyon Road and would improve access
for those residents served by Walnut Leaf Drive and Lake Canyon Drive. project
area residents residing immediately .north of South Pointe Middle School may
continue to use Larkstone Drive, but other school -related traffic may be re-routed
to the new collector roadway through the project.'"
(3) A significant portion of the project -related traffic is expected to be pass -by traffic
(i.e., traffic already on the existing street system in route to another destination).
Professional literature. indicates that the percentage of pass -by traffic for retail
uses can range from 20 to 50 percent. , The proposed open space and park are
expected to serve the local residential neighborhoods; therefore, it is not. expected
to generate significant new traffic above that already included in the residential
project -related traffic forecast. Further; peak periods at parks typically occur
before or after the normal evening peak hour and on weekends. The project
traffic forecasts have not been reduced to account for internal project traffic,
between the residential and commercial components of the'project. In addition,
the mixed land use concept contained .within the South', Pointe Master Plan
provides an opportunity to reduce vehicular trip making and reliance on the single
occupant vehicle commute trip.
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(4) A traffic study was completed in conjunction with development of the EIR. The
traffic study was based on existing traffic count data and included project phasing,
traffic forecasting, impact evaluation (based on traffic generation forecast and
traffic distribution and assignment), intersection analysis and a cumulative impact
assessment.
(5) Although project implementation will not significantly impact the area's roadway
network, cumulative (i.e., related project activities and ambient growth factors)
traffic -related impacts are anticipated to result in a deterioration of existing
service levels, beyond a LOS D threshold criteria, at a number of project area
intersections. Ambient traffic growth anticipated to occur in the project vicinity,
as modeled through the year 2012, will result in Level of Service (LOS) forecasts
of LOS E or LOS F during at least one peak period at the following intersections:
(1) Colima RoadlBrea Canyon Cutoff; (2) Colima Road/Lemon Avenue; (3)
Colima Road/Eastbound SR -60 Ramps; (4) Brea Canyon Road/Westbound SR -60
Ramps; (5) Brea Canyon Road/Colima Road; and (6) Pathfinder
Road/Northbound SR -57 Ramps. With or without this project, ambient traffic
growth would result in unacceptable traffic levels at the intersections identified.
(6) It is infeasible to completely avoid this significant effect, due to the economic,
social and other considerations described in Section 5.0 (Statement of Overriding
Considerations), incorporated by reference herein.
2.3 BIOLOGICAL RESOURCES
2.3.1 Significant Effect,
In accordance with the criteria established -under Part 16, Chapter 22.56 of the County
of Los Angeles Planning and Zoning Code, 835 trees of the genus Quercus have been
identified within the project boundaries whose size satisfies the criteria delineated therein.
Of those trees, an estimated 768 oak trees (representing 92 percent of the total inventory
of oak trees tabulated) will be removed as result of proposed grading activities on-site.
Although the loss of this existing biotic resource will, in part, be mitigated through the
approval of Development Agreements and issuance of an Oak Tree Permit and
satisfaction of those conditions adopted therewith, the removal of those trees and the
ecosystem created by their presence cannot be mitigated below a level deemed by the
City to be significant.
Findings.
The Planning Commission thereby recommends that the City Council make findings (1)
and (3).
Facts in Support of Findings
The following facts or mitigation measures indicate that although the identified impact
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has been reduced or avoided to the extent feasible, it cannot feasibly be mitigated below
a level of significance. The remaining unavoidable effect is acceptable when balanced
against the facts set forth in the Statement of Overriding Considerations, incorporated by
reference herein.
(1) Mitigation measures contained in Section 4.4.3 in the EIR, and augmented in the
Response to Comment document, are hereby incorporated by reference.
(2) Project conditions, as contained in the draft Oak Tree Permits for the project, are
hereby incorporated by reference.
(3) The County of Los Angeles Planning and Zoning Code (Part 16, Chapter 22.56
imposes specific restriction on the damaging or removal or oak tree meeting
specific size requirements, imposing upon property owners seeking the removal
of those trees an obligation to obtain an Oak Tree Permit and submit specific
information quantifying existing oak tree resources within the area to be
potentially impacted. In accordance with that code section, an Oak Tree Permit
is established: (a) to recognize oak trees as significant historical, aesthetic and
valuable ecological resources, . and as one of the most picturesque trees in Los
Angeles (County), lending beauty and charms to the natural and man-made
landscape, enhancing the value of the property and the character of the
1 communities in which they exist; and (b) to create favorable conditions for the
preservation and propagation of this unique, threatened plant heritage, particularly
those trees classified as "heritage trees" for the benefit of current and future
residents of the County.
(4) In accordance with City and County requirements, an oak tree inventory of the
project site was conducted for the purpose of identifying, quantifying and
physically tagging those oak trees on-site meeting the criteria outlined in the
above mentioned referenced Oak Tree Permit Ordinance.
(5) Trees were marked with elongate -oval aluminum tags, placed approximately at
breast height on the north side of the largest trunk or where convenient when
access was difficult. In total, 835 oak trees (all coast live oaks) over 3 -inch
diameter at breast height (DBH) were mapped on the site.
(6) In accordance with the Oak Tree Permit Ordinance, those oak trees which are
removed from the site will be replaced, pursuant to specific requirements
identified in the ordinance (e.g., native oak trees of appropriate size at a ratio of
not less than two -to -one). Up[on project implementation, replacement trees will
be placed both on-site in accordance with the landscaping plan and off-site in
accordance with a replacement plan acceptable `to both the pr6ject applicants and
the City.
(7) The loss of mature oak trees associated with this particular site cannot be replaced
or compensated for solely by increasing the number of replacement oak trees
which lack maturity, uniqueness and historic significance. Consequently, the
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replacement ratio for those oak trees which will be removed as part of this project
may not be as relevant as other mitigation alternatives. Similarly, mitigating the
loss of existing oak trees by planting larger replacement oak trees (i.e., of ,a size
greater that than required by the Oak Tree Permit Ordinance) will not offset the
< potential biological effects associated with the loss of these trees.
(8) It is infeasible to completely avoid this significant effect, due to the economic
social and other considerations described in Section 5.0 (Statement of Overriding
Considerations), incorporated by reference herein.
2.3.2 Significant Effect.
In response to the recent actions by the United States Department of the Interior, Fish
and Wildlife Service, as reported, in 50 CFR Part 17 (march 30, 1993), the coastal
California gnatcatcher (Polioptila californica) has been designated,a federal "threatened"
species pursuant to the federal Endangered, Species Act of 1973, as amended '(ESA).
Although no coastal California gnatcatchers have: been identified on-site, in accordance
with the established survey protocol for that species, the preferential habitat for that
species has been identified within the project boundaries (i.e., sage scrub). Since project
development will result in the removal of a majority of that sage scrub vegetative
community now evident on-site, the incremental regional reduction of this planned
_ community has been determined by the City to constitute a significant effect on the
environment.
Findings.
The planning Commission thereby recommends that the City Council make findings (1),
(2) and (3).
Facts in Support of Findings.
The following _facts or mitigation measures indicate that although .the identified impact
has-been reduced or avoided to the extent feasible, it' cannot feasibly be mitigated below
a level of significance. The remaining unavoidable effect is acceptable when balanced
against the facts set forth in Section 5.0 (Statement of Overriding Considerations),
incorporated by reference herein.
(1) Pursuant to- Appendix VGB (Significant Effects) of the State Guidelines, codified
in Section 15000 et seq of the California Code of Regulations (CCR), a project
will normally have a significant effect on the environment if it will "substantially
affect a rare, or endangered species of animal or plant or the habitat of the
species". Sections 15380(b)(2)(b) and 15380(c)(2) of the CCR defines"rare or
endangered species" to include "threatened" species.
(2) Sage scrub communities are not presently afforded legal protection under local,
State or federal statute. As a result, no mitigation measures or preservation
strategies have been identified in the EIR.
0
__ -- _. �_ _— .,-..,..-.I+d.=.__..-,..-w-«..,....Llai--....,_ I— ., ,,,I,udU, , hl,
(3) Based upon current scientific studies conducted on the project site, the coastal
California gnatcatcher has not been identified as a current inhabitant of the project
site. Reduction in the acreage of on-site sage scrub habitat will, therefore, not
directly impact that listed species.
(4) The Department of the Interior has proposed a Section 4(d) Special Rule to define
the conditions associated with certain land use activities under which "incidental
take" of this listed species would not be a violation of the FSA. The proposed
Section 4(d) Special Rule provides for the proactive conservation of sage scrub
habitat to protect the gnatcatcher, as well as other sensitive or listed species which
utilize that vegetative community for all or a potion of their habitat requirements.
The existing Natural Communities Conservation Plan (NCCP) program, enacted
in Assembly Bill 2172 and designed to provide an alternative to listing of
individual species under the ESA, may become the mechanism for establishing
a multi -species conservation program and allowing "incidental take" of the
gnatcatcher as well as other species which could be listed in the future.
(5) The Scientific Review Panel (SRP) of the NCCP program has concluded that
large-scale loss and fragmentation of sage scrub habitat is primarily responsible
for the gnatcatcher's decline.
(6) It is infeasible to completely avoid this significant effect, due to the economic,
social and other considerations more thoroughly described in Section 5.0
(Statement of Overriding Considerations) incorporated by reference herein.
2.3.3 Significant Effect.
Project implementation will result in the removal of a majority of existing on-site
vegetation, with a concomitant impact upon those animal species which presently utilize
the project site for all or a portion of their habitat needs.
Findings.
The Planning Commission thereby recommends that the City Council make findings Q
and (3).
Facts in Support of Findings.
The following facts or mitigation measures indicate that although the identified impact
has been reduced or avoided to the extent feasible, it cannot feasibly be mitigated below
'a level of significance. The remaining unavoidable effect is acceptable when balanced
against the facts set forth in Section 5.0 (Statement of Overriding Considerations),
incorporated by reference herein.
(1) Mitigation measures contained in Section 4.4.3 in the Draft EIR, as augmented
by the Response to Comments document, are hereby incorporated by reference.
9
_ _ _il __ ._c -_.. 10..1- -.-,..„,..-..,r.wxMNl.«»,..I1,11l11,1'1lu 111.11A_-, r_, - . _._,________ _ _-
(2) The City's Master Environmental Assessment (City of Diamond Bar, July 14,
1992) identifies all or a portion of the project site as a "site of local concern",
indicating that the site contains biological resources of potential local significance.
No preservation strategy or mitigation measures are, however, provided or
recommended in'that assessment or found elsewhere in other local public policy
documents.
(3) It is infeasible to completely avoid this significant effect, due to the economic,
social and other considerations more thoroughly described in Section 5.0
(Statement of Overriding Considerations.
2.4 AESTHETICS
2.4.1 Significant Effect.
Project development will physically alter the project site and change its existing visual
character from a natural open space area to a property more characteristic of other
residential and no -residential development within the City. Grading and associated
development activities will result in the removal of existing native and non-native
vegetation and result in the introduction of more.ornamental landscape improvements;
existing landform features, including prominent canyon -and ridgeline areas, will be
- significantly altered to accommodate proposed development activities. Based upon both
the size of the project and the extent of proposed grading activities, the City has the size
of the project and the extent of proposed grading activities, the City has determined that
this physical change constitutes a significant effect upon the environment.
Findings.
The Planning Commission thereby recommends that the City Council make findings (1)
and (3).
Facts in Support of Findings.
The following facts or mitigation measures indicate that although the identified impact
has been reduced or avoided to the extent feasible, it cannot feasibly be mitigated below
a level of significance. The remaining unavoidable effect is acceptable when balanced
against the facts set forth in Section 5.0 (Statement of Overriding, Considerations),
incorporated by reference herein.
(1) Mitigation measures contained in Section 4.10.3 in the Draft EIR are hereby
incorporated by reference.
(2) The proposed South Pointe MasteryPtan contains numerous hillside development
and landscape standards which will further minimize the potential aesthetic
impacts associated with the removal of existing vegetation and natural slope areas.
(3) The preservation of open space areas and the dedication and improvement of a
�' 10
public park within the project boundaries will result in the retention of natural
elements on-site and provide visual relief and contrast to those urbanized areas
which will be developed pursuant to the proposed development plan.
r (4) It is infeasible to completely avoid this- significant effect, due to the economic,
social and other' considerations more thoroughly described in Section 5.0
(Statement of Overriding Considerations), incorporated by reference herein.
3.0 POTENTIAL ENVIRONMENTAL EFFECTS WHICH ARE NOT SIGNIFICANT OR
WHICH CAN BE MITIGATED BELOW A
LEVEL OF SIGNIFICANCE.
The Planning Commission has determined that the following potential environmental
effects will not be significant, for the reasons stated below.
3.1 Land Use
3.1.1 Potential Effect.
Project approval, which includes the adoption of a master plan will result in the
subsequent development of the project area to accommodate single-family residential
units, commercial/office use, a neighborhood park serving the western area of the
community and associated street improvements. These actions will result in both the
physical alteration of the project site and the introduction of new residential, recreational
and commercial/professional land uses upon the subject property. In addition, project
implementation will facilitate the effectuation of the facility plan for the South Pointe
Middle School.
Findings.
The Planning Commission hereby makes finding (1).
Facts in Support of Findings.
E The following facts or mitigation measures indicate that this potential impact is not
significant, or will be mitigated below a level of significance.
(1) Mitigation Measures contained in Section 4.1.3 are hereby incorporated by
reference.
(2) Residential uses are proposed in the northeast (i.e., Tentative Tract No. 32400)
and westerly (i.e., Vesting Tentative Tract No. 51407) portions of the site.
These uses adjoin existing residential development and/or residentially designated
areas and are proposed at densities compatible with those existing uses.
(3) The proposed park site and residual open space area represents a compatible (and
complementary) land use to both the proposed residential development and
existing school facility.
(4) Wildland fire hazards (associated with those open space areas currently on site)
will be minimized or eliminated through the reduction in fuel loading, improved
access and extension of water system (fire flow) improvements on-site; thereby
improving health and safety conditions affecting both adjoining areas and future
on-site uses.
12
(5) Adoption of the South Point Master Plan, either as proposed or as subsequently
revised by the City, will result in the avoidance of any potential inconsistencies
between the proposed project and the land use policies of the City as reflected in
the City of Diamond Bar proposed General Plan and Zoning Ordinance.
(6) The Master Environmental Assessment includes policy statements supporting the
preservation of Sandstone Canyon, neither the City of Diamond Bar proposed
General Plan nor Zoning Ordinance contain land use plans or mechanisms to
promote the open space preservation of Sandstone Canyon. As a result,
development of the subject property to support an urban land use would be
consistent with existing public policies.
(7) As mitigation for the loss of open space area, the project applicant(s) skull be
required to dedicate and develop a 28 ± acre site within the project boundaries
for active and/or passive recreational pursuits. In recognition of established
deficiencies in available recreational opportunities throughout the community, the
expansion of active recreational uses (e.g.; ball fields) within the project area will
address identified park demands to a greater extent than can be provided through
the site's retention as an open space (passive recreational) resource.
(8) The proposed development pian will locate future commercial/office uses in close
proximity to those residential uses which will be developed on-site, the
construction of a noise barrier (as proposed), the incorporation of landscape
treatment along the perimeter of the commercial site and the screening of light
sources emanating from that non-residential use will mitigate potential land use
conflicts to a level which is not significant.
3.2 Earth (Soils, Geology, Seismicity)
3.2.1 Potential Effect.
Implementation of the proposed development will require landform alterations affecting
most of the project area and includes a portion of the existing South Pointe Middle
School site.
Findings.
The Planning Commission hereby makes finding (1).
Facts in Support of Findings.
The following facts or mitigation measures indicate that ,this potential impact is not
significant, or will be mitigated below a level of significance.
(1) Mitigation Measures contained in Section 4.2.3 are hereby incorporated by
reference.
13
(2) There are a number of existing geologic constraints' which presently affect both
the project site and adjoining residential areas. Implementation of the proposed
project will result in the elimination of these, existing unstable landform
conditions, thereby minimizing threats to geological hazards for both existing and
future City residents and employees.
(3) project development will not impose unique seismic hazards other than as,
typically, associated with the seismically active Southern California area..
Development activities conducted'in accordance with project -specific geotechnical
recommendations contained, in the project geotechnical reports, sound engineering
practices and those development standards (e.g.., Uniform Building Code
requirement) in force at the time that those activities occur, will reduce potential
geologic, geotechnical and seismic impacts to, a level which is not significant.
3.3 Water (Hydrology).
3.3.1 Potential Effect.
project implementation will result ,in a change to existing drainage patterns, increase the
quantity of clear flow and decrease the quantity of bulk flow through the introduction of
impervious surfaces (preventing or minimizing'infiltration) and potentially decrease the
quality of existing surface waters through the introduction and conveyance of particulates
and other pollutants (e.g., oil) which may be deposited on project area roadways.
Surface flows, which presently follow natural drainage patterns influenced by site
topography, will be redirected along project area streets and through on-site drainage
conduits.
Findings.
The Planning Commission hereby makes finding (1).
Facts in Support of Findings.
The following facts or mitigation measures indicate that this potential impact is not
significant, or will be mitigated below a level of, significance,
(1) Mitigation' Measures contained in : Section 4.3.3 are hereby .incorporated by
reference.
(2) Although conveyance pathways will change as a result of grading activities and
storm drain improvements, grading activities and project improvements will not
result in a major reorientation of the direction of surface flows or changes in tlib
" existing points of off-site discharge.
(3) The project's proposed drainage plan is designed to accommodate both existing
and projected flow characteristics and to safely convey storm flows.
14
3.4 Noise.
3.4.1 Potential Effect.
Short-term noise, as it relates to land development and land use, is caused by
construction activities. The construction phase is primarily comprised of two major
activities: site preparation (which includes all earthwork) and building construction. It
is estimated that locations at distances of 100, 200 and 500 feet from the boundary of the
project site may receive very sporadic maximum noise levels of 84, 78 and 70 dBA,
respectively. Furthermore, assuming that the exterior shell of existing residential
dwellings provide a noise reduction of 24 decibels (with windows closed), interior noise
levels of 60, 54 and 64 dBA, respectively, maybe assumed in the residential interiors
located at comparable distances from grading activities. Long-term noise impacts are
generally associated with both increases in motor vehicle traffic and operational
characteristics (e.g. equipment sources) associated with a particular land use. As
identified in the traffic analysis herein, development of the project will increase the
traffic volumes within the project vicinity. However, in recognition of the proposed land
uses (i.e., residential, commercial) no unique operational characteristics have been
identified which constitute a significant noise source. The project site is adjacent to the
SR -57 freeway which could generate noise levels incompatible with future residential
land uses.
Findings.
The Planning Commission hereby makes finding (1).
Facts in Support of Findings.
The following facts or mitigation measures indicate that this potential impact ' is not
significant, or will be mitigated below a level of significance.
(1) Mitigation Measures contained in Section 4.7.3 are hereby incorporated by
reference.
(2) To minimize noise levels in the vicinity of the Orange (SR -57) Freeway,
additional noise attenuation will be required for those residential receptors located
in proximity to that noise source.. The project includes construction of a noise
wall/berm which will mitigate noise from the 57 freeway to acceptable levels.
15
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(3) Although changes on on-site noise levels will be perceptible at a majority of noise
receptor locations analyzed, future noise levels at those locations will continue to
fall below the levels established under the City's noise guidelines.
3.5 Public Services and Facilities.
3.5.1 Potential Effect.
Increased population (resulting from the project) will result in an increase in service
demands, traffic and emergency calls and associated law enforcement activity both
internal and external to the project boundaries. The project site is presently designated
as a wildland fire hazard area. Site clearance, grading and subsequent development
activities will potentially reduce the existing fire hazards in this area. Since there are
currently no sewer lines within the project area, project implementation will require the
extension of existing services onto the site and the development of new sanitary sewer
facilities throughout the project area. Wastewater generated from both residential and
non-residential uses will be transported by local sewers to facilities operated by the
County Sanitation Districts. Wastewater generated by the project will be discharged into
local sewer lines and conveyed to the Diamond Bar Trunk Sewer. As a result of project
development, including both the removal of vegetation during the grading phase, the
generation of building wastes during construction operations and the creation of
residential/commercial and "green wastes" resulting from the use and habitation of the
project site, additional solid wastes will be generated from on-site activities which will
require subsequent disposal in an approved sanitary landfill. Development of the project
will result in the introduction of additional residents to the City of Diamond Bar. Those
"residents will impose additional demands on local and regional parks and recreational
= areas. This demand will further exacerbate an identified shortfall of recreational
amenities within the City boundaries. As a result of the introduction of additional
residential dwellings, the project will directly result in an increase in the number of
students within the Walnut Valley Unified School District. -
Findings.
The Planning Commission hereby makes finding (1) and (2).
Facts in Support of Findings.
The following facts or mitigation measures indicate that this potential impact is not
significant, or will be mitigated below a level of significance.
(1) Mitigation Measures contained in Sections 4.8.1.3, 4.8.2.3, 4.8.3.3, 4.8.4.3,
4.8.5.3, 4.8.6.3 are" hereby incorporated by reference.
(2) Although project implementation will introduce both additional residential and
commercial/office uses to the project area, both the Los Angeles County Sheriff's
Department and California Highway Patrol have indicated that project
implementation will not adversely impact either existing facilities or future service
L
demands upon those agencies. As a result, project development will not
significantly impact police protection services within the Diamond Bar area.
(3) project implementation will reduce; in part, identified wildland file hazards
identified in the project area. , Additionally, improvements to the area's roadway
network will improve emergency vehicle access to the project site and
surrounding areas. As'a result, project implementation will -beneficially impact
the ability of the Los Angeles County Fire Department to provide -fire protection
and paramedic services to the -project area.
(4) Based on current available capacity of the San Jose Creek Water -Reclamation
Plan (WRP) and Joint Water Pollution Control Plant (JWPCP) including planned
expansion, projected project -related and cumulative impacts upon. county
wastewater facilities is not anticipated.
(5) Although a regional landfill capacity deficiency has been identified, County solid
waste planners are actively pursuing the identification and entitlement of new
facilities. Similarly, under AB 939 source reduction and recycling strategies have
been adopted by the City of Diamond Bar to divertsolid wastes which would
otherwise be disposed of at local sanitary landfills.
(6) Development of the project will, provide additional recreational opportunities
within the City. Since proposed park dedication acreage is greater than that
identified by existing and proposed dedication requirements, project development
will produce a potential beneficial- impact upon community -wide recreational
resources,
(7) Although project development will increase the number of students attending
areawide schools and further exacerbate existing demands placed upon affected
school facilities, project development will facilitate expansion plans proposed at
the South Pointe Middle School through the elimination of existing physical
constraints to that expansion. Similarly, proposed street improvements will
improve vehicular access to that facility. Since proposed expansion will result in
an increase in school capacity and since project -related contributions to school
populations will not result in an exceedance of that capacity, areawide school
impacts will not be significant, -
3.6 Cultural Resources (Archaeology/Paleontology).
3.6.1 Potential Effect.
Since a reasonably thorough investigation has failed to . reveal the presence of any
potentially significant cultural i-esourceg-Nitkia ihc'%Judy_�
fpa, project implementation
will not result in a significant impact upon -either prehistoric or historic resources. The
subject area contains paleontological resources from Miocene sedimentary units. The
rock units exposed on the site are considered to be of high paleontologic sensitivity and
are known to contain fossils adjacent to the proposed development area.
17
Findings.
The Planning Commission hereby makes finding (1).
Facts in Support of Findings.
The following facts or mitigation measures indicate that this potential impact is not
significant, or will be mitigated below a level of significance.
(1) Mitigation Measures contained in Section 4.9.3 are hereby incorporated by
reference.
(2) Since a reasonably thorough investigation has failed to reveal the presence of any
potentially significant cultural resources within the study area, project
implementation will not result in a significant impact upon either prehistoric or
historic resources.
(3) The site can be developed and still protect the _paleontological resources of the
area if adequately mitigated. Implementation of appropriate mitigation measures
as included in Section 4.9.3 will reduce project -related impacts to a level which
is not significant.
3.7 Effects Found Not to be Significant.
Based upon the findings of the Initial Study, a number of topical environmental issues
were determined either to be: (1) inapplicable to the proposed project based upon either
the nature of the project or the absence of any potential impact upon that topical issue;
or (2) impacted to a degree deemed by the City to be not significantly and, therefore, not
warranting further consideration in this environmental analysis. Environmental impacts
considered initially not to be significant are listed below.
• Groundwater Resources. Although grading activities will be required to facilitate
site development, excavation activities associated with those grading operations
are not projected to occur at depths sufficient to intercept or disrupt existing
groundwater resources in the project area. Similarly, as a result of both the
nature of proposed land uses (i.e., residential, commercial) and applicable permit
requirements (e.g., NPDES permit), surface water dischargers to regional storm
drain conduits will not contain contaminants to a degree sufficient to adversely
affect existing water quality in both surface and subsurface water bodies.
• Natural Resources. project implementation will not significantly increase the
consumption of any renewable or non-renewable natural resource, significantly
increase the localized demands for that resource(s) or adversely affect either the
distribution of recovery of any resource.
• Risk of Upset. project implementation will not result in the imposition of
18
significant risks to public health and safety, adversely affect emergency plans or
planning activities or result in the introduction of hazardous or volatile materials.
• Light and Glare. Although project implementation will result in the introduction
of new sources of light and glare onto the project site (e.g., street lighting,
buildingillumination vehicular traffic no sources of light or glare other than
)� g
traditionally associated with residential and commercial development (and typical
of other like projects in the Southern California area) will be introduced onto the
project site.
• Utilities. Based upon consultation with individual service providers, the ready
availability of service systems and the projected growth parameters of those utility
purveyors, adequate electrical service (Southern California Edison), natural gas
service (Southern California Gas Company) and telephone service (General
Telephone) exists within the project area.
3.8 Growth Inducing Impacts.
CEQA requirements for the ,analysis of growth impacts differ significantly from
requirements for the analysis of environmental effects. Growth is not to be treated as
an adverse environmental effect. The CEQA Guidelines specifically provide that "(it
must not be assumed that growth in any area is necessarily beneficial, detrimental, or of
little significance to the environment." (CEQA Guidelines 15126, sub(g).) In the
context of CEQA's treatment of effects on growth, the Planning Commission finds that
the project will not affect growth. The majority of future residents are anticipated to be
drawn from other areas within Los Angeles and Orange Counties. In recognition of the
cost of housing within the Southern California area, the majority of prospective home
purchasers are assumed to be already employed within the region and the selection of the
project site (as a site for residency) will be based upon both the value of the resulting
housing product and perceptions concerning acceptable commuting distances from that
place(s) of employment. Similarly, the construction techniques required for project
development are in common practice throughout the construction industry. An adequate
labor force for each of the construction trades presently exists within the region, As
suchregionalin-migration based upon the project's residential component is expected
to be minimal. Although new employment opportunities will directly result from the
introduction of commercial/office use on-site and a limited number of additional jobs may
indirectly result from both the construction of the project and the service requirements
imposed by new project area residents, the size of the existing labor pool located in
reasonable proximity to those employment opportunities suggests that any in -migration
required to fill those jobs would be limited. based upon the employment generation
assumptions presented ip-the DEIR, ^the prbject is aitti4pated to generate an estimated
464 new job opportunities within the subregion. As a result of those projections, the
job/housing ratio associated with the proposed project is 2.32 (i.e., 464 jobs/200 units).
This figure exceeds the adopted regional goal and wily facilitate subregional objectives
to encourage job growth. projects which support regional growth objectives (e.g.,
job/housing balance goals) are 'consistent with the GMP. Based upon that consistency,
the project should not be perceived as growth -inducing. The extension of streets and
19
other infrastructure improvements into the site will not contribute to growth beyond the
project boundaries. The construction of local and collector streets and associated
infrastructure improvements are undertaken in response to development pressures rather,
than contribute to them. Proposed General Plan policies and regional infrastructure
improvements have a greater likelihood of influencing growth. The project will not
produce localized demands for goods or services which are not presently provided, within
the region, result in the removal or elimination of existing barriers to project area
development or encourage additional development peripheral to the project site. Based
upon ,the absence of these factors, .project implementation will not produce growth -
inducing impacts.
4.0 FINDINGS REGARDING ALTERNATIVES.
This section presents findings regarding alternatives to the project. The section provides
a summary and discussion of the feasibility of the five- base alternatives for the South
Pointe Master Plan, concept plan alternatives and design alternatives for Tentative Tract
51253. The five base alternatives include: no project alternative, development under
proposed General Plan and zoning, reduced project size, and cluster development.
4.1 Feasibility and Comparative Environmental
Effects of Alternatives.
4.1.1 No project Alternative (Open Space Preservation)
The Master Environmental -Assessment contains a number ' of policies supporting the
preservation of existing open space resources within the 'City for both their aesthetic and
biological value-. In reference to those policies, "Sandstone Canyon" (which includes a
portion of the ro'e i i
ct site,) s identified as an area of potential reservation. In
Ire P J )
p � P
conformance with those policies the "no project" (i.e., no development) alternative
assumes that the project site would be retained as a community open space resource.
The no -project alternative would avoid most if not all of the adverse impacts associated
P J � p
with develo ment of the project. Nonetheless,
P P J
this alternative has been rejected because
J
i it does not meet the project objectives and is not consistent i h' h
o City's
proposed
�
General Plan for specific
economic social and other considerations.
c s derations.
Under this alternative development rights to the ect would be conveyed (through
either public acquisition or implementation of a transfer of developmentment rights).
•
Without public intervention and in recognition of existing market forces, there is little
likelihood _ that the site would be retained in its existing condition. The' proximity of
adjoining residential and commercial land uses, the ready availability of existing
infrastructure improvements and the land use policies contained in both the city of
Diamond Bar proposed General Plan and Zoning Ordinance all positively influence the
"Arr site's'subsequent urbanization. Based upon these factors, the "no project" option should
not be considered a feasible alternative without public and/or.private participation.
4.1.2 General Plan Authority Alternative
20
The project site includes a number of proposed General Plan designations, including
Planned Development (Low Density Residential), Planned Development (Low -Density
Residential, Park, Open Space, General Commercial), School, Park and Water (Facility).
II, In accordance with those designations and corresponding public policies, allowable land
uses and densities for the subject property were defined.
Development of the project site in accordance with the land use policies presented in the
proposed General Plan would authorize the intensification of the project area to a greater
extent than that proposed under the South Pointe Master Plan. In general this alternative
would create greater impacts in each environmental category than the project alternative.
4.1.3 Alternative Site Plan - Cluster Development
Under this alternative, development is restricted to those areas of the site which would
produce the least impact to Sandstone Canyon. Development would occur only along
Brea Canyon Road (in the vicinity of the Walnut Valley Water District site) and in the
western area of the site. Under the cluster development concept Enclave 1 consists of
5,000 square foot postage stamp lots, Enclave 3 contains attached townhomes (14-20
dwelling units per acre) with extensive use, of retaining walls and Enclave 4 consists of
2.5 acres of commercial land uses.
Preservation of Sandstone Canyon through this land use concept introduces high density
residential development patterns which are not consistent with the character of existing
neighborhoods and reduces the commercial development potential of land with freeway
visibility to a minimum, thereby not fulfilling City objectives associated with increasing
employment opportunities and the sales tax revenue base. This alternative would reduce
impacts to biological resources, however, impacts with regard to land use (compatibility
with adjacent development) and aesthetics (use of extensive retaining walls) would be
greater. In addition, this alternative would not support objectives of the proposed
General Plan related to developing an economically solvent community and capturing
freeway oriented business opportunities, therefore this alternative has been rejected.
4.1.4 Maximum Development Alternative
Under this alternative the project site is further intensified through both the introduction
of additional single-family detached dwelling units and by further expanding the acreage
allocated for commercial/office uses. A total of 220 residential units and an estimated
302,960 square feet of non-residential use would be developed under this option. This
alternative would result in greater impacts than the project alternative.
4.1.5 Tentative Tract No. 51253 Alternatives
A separate tentative tract map (i.e., Tentative Tract No. 51253) has been filed on the
6.87± acre property located in the northwestern corner of the project site. Development
alternatives for this site were analyzed in the EIR. These alternatives did not
substantially alter the impact assessment.
21
4.1.6 Summary of EIR Alternatives Compared to project Alternative
In selecting between project alternatives, there is not a single solution which minimizes
environmental impacts and maximizes public benefits for each -of the topical issues
addressed under this environmental analysis. For example, while the "no project"
(preservation) alternative minimizes or avoids many of the adverse environmental effects,
that alternative requires the development of alternative solutions to remove and dispose
of the surplus soil presently stockpiled on the South Pointe Middle School site, reduces
job opportunities as encouraged under the Growth Management Plan (SCAG, February
1989) and may inhibit the City's goal to expand active recreational opportunities
throughout the community. In addition, the "no project" alternative is inconsistent with
the proposed General Plan Land Use Map and would require the adoption of a proposed
General Plan amendment identifying the site as permanent open space.
In relation to density reduction alternatives, according to Section 15092 of the State
CEQA Guidelines, alternatives which provide a reduction in project density should only
be considered if there does not exist another mitigation measure or measures which will
provide a comparable level of mitigation. Referencing those guidelines, with respect
to the project which, includes housing development, the public agency shall not reduce
the proposed number of housing units as a mitigation measure if it determines that there
is another feasible specific mitigation measure available that will provide a comparable
level of mitigation." The mitigation measures provided in the DEIR provide a
comparable level of mitigation for the project alternative.
4.1.7 Concept Plan Alternatives - The concept plan alternatives would result in impacts similar
to those identified for the project alternative.
Concept Plan No. 1
Concept Plan No. 1 includes the development of roadway linkages between Larkstone
Drive and Brea Canyon Road and Morning Sun Avenue and Brea Canyon Road as
proposed in the South Pointe Master Plan. Access between Enclaves 3 and 4 is provided
by a stubbed street. Under this concept plan, a conceptual park plan is provided. That
park includes two baseball diamonds and a football field, two independent parking areas
and other minor improvements are located southerly of the proposed collector road,
Concept Plan No. 2
The linkage between Larkstone Drive and the proposed internal roadway connecting
Morning Sun Avenue and Brea Canyon Road was modified to accommodate only
emergency access. A turnout (illustrated by a loop road) is provided from the proposed
collector road to facilitate drop-off and/or pick-up of students attending the South Pointe
Middle School.
The commercial site plan is modified to reflect two primary points of ingress and egress
(including additional emergency access from Tentative Tract No. 32400), allowing
vehicular access from both Brea Canyon Road and the proposed internal collector road.
11
Commercial uses are situated within the quadrants formed by that access with additional
circulation provided by a peripheral driveway.
Concept Plan No. 3
Under this concept plan, no direct vehicular linkage is provided between Larkstone Drive
and Brea Canyon Road (although access continues to exist between Morning Sun Avenue
and Brea Canyon Road). Vehicular access to the school site is, however, provided from
Brea Canyon Road by way of a local collector street. That collector provides access to
a cul-de-sac adjoining South Pointe Middle School, offering ingress -egress to on-site
parking and drop-off/pick-up opportunities for school-age children. The cul-de-sac
further services a single centralized parking area for the proposed park site.
In order to create a large area for organized recreational activities, the alignment for -the
collector street is re -oriented in a southerly direction. In relocating that roadway, a
larger playing field can be provided (i.e., three baseball diamonds, soccer field) and an
outdoor amphitheater included as a potential on-site amenity. In addition, Collector "A"
provides ample on -street parking opportunities for park users.
Under this concept access between commercial land uses (Enclave 4) and parklands is
enhanced. In addition, Enclaves 4 and 5 (commercial and open space) are visually and
T . physically linked through reduction in grade differential.
Concept Plan 3 provides increased pedestrian safety by providing improved access -
between commercial structures and supporting vehicular parking areas.
Concept Plan No. 4
Under this concept plan, the internal collector -road (i.d., Street '"A") connecting Morning
Sun Avenue and Brea Canyon, Road has been
-realigned ed
in a northerly direction to
position the eastern segment of that roadway between Enclave No. 3 (i.e., Tentative
Tract No. 34200) and Enclave No. 4 (i.e., commercial/office use). This. layout may
increase traffic noise due to street grade, for Enclave 3 residences which back-up to
Collector "A". This design concept increases both the physical separation between those
residential and non-residential uses and increases the park acreage, potentially usable. for
active and/or passive recreational pursuits.. By limiting street frontage in the Vicinity of
the proposed park site, vehicular access opportunities to that future park area may,
however, be reduced. In addition, this street layout tends to isolate the'park/open space
acreage as opposed to making "the parkland the center of the South Pointe community.
4.1.8 School Site Alternatives
Implementation of the proposed development will require Landform alterations affecting
"^ most of the project area and including a portion of I the existing South Pointe Middle
School site.
Fill materials for Enclave 3 will be derived in part from the existing school site which
23
adjoins the project. In recognition of this proposed off-site grading, the area
encompassing the South Pointe Middle School (i.e.., approximately 32 ± acres) has been
included in the "total master plan area."
This component of the proposed grading plan was previously addressed in the Final
Environmental Impact Report for the Walnut Valley Unified School District School Site.
In describing the proposed school site project, the referenced environmental document
indicated that the school project "consists of a 30.64 acre school site which will involve
997,000 cubic yards of grading, and adjacent TT (Tentative Tract No.) 32400 and
800,000 cubic yards of grading. The dirt from the hills of the school site will be pushed
west into the valley which lies in between the school site and the tract." That
environmental assessment further states:
"The (South Pointe Middle School) project will be constructed by typical hillside grading
operations (i.e., the excavation of hilltops and filling in of depressions in areas proposed
for development). (In this case, however, the grading pattern is more dramatic, because
of the steep hills and deep valleys.) The alteration of this particular landform will
involve a total of 1.8 million cubic yards of grading for the entire project area (school
site plus Tentative Tract No. 32400 tract). This entails 997,000 cubic yards for the
school, and about 800,000 cubic yards for the tract. The maximum depth of fill is
estimated at 100 feet."
"The easterly adjacent fill disposal site will receive excess soil materials derived from
the school site grading. Compacted fill materials derived from the- school site grading
(sic). Compacted fill materials will be placed within the major north to south trending
natural drainage course in thickness varying up to 60± feet. A 2:1 fill slope is also
proposed at the southerly end of the canyon to a height of up to 80± feet. Grading is
not planned at the present time in peripheral areas located beyond the canyon. Tentative
Tract (No.) 32400 is ultimately proposed within the fill disposal area."
No project (South pointe Middle School)
If a "no project" alternative is selected for the site then an alternative plan would be
required to dispose of the surplus (stockpiled) soil presently on the South Pointe Middle
School site. As proposed, as part of the project, the stockpiled soil will be used within
the project boundaries. Under a "no project" alternative the surplus soil would require
off-site exportation to an approved depository. In addition, depositing the soil at an
alternative site could require an addendum or supplement to the South Pointe Middle
School FEIR prepared by the Walnut Valley Unified School District. The additional time
to prepare the revised EIR (six months) and cost would be borne by the School District.
The need for additional environmental analysis under a "no project" alternative is -based
on a substantial increase in construction related environmental impacts associated with
removal of the stockpiled dirt.
If the stockpiled dirt were disposed of at a sanitary landfill it would impact landfill
d ° capacity. In addition, the transportation of the soil to the landfill or alternative
24
.n n
development site would require 20,000 truck trips (average disposal truck can hold 20
cubic yards). If disposal occurred over a one year period and you consider that
construction activity occurs only during weekdays, then one could anticipate
approximately 150 truck trips to occur each day for a year. These trucks would emit
noise and air pollutants traveling back and forth from the disposal site. If the trucks used
local residential streets then adjacent residential neighborhoods would be impacted. If
a haul road was created through the project site there would be an increase in PM10
emissions.
25
0
5.0 STATEMENT OF OVERRIDING CONSIDERATIONS.
r
The South Pointe Master Plan EIR indicates that if the South Pointe Master Plan is
implemented, certain significant effects may be unavoidable. However; if the benefits
of a proposed project outweigh the unavoidable adverse environmental effects, the
adverse environmental effects may be considered "acceptable." The Planning
Commission finds the unavoidable significant effects described in n 2
g Sectio .0 are
acceptable and alternatives with less significant environmental impacts are not preferable
as described in Section 4.0, due to the following overriding considerations. -
5.1 The project will result in the provision of substantial amenities to the City. - The
following is a list of amenities that will be provided to the City as a result of the project:
A. The project includes the dedication of 28+ acres of neighborhood -park land. The
park land dedication exceeds the park dedication ratios established by the City and
therefore helps off -set the City's current parkland per resident ratio shortfall.
B. In addition to the 28+ acre park' dedication, the project includes several open
space additions. Two adjacent and permanent open space areas in the east and
west of the project will be maintained by the Homeowners Association. The total
of the open space areas will provide for the protection of natural resource values.
South, Pointe Middle School consists of 32 acres, of which half will be devoted
to active open space uses. Total Park/Open Space acreage within the South
Pointe Master Plan will approximate 91 acres.
C. Transfer of an undeveloped parcel of land of approximately 2.87 acres (i.e.,
Larkstone Park) from the City of Diamond Bar to the, Walnut Valley Unified
School District for inclusion within South Pointe Middle School.
D. Expansion of the South Pointe Middle, School and the implementation of that
facility plan through the finalization of both land acquisition and the grading plan
for that site.
E. Improvement of the localized circulation patterns by enhancing access
0 PP Y ortunities to South Pointe Middle School. B improving rovin access to both school
users and emergencyencY vehicles public, he
alth and safe
tY
considerations and
emergency response planning will be enhanced.
F. Reduction of existingildl nd fir
wa e h azards now evident on-site.
5.2 The project will result in the provision of substantial land use benefits to the City. The
following is a list of land use benefits that will result from development of the project:
►7 .
A. The comprehensive planning associated with -the project will ensure that the site
is developed in harmony with the City's image as a well planned and aesthetically
pleasing environment. The project will consist of single family land uses which
are compatible with the project's residential neighborhood setting and a
commercial land use component which takes advantage of the site's proximity and
visibility from the Orange (SR -57) Freeway.
Y
B. Although development of the project will result in the disturbance of the
ecological areas located on the site, the developer will be required to restore,
enhance and preserve the undeveloped areas of the site and will be required to
replace oak trees at a two -to -one ratio and replace wetland values through the
obtainment of a 404 permit and 1601 agreement.
C. Expansion of existing housing opportunities in fulfillment of the development
objectives of the City of Diamond Bar proposed General Plan.
D. Expansion of employment opportunities in furtherance of the regional job/housing
balance objectives identified in the Southern California Association of
Governments (SCAG) Growth Management Plan.
E. Maintenance of the integrity of residential neighborhoods by minimizing through
traffic through existing residential neighborhoods.
F. Designation of adequate lands for -retail and service, commercial, professional
services and other employment generating uses in sufficient quantity to meet the
City's needs.
G. Provision of joint development of school/park sites.
H. Provision of a mixture of complementary development types (e.g., residential,
recreational, sales tax and employment -generating uses) in an integrated manner.
L Provision of hillside development which is consistent with the City's hillside
management 'ordinance and compliments existing adjacent residential character.
5.3 The project will result in substantial financial benefits to the City. The following is a
list of financial benefits that will result from development of this project:
A. Creation of an economically viable site plan, allowing for the development of
public recreational facilities and conveyance of other community benefits to the
City. Project implementation will further community-based public facility
objective, expand the inventory of public lands and augment the City's asset
management program.
B. Creation of a number of commercial parcels totaling approximately 31 acres.
upon recordation of the final maps, a portion of the commercial acreage will be
conveyed to the City of Diamond Bar for its subsequent use or disposition.
27
C. The development of the commercial parcels will bring sales tax revenues to the
City. In addition, the construction of the development will increase property tax
revenues tp the City and other taxing entities.
PLANNING COMMISSION
RESOLUTIONS NOS. 93-17, 93-19 & 93-20
EXHIBIT C
SOUTH POINTE PLANNED COMMUNITY
ZONING REGULATIONS
AND
DEVELOPMENT STANDARDS
PREPARED FOR
THE CITY OF DIAMOND BAR
Prepared by:
THE PLANNING ASSOCIATES
3151 Airway Avenue, Suite R-1
Costa Mesa, California 92626
TABLE OF CONTENTS
PAGE
SECTION I
STATISTICAL ANALYSIS
1
SECTION II
NOTES
2
SECTION III
PERMITTED USES AND DEVELOPMENT STANDARDS -
9
RESIDENTIAL GROUP
SECTION IV
PERMITTED USES AND DEVELOPMENT STANDARDS -
11
INSTITUTIONAL AND OPEN SPACE GROUP
SECTION V
PERMITTED USES AND DEVELOPMENT STANDARDS -
12
COMMERCIAL/OFFICE GROUP
SECTION VI
HILLSIDE DEVELOPMENT STANDARDS
15
SECTION VII
LANDSCAPING STANDARDS
19
SECTION VIII
PLAN REVIEW
21
SECTION I. STATISTICAL ANALYSIS
The
South Pointe Planned community has been divided into five (5) enclaves:
1.
Western Residential Enclave - Tract No. 51407 and 51253
2.
Northern Institutional Enclave - South Pointe Middle School
3.
Northeastern Residential Enclave - Tract No. 32400
4.
Eastern Commercial Enclave
5.
Central Open Space Enclave
Enclave
Number of
Number Use Lots/Sq. Ft.
1.
Single Family Residential 111
2.
School N/A
3.
Single Family Residential 91
4.
Commercial/Office 290,000 S.F.
5.
Open Space/Park N/A
TOTAL: 202 Lots
Acres
48±
32+
40+
31+
20+
171 AC
SECTION II. NOTES
1. Except as otherwise stated herein, the requirements of the City of Diamond Bar Zoning
Code, shall apply. The project entitlements shall entail a Development Agreement and
for Tentative Tract Map Conditions.
2. School facilities shall be provided as follows:
A. 30± acre South Pointe School site (site partially graded and facilities constructed
on graded portion only).
B. Grading on the eastern portion of the existing South Pointe school site to
accommodate new school facilities (this activity has been previously reviewed and
approved with all State and School District permits approved including a certified
EIR).
C. A transfer of 2.8± acres of land (Larkstone Park) from City to School District
for South pointe school purposes.
3. The City shall acquire 4± acres of Water District land to be included in the residential
and commercial component of the Master Plan.
4. The City shall transfer or vacate 6± acres of City owned Right -of -Way to be used for
residential and commercial purposes.
5. Master Plan implementation shall include a new through connection from Morning Sun
Avenue to Brea Canyon Road providing access to South Pointe Middle School. This new
through access shall connect to Larkstone Drive with a provision to allow the City the
ability to close the Larkstone through access in the future.
6. An assessment of the mitigation monitoring program shall be completed as a function of
each administrative or entitlement action associated with future land use approvals or
permit activities.
7. California Government Code Sections 65450 and 65401 authorize cities to prepare, adopt
and administer Specific Plans for portions of their jurisdictions. This Master Plan has
been prepared to serve as the Specific plan for that portion of the City of Diamond Bar
referred to as the South Pointe Planned Community.
8. No building permit or grading permit, conditional development permit, tentative tract or
parcel map or site plan or any other entitlement may be granted for any parcel within the
South Pointe Planned Community which would be inconsistent with the provisions of
these zoning regulations and development standards.
2
9. Public Facilities plans shall be prepared in. accordance with the regulations and standards
of the governing jurisdictions.'
A. Grading Component
Implementation of the proposed development will require landform alterations
affecting most of the project area. The project's grading plan (Figure 15 of EIR)
has been developed in response to the site's existing topography and can be
characterized as the removal of earthern material at higher elevations and the
deposition and recompaction of these soils in low-lying areas.
(1) All geologic, geotechnical and soils ,studies conducted for the project and
all engineering analyses conducted for the proposed grading plan shall be
submitted to and approved by the City prior to the approval of the Final
Tract Maps.
(2) All grading, earthwork , and associated development activities shall be
designed and conducted in accordance with applicable City and County
standards and shall conform with recommendations contained in the
Preliminary Soils Engineering, Investigation for Tentative Tract No.
32400, County of Los Angeles (Petra Geotechnical, Inc., October, 18,
1988), Geotechnical Feasibility Investigation for 80 Acre Development
N/Pathfinder Road and W/O Brea Canyon Road, (RMA " Group,
September 21, 1992) and such other geotechnical reports as may be
prepared for the site and/or required by the City and County.
B, Drainage and Flood Control Component
Project implementation will result in a change to existing drainage patterns and
require fill within blue -line streams. Post development drainage conditions have
been broken down into three distinctive drainage areas. Drainage area one
discharges into an existing 60 -inch -RCP which is _ part of an existing Caltrans
drainage facility within Brea Canyon Road. Drainage area two discharges into
anexisting RCP which is part of Los Angeles County Drainage Facility P.D.
1411. The third drainage area is part of Los Angeles County Drainage Facility
P.D. 1467. Based on the project's drainage plan (Figure 18 of EIR) it can be
concluded that both the Caltrans Facility and the Los Angeles County Drainage
Facility (P.D. 1411-) can adequately accommodate storm run-off from the project.
County Drainage Facility P.D. 1467, located . in Fairlane Drive, will require
subsequent improvements to accommodate projected design discharge.
3
1 The project applicant(s) shall be financially responsible for the following
items: (1) the construction or advancement of funds for the construction
of any required on-site drainage improvements as contained in the Master
Plan of Drainage Facilities approved by the City Engineer and County
Engineer of Los Angeles County; (2) the construction of in -tract and off-
site storm drain system improvements; and (3) any permits or other
assessments imposed by the County Engineer.
(2) Drainage shall be disposed of in a manner satisfactory to the City
Engineer and County Engineer of Los Angeles County. The design and
installation of project drainage facilities shall be in accordance with the
flow criteria, design standards and construction requirements of both the
Los Angeles County Department of Public Works and the City of
Diamond Bar.
(3) Prior to the approval of the final tract map(s), a special maintenance
district or other funding mechanism acceptable to and approved by the
City and/or County Engineer shall be established for the maintenance of
on-site storm drainage facilities.
(4) Prior to the issuance of a grading permit for any proposed alteration to the
streambed, the project applicant(s), if applicable under State and/or federal
law, shall obtain a Section 404 permit from the United States Department
of the Army Corps of Engineers for the placement of dredged. or fill
materials into the "waters of the United States" and a Section 1601-1607
permit from the California Department of Fish and Game for proposed
streambed alterations which may impact existing wildlife.
(5) Prior to the initiation of grading operations, the project applicant(s) shall
obtain all applicable construction, stormwater and NPDES permits as may
be required by the City, the County of Los Angeles and the California
Regional Water Quality Control Board for the discharge of urban
pollutants.
C. Circulation Component
Note 5 within this section identifies that this project shall include a provision for
a new through connection between Morning Sun Avenue and Brea Canyon Road.
Project collector and residential streets and Brea Canyon Road shall be built to
the ROW standards for each enclave. The project proponent shall contribute on
a fair share basis for near term and long term intersection improvements
identified in Section 4.5.3_ of the EIR.
C,
(1) Brea Canyon Road shall be constructed to the planned four -lane cross-
section between Colima Road and Pathfinder Road. Plus, left -turn lanes
shall be provided at each of the three project access points along Brea
Canyon Road. The location of the three new project points along Brea
Canyon Road shall be designed to provide adequate sight distance. Care
shall be taken that the future grades and landscaping adjacent to these
intersections, as well as all internal project intersections, do not obstruct
the necessary line -of -sight.
(2) With the development of the site plan for both the retail and residential
components of the project, a traffic signal warrant shall be conducted to
determine if a traffic signal is required.
(3) Larkstone Drive shall be a through street to new Street "A" connecting
Brea Canyon Road. The City reserves the right to close the Larkstone
Drive through connection (at "A" Street) in the future.
D. Wildland Fire Hazard Component
The project site is currently designated as a wildland fire hazard area. However,
development of the site, including the reduction in natural open space areas and
the removal of existing vegetation, may effect the status of the fire hazard
designation and consequently development standards may be revised to reflect
changed conditions.
(1) If applicable, Los Angeles County Fire Department requirements for
development in a wildland fire area shall be incorporated to reduce
potential fire hazards. These provisions include, but may not be limited
to: (a) fire -resistive protection of exterior walls/openings; (2) fire -
retardant roof covering; (3) fire -resistive construction for decks, balconies
and support structures; and (4) chimney screens installed on each chimney
flue.
(2) Project design and maintenance activities shall comply with brush
clearance programs administered by the Los Angeles County Fire
Department_
(3) - Prior to the initiation of construction activities, the project applicant(s)
shall submit and the County Forester and Fire Warden shall approve a fire
hazard reduction/fuel management plan to minimize brush fire hazards on-
site. That plan shall include, but may not be limited to: (a) use of fire
retardant ponstruction materials; (b) brush clearage and maintenance
activities within 100 feet surrounding individual structures; (3) irrigated
5
\; planting areas with provisions for maintenance activities; and (4) the
provision and maintenance of fire breaks.
(4) in order to limit the potential threat of wildland fires, -low-fuel volume
plants shall be incorporated into the revegetative plan.
(5) Prior to the issuance of building permits, the Los Angeles County Fire
Department shall review building plans for compliance with Los Angeles
County Fire Department standards for construction, access, fire hydrant,
fire flow and water main requirements.
(6) The project's water system shall be designed in response to final fire flow
requirements identified by the Los Angeles County Fire Department.
Final fire flow will be based on building occupancy, the size of the
buildings, their relationship to other structures and property lines and type
of construction materials used.
(7) Project approval shall include the completion of public water main
improvements as may be required to meet final fire flow requirements
imposed by the Los Angeles County Fire Department.
(8) Prior to the commencement of any structural framing, fire hydrants shall
be installed, tested and accepted by the Los Angeles County Fire
Department.
E. Water Supply and Wastewater Facilities Component
Project Supply and Wastewater Facilities Component
Project implementation will require the extension of existing services onto the site
and the development of new sanitary sewer facilities throughout the project area.
Wastewater generated by the project will be discharged into local sewer lines and
conveyed to the.Diamond Bar Trunk Sewer to treatment facilities operated by the
County Sanitation Districts. Based on current available capacity and planned
.expansion at the San Jose Creek facility, project wastewater generation can be
accommodated.
(1) Prior to final tract map approval, the project applicant(s) shall submit a
sewer study to both the County and City Engineer identifying project
wastewater flow and tributary flow to the existing County trunk and local
sewer lines. This study shall identify: (a) the location, phasing, bonding
and details of any proposed sewer facilities and improvements by street
configuration, lot layout and gravity flow; (b) any current capacity
shortfalls of the County trunk and/or City sewer lines; and (c) specific
21
design recommendations to -provide additional lines or sizing upgrade, if
required.
(2) The project applicant(s) shall convey access and property easements and
rights-of-way to the County Sanitation Districts of Los Angeles County,
as deemed necessary by the County and City Engineers, for the
construction and maintenance of sewer lines and associated facilities.
(3) The project applicant(s) shall contribute an appropriate share of cost, as
established by the City, to fund improvements to the area's main lines,
pumping stations, etc. required as result of project development.
(4) Prior to final tract map approval, sewer connection fees as established by
County of Los Angeles and/or City of Diamond Bar shall be paid by the
project applicant(s).
(5) The project applicant(s) shall provide to the County Sanitation Districts of
Los Angeles County information regarding the construction and/or
building schedule of the project so that the timing of the County Sanitation
Districts expansion may be coordinated with the projected increase in
demand.
F. Parks and Open Space Component
In accordance with the terms of the proposed development agreement the project
proponent proposes to dedicate and develop a 28± park site (Enclave 5). This
proposed dedication exceeds both existing park dedication requirements (3
Ac/1000 residents) and proposed revisions (4 Ac/1000 residents). By exceeding
park dedication requirements the project will help offset the current park acreage
shortfall within Diamond Bar.
(1) Prior to the approval of the tentative tract maps, the project applicants
shall review development plans with the Los Angeles County Department
of parks and Recreation to facilitate implementation of the City and
County's Ordinance required regional trail system. If required by ,the
County, adequate provisions (e.g., trail dedication, signage) shall be
provided to ensure the dedication of any Ordinance required trail links.
(2) Dedication and development of the proposed park site shall comply with
design standards for park size, location, relationship to adjacent properties
and community facilities as contained in the Master Plan of Parks or as
' may be otherwise required by the parks and Recreation Commission and
the Director of the City. of Diamond Bar' Parks and Recreation
r Department.
( I,
i
7
G. Educational Facilities Component
As a result of the introduction of additional residential dwellings, the project will
directly result in an increase in the number of students within the Walnut Valley
Unified School District. The School District collects school fees (on a square
foot basis) from both residential and non-residential development. This fee will
be collected upon issuance of building permits. Development of the project will
result in the removal of surplus/stockpiled (native) soil from the South Pointe
Middle School site, thereby allowing the subsequent expansion of that facility in
accordance with the approved facility plan. Implementation of the project's
circulation plan will improve existing vehicular access to South Pointe Middle
School.
i
8
SECTION M. PERMITTED USES AND DEVELOPMENT STANDARDS
Residential Group Enclaves 2 and 3
A. INTENT AND PURPOSE
It is the intent of this group to allow residential
land uses within
a planned community
setting. The regulations specified in this
-section apply to Enclaves 1 and 3.
B. PERMITTED USES
1. Single family detached residential
dwelling units
2. Accessory uses and structures where related- and incidental to the permitted use.
C. DEVELOPMENT STANDARDS
Enclave 1
Enclave 3,
1. Minimum Lot Size
8,000 s.f.
7,200 s.f.
2. Minimum Lot Pad Size
6,900 s.f.
6,000 s.f.
3'. Minimum Lot Depth
100 ft.
100 ft.
4. Minimum Lot Frontage
60 ft.
60 ft.
5. Minimum Lot Frontage on Knuckle
45 ft.
40 ft.
- 6. Minimum Lot Frontage on Cul -de -Sac 40 ft.
40 ft.
7. *Rear Yard and Side Yard Slopes
2:1 and/or
2:1 and/or
1 1/2:1
1 1/2: 1
8. Maximum Grade Shown on Roads
„ (15 % Maximum Allowable)
12%
12%
-9. Maximum Height of Architecture
35' Ht./2,Stories
35' Ht./2 Stories
10.**Setbacks Front
Min. 16' from ROW/ Min. 16' from ROW/
Average 181
Average 18'
Side
5' and 10' Flat/
5' and 10' Flat/
Clear
Clear
Rear
20' Measured from
20' Measured from
Structure to Top
Structure to Top
of Slope of
of Slope of
Building Pad
Building Pad
11'. `Parking
2 -Car Garage/
2 -Car Garage/
Guest in Driveway
Guest in Driveway
9
12. Driveway Garage Minimum Garage Minimum
16' from ROW/ 16' from ROW/
Average 18' Average 18'
13. Street Widths: Collector 64' ROW/40' Paved 64' ROW/40' Paved
Residential 60' ROW/36' Paved 60' ROW/36' Paved
Brea Canyon Road N/A 77' ROW/(Varies)
52' paved (Varies)
14. Maximum building coverage of all structures, including accessory structures shall
not exceed 65
15. Side walls which face on any street or open space area and rear walls shall be 6'
tall, consist of masonry material with a stucco exterior and pilasters. Front yard
walls behind the right-of-way may not exceed 3 1/2 feet in height. Views may be
preserved by utilizing a combination of a low masonry stucco wall with wrought
iron between pilasters. Wooden blank fences shall be permitted between homes to
define private yard area.
* As approved by Geotechnical Consultant
** Average setback, homes shall be staggered minimum setback shall be 181,
providing a variety of front yard setbacks to prevent a series of similar front
yard setbacks.
10
SECTION IV. PERNIITTED USES AND DEVELOPMENT STANDARDS
Institutional and Open Space Group, Enclaves 2 and 5
A. INTENT AND PURPOSE
It is the intent of this group to allow land uses which support community functions
related to education and recreation., The regulations specified in this section apply to
Enclaves 2 and 5.
B. PERMITTED USES
1. Public School (Enclave 2 only)
2. Parks; including active and passive areas, open space
3. Accessory uses and structures where related and incidental to the permitted use.
C. DEVELOPMENT STANDARDS
1. Development standards within Enclave 2 shall be determined through Site Plan
review conducted by the School District.
2. Development standards within Enclave 5 shall be determined through Site Plan
review conducted by the parks and Recreation Commission.
3. Setbacks, building height and bulk and landscaping should reflect neighborhood
character.
11
SECTION V. PERMITTED USES AND DEVELOPMENT STANDARDS
COMMERCIAL/OFFICE GROUP ENCLAVE 4
A. INTENT AND PURPOSE
It is the intent in this group to allow a combination of commercial activity and business
and professional offices. The regulations specified in this section apply to Enclave 4.
B. PERMITTED USE
1. Professional and business offices.
2. Service businesses.
3. Government facilities_.
4: Retail establishments including restaurants.
5. Parking structures.
6. Accessory uses and structures where related and incidental to a permitted use.
C. DEVELOPMENT STANDARDS
1.
Lot Minimums
N/A
2.*
Cut and Fill Slopes
2:1 and/or 1 1/2:1
3.
Maximum Grade Shown on Roads
12%
(15% Maximum Allowable)
4.
Maximum Height of Architecture
50'
4
5.
Setbacks: Street
30' from ROW
Side
20' Measured from Structure to Top
or Toe of Slope of Building Pad
6.
Street Widths: Collector
64' ROW/40' Paved
Brea Canyon Road
77' ROW (Varies)
52' Paved (Varies)
7.
The following structures and improvements are specifically permitted in the setback
area:
a. Walks
b. Paving and associated curbing, except that vehicle parking areas shall not
be permitted within ten feet of
the street property line.
C. Landscaping
d. Planters, architectural fences or
walls not to exceed three and one half feet
in height.
8. Parking Standards
Per Code
9. Sign Standards
ems,
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A planned sign program shall be prepared which illustrates the number,
size, color and lighting of all proposed signs. No more than two free
standing monument signs shall be permitted per street frontage.
10. Landscaping
a. Fifteen percent landscaping is required for each improved building
site.
b. Trees shall be provided within the street setback at a ratio of one
tree per each thirty linear feet (trees may be grouped in clusters).
C. All required trees shall be a minimum 15 gallon size.
d. All unpaved areas shall be planted with a ground cover and/or
shrub material.
e. Damaged plantings and irrigation equipment will be repaired or
replaced within 30 days.
11. Drives and parking Areas
a. The intent of providing landscaping in parking areas is to offer
relief to the monotony of rows of parked cars and to create an
overhead canopy thus providing a vertical dimension to an
otherwise dominantly horizontal element of the landscape.
b. A minimum of fifteen percent of that portion of the site devoted to
parking shall be landscaped.
C. A minimum of one fifteen gallon tree per four parking stalls shall
be required in the parking area. The trees must be clustered with
at least two (2) trees per grouping. The trees shall be in planters
h located within the parking areas to ensure that the trees
that are ea
P
g
reduce heat gain. In order to be considered within the parking
area, the trees must be located in planters that are bounded on at
least three sides by parking area paving. The planters must have
a minimum dimension of five feet by sixteen feet.
d. Open parking areas shall be screened from view from adjacent
properties and streets using walls, berms and/or evergreen
landscaping. The screening `shall have an eventual minimum
,III
height of three and one half feet.
12. Storage and Refuse Collection Areas
All storage and refuse areas shall be constructed and contained as to
eliminate odors, insects, dust or other similar nuisances. They shall be
screened from view of adjacent streets, on-site entry areas and guest
parking areas. The screening material shall consist of a solid masonry
13
material which is designed to blend with the architectural style of the main
building.
13. Screening of Equipment
All mechanical, utility and operational equipment located on the exterior
of the building (roof mounted included) shall be screened from off-site
view.
14. Lighting
Parking lot lighting fixtures are to have an overall maximum height of
sixteen feet. Wa_kway lighting fixtures are to have an overall maximum
height of twelve feet. Security lighting fixtures are not to project above
the fascia or roof line of the building, and are to be shielded.
15. Exterior Design
a. No part of the roof may project above the parapet
b. All exterior wall elevations of buildings facing streets are to have
architectural treatment.
✓ lb. Development plans for Enclave 4 shall be reviewed pursuant to the City
of Diamond Bar's development review process.
* As approved by Geotechnical Consultant
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VI. HH LSIDE DEVELOPMENT STANDARDS:
All development within the South Pointe Master Plan shall comply with the following
standards:
1. All finished slopes on the exterior of the proposed tracts shall be landform -graded,
especially where viewed from public rights-of-way: Landform Grading replicates
the irregular shapes of natural slopes resulting in aesthetically pleasing elevations
and profiles. Landform -graded slopes are characterized by continuous series of
concave and convex forms interspersed with mounds that blend into the profiles,
non -linearity in plan view and varying slope gradients, and significant transition
zones between man-made and natural slopes. Resultant pad configurations are
irregular.
2. Slope down -drain devices will follow "natural" lines of the slopes or be tucked away
in. special swale and berm combinations in order to conceal the drains from. view.
Exposed segments in high visibility areas will be treated with natural rock.
3. Landscaping will be characterized as a-"revegetation" process and will be applied
in patterns that, occur in nature: Trees and shrubs should be concentrated largely in
concave areas, while convex portions should be planted mainly with groundcovers.
4. All manufactured cut and fill slopes exceeding nine (9') feet in height which will be
either exposed to permanent public view or are adjacent to environmentally sensitive
areas, will be designed with features characteristic of natural slopes so that their
W ultimate appearance will resemble a natural slope. This will include slopes -along
streets and highways, slopes adjacent to parks, schools, open spaces and other public
facilities and other prominent and highly visible slopes.
5. Sideyard slopes and low (less than 25' in height) rearyard slopes whose view is
blocked by future structures need not have landform design applied.
6. Transitioning to natural, slopes shall, be achieved through the use of radii or irregular
curvilinear shapes that will blend'into the adjoining topography tangentially and not
create abrupt changes.
7. The following factors shall be taken into consideration in tract design:
a. When space and proper drainage requirements can be met with approval
by the City Engineer; rounding of slope tops- and bottoms shall be
accomplished.
b. When slopes cannot be rounded, vegetations shall be used to alleviate a
sharp, angular aPPearance.
15
I
-
C. A rounded and smooth transition shall be made when the planes of man-
made and natural slopes intersect.
d. When significant landforms are "sliced" for constfuction, the landform
edges shall be rounded as much as possible to blend into natural grade.
e. Manufactured slope faces shall be varied to avoid excessive "flat -planed"
surfaces.
8. Debris basins, rip rap, and energy dissipating devices shall be provided where
necessary to reduce erosion when grading is undertaken. In instances where a
drainage crossing is required, a natural crossing and bank protection shall be
preferred over steel and concrete systems. Where brow ditches are required, they
shall be naturalized with plant materials and native rocks.
9. Terrace drains where required shall follow landform slope configuration. Down
drains shall not be placed in exposed positions. All down drains shall be hidden in
swales diagonally or curvilinear across a slope face.
10. Where possible, drainage channels should be placed in inconspicuous locations and
should receive'a naturalizing treatment including native rock, colored concrete and
landscaping, so that the structure appears as an integral'part of the environment.
11. Fencing and landscaping shall follow the following standards: -
a. Walls and fencing, not exceeding six (6) feet in height, visible from roadways or
public rights-of-way shall be visually open and non-opaque.
b. Privacy walls and fences, not exceeding six (6) feet in height, are permitted adjacent
to structures, in order to provide a private outdoor area. Walls and fences shall be
of materials and colors compatible with the structure's facade.
c. Native or naturalized plants or other plant species that blend with the landscape shall
be utilized in all areas with required planting.
d. Fire retardant plant materials shall be utilized. Plants selected as ground cover,
shrubs or trees shall be from the list identified in IIR SCH92081040 and this Master
Plan.
e. A permanent landscape and irrigation system, for purposes of establishing and
maintaining required planting, shall be installed on all slopes. The emphasis shall
be toward using plant materials that will eventually need minimal irrigation. Water
and energy conservation techniques shall be utilized including but not limited to such
items as drip irrigation and use of "reclaimed water" and xeriscape.
16
f. Landscaping shall be used to screen views of downslope building elevations. When
the structure height exceeds twenty (20) feet from finished grade on a downslope,
xry
additional landscaping is required.
g. Native vegetation shall be retained and supplemented within undeveloped portions
of canyons and along retained -natural drainage courses as allowed by state and
federal resources agencies (State Department of Fish & Game, U.S. Fish and
Wildlife, U.S. Army Corp. of Engineers).
12. All development shall be constructed in such a manner so as to reduce the potential
for spread of brushfire through consideration of the following fire protection
standards:
a. In the cases of a conflict where more restrictive provisions are contained in the
Uniform Building Code or in the Fire Code, the mores restrictive provisions shall
prevail.
b. Roofs shall be covered with noncombustible materials as defined in the Building
Code. Open eave ends shall be stopped in order to prevent bird nests or other
combustible material lodging within the roof and to preclude entry of flames.
c. Exterior walls shall be surfaced with noncombustible or fire resistant materials.
d. Balconies, patio roofs, eaves and other similar overhangs shall be of noncombustible
construction or shall be protected by fire-resistant material pursuant to the Building
Code.
e. All development shall be constructed with adequate water supply and pressure for
all proposed development in accordance with standards established by the Fire
Marshal.
f. A permanent fuel modification area shall be required around development projects
or portions thereof that are adjacent or exposed to hazardous fire areas for the
purpose of fire protection. The required width of the fuel modification area shall
be based on applicable building and fire codes and a Fire Hazard Analysis Study
developed by the Fire Marshal.
g. Fuel modification areas shall incorporate soil erosion and sediment control measures
to alleviate permanent scarring and accelerated erosion.
h. If the Fire Marshal determines in any specific case that -difficult terrain, danger of
erosion or other unusual circumstances make strict compliance with the clearance
of vegetation undesir�ble'or impractical, she/he may suspend enforcement thereof
17
and require reasonable alternative measures designed to advance the purposes of this
ordinance.
i. In the event the abatement is not performed the City Council may instruct the Fire
Marshal to give notice to the owner of the property upon which said condition exists
to correct such prohibited condition and, if the owner fails to correct such condition,
the City Council may cause the same to be done and make the expense of such
correction a lien on the property upon which such conditions exist.
j. The City Engineer may require special construction features in the design of
structures where site investigations confirm potential geologic hazards.
Figure 1
�f�NDFoRM PLr4N VIEW
• o�1�QvE View
SECTION VII. LANDSCAPING STANDARDS
A. Prior to issuance of any grading permit the applicant shall submit a landscape plan for the
enclave in which the grading permit is requested:
1. LANDSCAPING: INTRODUCTION
South Pointe is a planned development that is designed to preserve, enhance and
reproduce as many natural and man-made features as possible. These features include
the surrounding terrain riparian woodlands and Sandstone Canyon Creek drainage.
Careful planning of residential development will help preserve and recreate the natural
amenities in the project area both on site and on adjacent open space areas where
permitted.
2. LANDSCAPE CONCEPT
The landscape palette selected for the South Pointe Master Plan shall emphasize drought
tolerance and promote a rural country theme, complementary of the site's geographic
location. This goal will be achieved through practices which encourage the conservation
of water through creative landscaping practices emphasizing native species accented by
exotic species.
3. COMMUNITY AND NEIGHBORHOOD ENTRIES
The South Pointe Master Plan is composed of major entries off Brea and minor
neighborhood entries. See Exhibit 2 for the location of these entries. These entries have
been identified to receive special landscape treatment (see Exhibits 3 and 4). This
treatment may include, but is not limited to, signage walls; decorative lighting fixtures;
stone, brick, or stucco walls; enhanced paving; large displays of flowering plants and
annuals; and dramatic specimen trees and/or small, flowering trees.
These entries, along with major arterial and secondary road rights-of-way tree plantings,
will be directly provided %r or arranged for by the master developer/land owner(s) of
South Pointe. The _entries and street plantings will create a sense of arrival through the
selective application of landscaped islands, decorative signage and walls. The
landscaping will also create an easily distinguishable hierarchy of entries and streets.
4. STREETSCAPE
All Major Roadways and Secondary Roads shall be planted with one or more species of
trees listed in this section. Trees may be grouped together into clusters, if desired , but
must average out to a spacing of one tree per every 40 linear feet of roadway. The
following tree types shall predominate within the Master Plan common landscaped areas
19
e
EXHIBIT 2
SOUTH POINTE MASTER PLAN
COMMUNITY AND NEIGHBORHOOD ENCLAVE LANDSCAPE ENTRIES
0 MAJOR ENTRIES
MINOR ENTRIES
1 I
I ors
HOA PROPERTY
r
1 1
Fi
I' N
0 200' 400'
5 o�
Q
cc.
Z.
4 z
OL
Z4\ r Z\
}
ors
tHOA PROPERTY
Pa7NAHDER
ROAD
THE PLANNING ASSOCIATES
3
w
Ir
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N
In
__ _�__.-..—-...L---�h-1.��_,w,m+wvaYl,r.ml.IrYWu��i�.u�iw�ii����.� �, ��.��. ��.„�+eraiwm.4kVWm9.-ire-rv.+n.lam-+�nunnFiucWxrv'Ktluenixr�o,•..
EXHIBIT 3
SOUTH POINTE MASTER PLAN
TYPICAL ENTRY TREATMENT'
/Al
SECTION
- STONE
4"
Major Entry Monu'mentation
OR
f
: !KICK BRONZE
o$
�
Minor Entry Monumentation
J` ,3 Wood
.f
.Park Monumentation
River R ock
d
EXHIBIT 4
SOUTH POINTE MASTER PIAN
TYPICAL ENTRY TREATMENT
Sycamore
Oak
Annual Color
Aleppo Pine
�- Typical Entry Monument/
ignage
along public rights-of-way: Aleppo Pine, Brazilian Pepper, Eucalyptus, Jacaranda,
Knobcone Pine, Oak, Sycamore and White Alder.
5. COMMUNITY PARK AND NATURAL PARK
The Park shall be landscaped in a manner which complements the south pointe landscape.
The natural park component of the 28± acre community park shall consist of natural
species only and will not contain any manicured landscaped areas. Use of the natural
park and associated trails shall be limited to passive 'recreation and hiking.
6. LANDSCAPE PLANTINGS
The planting concept in the South pointe Master Plan should reinforce the overall rural
theme. This may be accomplished by defining and emphasizing vehicular and pedestrian
circulation systems, existing natural site conditions, neighborhood identity and
recreation/community use areas.
a. Trees and shrubs should be clustered informally to provide focal points and accents
and frame open space.
b. Neighborhood enclave identity shall be promoted by using different street tree
combinations and landscaping. Each enclave shall have a unique planting palette.
c. Drought resistant and tolerant plant materials are suggested and encouraged for all
open space areas.
d. Plant materials, either alone or in conjunction with fencing, walls, or berms, should
be used to screen parking areas and accessory structures from views from main
buildings and passing motorists.
e. Plant materials should begrouped together in regards to soil, light and water
requirements.
f. All slopes shall be irrigated and planted with low -maintenance trees, shrubs and
ground covers. Turf is not permitted on slopes of 25 percent and greater.
g. Use plants to soften building edges and humanize commercial developments. Plants
may be also used to break u
long, monotonous building
facades.
20
VIII. PLAN REVIEW
A. Prior to issuance of any grading permit the applicant shall submit a hillside grading plan,
a hillside landscape plan and a Resource Management Plan for review and approval by the
Community Development Director.
1. Filing Requirements
a. - A natural features map, which shall identify all existing slope banks, ridgelines,
canyons, natural drainage courses, federally recognized blue line streams, rock
outcroppings and existing vegetation. Also depicted shall be landslides and other
existing geologic hazards.
b. A conceptual grading plan, which shall include the following items in addition to
those required by the Municipal Code or as part of the Submittal Requirement
Checklist:
(1) A legend with appropriate symbols which should include, but not be
limited to, the following items: top of wall, top of curb, high point, low
point, elevation of significant trees, spot elevations, pad and finished floor
elevations and change in direction of drainage.
(2) A separate map with proposed fill areas colored in green and cut areas
colored in red, with areas where cut and filll exceed depths established in
the hillside development guidelines and standards clearly shown.
Additionally, the areas of cut and fill, calculated as a percentage of the
total site area, shall be included on the plan.
(3), Contours ' shall be shown for existing and natural land conditions and
proposed work. Existing contours shall be depicted with a dashed line
with every fifth contour darker and proposed contours shall be depicted
as above except with a solid line.
c. Provide a sufficient number of slope profiles to clearly illustrate the extent of the
proposed grading. A minimum of 3 slope profiles shall be included. The slope
profiles shall:
(1) Be drawn at the same scale and indexed, or keyed, to the grading plan and
project site map.
(2) Show existing and proposed topography, `structures and infrastructures.
Proposed topography, structures and infrastructures shall be drawn with%
a solid, heavy line. Ekisting topography and features shallbe drawn with
a thin or dashed line.
21
(3) The slope profile shall extend far enough from the project site boundary
to clearly show impact on adjacent property, at least 150 feet.
T` (4) The profiles shall be drawn along those locations of the project site where:
(a) The greatest alteration of existing topography is proposed; and,
(b) The most intense or bulky development is proposed; and,
(c) The site is most visible from surrounding land issues; and
(d) At all site boundaries illustrating maximum and minimum
conditions.
(5) At least two of the slope profiles shall be roughly parallel to each other
and roughly perpendicular to existing contour lines. At least one other
slope profile shall be roughly at a 45 degree angle to the other slope
profiles and existing contour lines.
d. The slope profiles shall be stamped and signed by either a registered landscape
architect, civil engineer or land surveyor indicating the datum, source and scale of
topographic data used in the slope profiles and attesting to the fact that the slope
profiles have been accurately calculated and identified.
e. A geologic and soils report, prepared by an approved soils engineering firm and in
sufficient detail to substantiate and support the design concepts presented in the
application as submitted. Additional environmental studies and investigations, such
as, but not limited to, hydrologic, seismic, access/circulation and biota research may
also be required in order to help in the determination of the buildable area of a site.
f. A statement of conditions for ultimate ownership and maintenance of all parts of the
development including streets, structures and open, spaces.
g. In the event that no grading is proposed, i.e., custom lot subdivision, a statement
to that effect shall be filed with a pian which shows possible future house plotting,
lot grading, driveway design and septic system location for each parcel proposed,
to be prepared on a topographic map drawn at the same scale as the conceptual
grading plan.
h. The following items may be required if determined necessary by the Planning
Director or Planning Commission to aid in the analysis of the proposed project to
illustrate existing o proposed
rconditions or both:
() A topographic1 model;
(2) A line of sight or view analysis;
(3) Photographic renderings;
22
I
(4) Any other illustrative technique determined necessary to aid in review of
a project.
i. landscape pian for all manufactured cut and fill slopes.
B. Prior to issuance of any building permit the applicant shall submit a Site Plan for review
and approval b
the Community hDevelopment Director. The Director shall review each
site plan in relation to the development standards identified within these planned
community regulations and applicable City ordinances.
1. Site Plan submittals shall at a minimum include:
a. Plan view relating ,building footprint to coverage and setback requirements.
b. Detail of walls, fences and any screening "apparatus
c. Landscape plans (Enclave 4)
d. Location of hardscape (Enclave 4)
e. Lighting plan (Enclave 4)
f. Sign program (Enclave 4)
2. Site plan denials may be appealed to the Planning Commission within 15 calendar
days of such action by the Community Development Director. Actions by the
Planning Commission may be appealed to the City Council for final consideration.
BxB-C.6-z
23
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