HomeMy WebLinkAboutResolution No. 03-C0090 0
RESOLUTION NO. 03-C9
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF AZUSA APPROVING
VESTING TENTATIVE TRACT MAP NO. 54057
TO SUBDIVIDE TWENTY-SEVEN (27) PARCELS OF LAND INTO SEVEN HUNDRED
FIFTY FIVE (755) PARCELS AT 18331 E. FOOTHILL BLVD.
(APN: Within the City - 8608-003-001, 8608-003-002, 8608-003-005, 8608-003-006, 8625-004-
007, 8625-004-012, 8625-029-006, 8684-022-012; Within the City's sphere of Influence - 8608-
003-003,8625-001-001,8625-002-002,8625-004-129,8625-004-130,8625-005-014,8625-005-
018,8625-005-019,8625-008-001,8625-008-005,8625-009-011,8625-009-012,8625-010-008,
8625 -029 -005,8684 -024-033,8684-024-039,8684-024-041,8684-024-042,8684-024-043)
WHEREAS, an application was received from Monrovia Nursery Company with respect
to the requested Vesting Tentative Tract Map No. 54057 to subdivide twenty seven (27) parcels
of land into seven hundred fifty five (755) parcels at 18331 E. Foothill Blvd., and
WHEREAS, the Planning Commission held a duly noticed public hearing on December
11 and 18, 2002, and a public meeting on January 8, 2003, and after receiving testimony, the
Planning Commission closed the public hearing and deliberated regarding the Final
Environmental Impact Report and the Project Approvals, and after duly considering all
information presented to it; and
WHEREAS, the Planning Commission voted unanimously to adopt Resolution No. 2003-
05 recommending that the City Council approve Vesting Tentative Tract Map No. 54057, and
WHEREAS, the City Council held a duly noticed public hearing on January 21, 2003,
and
WHEREAS, the City Council of the City of Azusa carefully considered all the pertinent
evidence and testimony regarding Vesting Tentative Tract Map No. 54057;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY AZUSA HEREBY
RESOLVES AS FOLLOWS:
SECTION 1: That in accordance with Section 88-585 of the Azusa Municipal Code, it is
found that the project would not unreasonably interfere with the use or enjoyment of property in
the vicinity, and would not adversely affect the public peace, health, safety or general welfare,
and provided the conditions of approval are adhered to, the City Council hereby adopts said
Vesting Tentative Tract Map based on the following findings:
A. Such approval will not be materially detrimental to the public welfare, injurious to
the property or improvements in the vicinity and zone in which the land is located,
will not be contrary to or adversely affect the general comprehensive zoning plan
for the city.
With the approval of a General Plan Amendment, the approval of the Vesting
Tentative Tract Map is consistent with the City of Azusa General Plan, which
includes the requirements of the Seismic Safety/Public Safety Element and the
Noise Element. The proposed residential, commercial, transit, institutional, and
parks project will be constructed to meet the development standards of the zone
and the Uniform Building Code standards.
B. Proper or adequate provision has been made for access to the land to be sold,
divided or subdivided and also the portion of land remaining or that access to the
land is by means of dedicated streets of a sufficient width and state of
improvement to adequately serve the land described in the application.
Access to the residential, commercial, transit, institutional, and parks parcels
created by the Vesting Tentative Tract Map would be provided by the construction
of "A" through "Z" and "AC" through "AS" Streets and the construction of the
extensions of Palm Drive, Citrus Avenue, and Sierra Madre Avenue. The project
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has been conditioned to ensure public access for existing owners of interest.
C. Proper and adequate provisions have been made for all public utilities and public
services, including sewers.
Proper and adequate provisions exist for all public utilities and public services,
including sewers. The City's Sewer Master Plan planned for increase in
wastewater from the Monrovia Nursery property.
SECTION 2. Pursuant to California Government Code Section 66410 et seq., based on
the entire record before the City Council and all written and oral evidence presented to the City
Council, the City Council finds as follows:
A. The proposed subdivision in the Tentative Tract Map is designed, to the extent
feasible, to provide for passive or natural heating or cooling opportunities because
some lots have and east -west orientation to facilitate solar heating and natural
cooling. The development will be subject to subsequent site plan review, which
will take into account Title 24 standards.
B. The proposed subdivision and the provisions for its design and improvement in
the Tentative Tract Map are consistent with the general plan for the City of Azusa
("General Plan"), and the applicable specific plan, otherwise known as the
Monrovia Nursery Specific Plan ("Specific Plan"), because:
The Tentative Tract Map provides for land uses compatible with the
Specific Plan land use classification for the Subject Site in the General
Plan, and the provisions for design and improvements promote the goals
and objectives of the General Plan.
2. The Tentative Tract Map provides for land uses compatible with the
Specific Plan land use classification for the Subject Site in the Specific
Plan, and the provisions for design and improvements comply with the
implementation policies and objectives of the Specific Plan.
C. The Subject Site is physically suitable for the type and density of development
proposed in the Tentative Tract Map because the site is surrounded by
development on three sides. Therefore, being an infill development, infrastructure
can easily be extended to the project site to serve the new land uses.
D. The subdivision design and improvements proposed in the Tentative Tract Map
are not likely to cause substantial environmental damage nor substantially injure
fish or wildlife or their habitat because after CEQA compliance, the
environmental impacts to any significant habitat of a rare or endangered species of
plant, animal, or insect, or any fragile or unique biotic community are at a less -
than -significant level.
E. The subdivision design and type of improvements proposed in the Tentative Tract
Map are not likely to cause serious public health problems because all
development and public improvements will be performed per the requirements of
all applicable standards and codes, including the zoning and building codes, and
mitigation measures identified in the Environmental Impact Report related to lead
based paint, PCBs, HBCLs, and TPH-impacted soils.
F. The subdivision design and type of improvements proposed in the Tentative Tract
Map will not conflict with easements acquired by the public at large for access
through or use of the Subject Site because easements have been preserved through
subdivision or easement relocation.
G. The discharge of waste into an existing sewer system from development proposed
in the Tentative Tract Map will not cause a violation of existing requirements
prescribed by the local water quality control board because future development
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must comply with County Sanitation Districts and Los Angeles County Public
Works Department requirements placed on the project at the Precise Plan of
Design level of project review.
SECTION 3. Pursuant to section 66412.3 of the Government Code, based on the entire
record before the City Council and all written and oral evidence presented to the City Council,
the City Council finds the subdivision and improvements proposed in the Tentative Tract Map
help the City of Azusa meet its regional housing needs because the proposed densities on the
project site (up to 36 units per acre) will facilitate lower cost housing opportunities.
SECTION 4. Based on the entire record before the City Council and all written and oral
evidence presented to the City Council, the City Council finds the nature and extent of the
dedications, reservations, impact fees, and other exactions are reasonably related to public needs
and roughly proportional to the impacts created by the subdivision and improvements proposed
in the Tentative Tract Map because 1)parks are needed to serve the recreation needs of the new
residents generated by the project, 2) streets dedicated to the City will provide public access to
the site and connect to the City's circulation system, 3) the school site will provide adequate land
for developing a new school to serve the project's new residents, and 4) the open space will give
the project aesthetic value since the project site provides a backdrop to the San Gabriel Valley.
SECTION 5. An EIR was prepared by the City pursuant to State CEQA Guidelines
Section 15168 to analyze potential adverse environmental impacts of the Project implementation.
Significant adverse environmental impacts with regard to air quality, aesthetics, noise, cultural
resources, and utilities and service systems were found. A Statement of Overriding
Considerations has been adopted under a separate resolution.
SECTION 6: The City Council hereby approves Vesting Tentative Tract Map 54057
based on the aforementioned findings and conditions of approval listed as Exhibit A. The map
shall be finalized and recorded prior to any construction and only after these findings and
conditions have been accepted in writing by the owner of the described property.
SECTION 7: The City Clerk shall certify to the passage of this resolution and shall cause
the same to be published in compliance with Chapter 66, Article IV, Division 4 of the Azusa
Municipal Code.
PASSED, APPROVED AND ADOPTED this 3`dFebrua, 2003.
/ Cristina Cruz -Madrid, MAYOR
Veia Mendoza, CITY CLERK
I HEREBY CERTIFY that the foregoing Resolution No. 03-C9 was duly adopted by
the City Council of the City of Azusa at a regular meeting thereof, held on this 3`a day of
February , by the following vote of the Council:
AYES: COUNCILMEMBERS: Hardison, Stanford, Rocha, Chagnon.
NOES: COUNCILMEMBERS: Madrid
ABSENT: COUNCILMEMBERS: None
ABSTAIN: OUC7EMBERS: N ne
City Clerk U
APPROVED AS TO FORM
'A"La.
ity Attorney
Exhibit A - Conditions of Approval
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Exhibit "A" — 2/4/03 Final Version
Case No: GPA 2002-03, Z 2002-03, SP -6, VTTM 54057
Address: 18331 E. Foothill Boulevard
A.P.N.: Within the City of Azusa — 8608-003-001, 8608-003-002, 8608-003-005,
8608-003-006, 8625-004-007, 8625-004-012, 8625-029-006, 8684-022-
012
Within Azusa's Sphere of Influence — 8625-002-002, 8625-004-129,
8625-005-018, 8684-024-042, 8608-003-003, 8625-001-001, 8625-004-
130, 8625-005-014, 8625-005-019, 8625-008-001, 8625-008-005, 8625-
009-001, 8625-009-012, 8625-010-008, 8625-029-005, 8684-024-003,
8684-024-039,8684-024-041,8684-024-043
Project: Monrovia Nursery
Note: All references to Applicant includes successors or assigns
ALL OF THE FOLLOWING CONDITIONS SHALL BE MET, INCLUDING BUT
NOT LIMITED TO:
1. SPECIFIC PLAN EDITS
Landowner and/or master developer shall make the following edits to the
Monrovia Nursery Specific Plan for City staff's review and concurrence
immediately following project approval:
(1) Incorporate the edits presented in Exhibit "C," dated December 10, 2002.
(2) Revise the Circulation Plan to include a discussion of bus service, feasible
bus routes, and amenities for riders (i.e. benches, kiosks, shade covers).
(3) Edit the Monrovia Nursery Specific Plan to consolidate Specific Plan
implementation provisions into one section.
(4) Add a provision that lot width shall be measured at the front yard setback
building line.
(5) Add a provision that the minimum lot width in the Park Neighborhoods
shall be no less than 45 feet and in any particular 4000 block, which is a
grouping of adjacent lots in the same 4000 square feet land use category of
the Park Neighborhoods, the number of lots less than 50 feet wide cannot
exceed the number of lots 50 feet wide and greater.
(6) Add a provision that at least one of the floor plans used in any particular
block in the 4000 square foot land use category of the Park Neighborhoods
with lots less than 50 feet wide shall have a deep recessed garage floor
plan.
(7) Add a provision that 50% of the acreage in the Village Core and 100% of
the units in the Garden Court Neighborhoods shall be single-family
detached product.
(8) Add provisions that the maximum density in the Transit Neighborhood
shall not exceed 25 dwelling units per acre, lowering the density from 25
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to 21 units per acre for the "Great Park" neighborhood, and reducing the
density for attached area of the Village Core from 18 to 15 units per acre.
(9) Add a provision that all dwelling units shall have two or more bedrooms,
or more than 1200 square feet to allow for lofts.
(10) Edit the Specific Plan Promenade Zoning exhibit on Page 40 to allow for
Building Types 1, 2, and 3 on the block south of the Promenade, in the
Transit Neighborhood, between the two architectural focal points, to allow
for additional retail/commercial development if market conditions permit.
(11) Modify the neighborhood boundaries diagram in Chapter 2 of the Specific
Plan to show more precise boundaries so that all residential lots are
included within a particular neighborhood.
(12) Reformat the Specific Plan to only change the organization of the Plan and
not the content, to be more consistent with the City's future development
code.
(13) Add language to the Specific Plan to encourage construction of one-story
units and/or master bedroom downstairs floor plans, as market conditions
permit.
(14) Edit the Specific Plan to prohibit rolled curbs.
(15) On Page 82, second colurrm, delete the last sentence of the third
paragraph. This sentence states, "Furthermore, the potential water demand
in the City's system could decline from 1,095 acre-feet per year from
existing water meter comrections to 570 acre-feet."
(16) On Page 82, third column, last paragraph, delete the last three sentences or
add the following language as a last sentence to the existing paragraph
"The storage capacities referenced in the preceding three sentences are
subject to change following review of the project demands by Azusa Light
& Water."
(17) Edit Page 82, fourth column, last paragraph to read: Add the following
language as a last sentence to the existing paragraph: "The storage
capacities referenced in this paragraph are subject to change following
review of the project demands by Azusa Light & Water."
(18) Edit Page 92, fourth column, last paragraph. "Therefore, for domestic use
and emergency purposes, the project site has access to maximum 22 MG
of stored water at reservoir HWL and 6 active wells with a production
capacity of 21.0 MG per day."
(19) Edit Page 93, first column, first table to read:
Reservoir Site Caoacity
Beatty Reservoir 1.2 mg
Nursery Expansion Reservoir 3.3 mg
Nursery Reservoir 3.0 mg
Mountain Cove Reservoir 1.0 mg
Heck Reservoir 4.0 mg
Sierra Madre Reservoir 1.5 mg
Dalton Reservoir 2.0 mg
Hilltop Reservoir 0.6 mg
South Reservoir 2.5 mg
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North Reservoir 3.0 mg
Total 22.1mg
The reservoir capacities listed above are at maximum HWL. The
capacities of Beatty Reservoir and Nursery Expansion Reservoir are
proposed, subject to final approval by AWL.
(20) A section shall be added to the Specific Plan providing detail regarding the
maintenance responsibilities of the various private and public facilities
contemplated in the Plan, including, but not limited to, hillside open space,
graded/landscaped slopes, parks, trails, medians, community open space,
the Arroyo, streets, storm drain facilities, sewers street lights, etc.
(21) All references to extension of Cerritos Avenue shall be deleted.
(22) The maximum number of dwelling units is 1,250.
THE FOLLOWING CONDITIONS ARE THE RESPONSIBILITY OF THE
LANDOWNER AND/OR MASTER DEVELOPER:
2. LANDOWNER AND/OR MASTER DEVELOPER
Those conditions of approval that require performance by the "landowner" and/or
"master developer" shall be performed by the landowner, Monrovia Nursery
Company (or its successor) as the owner of the entire property, and/or any
developer designated by such landowner to act as the master developer of the
entire property.
3. MAPS FOR FINANCING AND/OR CONVEYANCE PURPOSES
Those conditions of approval that refer to "map(s) for financing and/or
conveyance purposes only" shall be deemed to refer to the recordation of
subdivision map(s) to create parcelization of the property solely for financing
purposes or for conveyance to third party developers and/or builders and shall
expressly not allow development or construction.
4. DEVELOPMENT AND INFRASTRUCTURE PHASING PLAN
Prior to recordation of a subdivision map (including a map(s) for conveyance
purposes only, but excluding a map(s) for financing purposes only), the
landowner and/or the master developer shall submit a Development and
Infrastructure Phasing Plan to the Community Development Director and City
Engineer for review and approval. The Development and Infrastructure Phasing
Plan shall specify the conceptual parcelization of the property proposed for
conveyance to third party developers and/or builders and shall present a
comprehensive list of the conditions of approval that pertain to the development
of each such parcel, including the allocation of responsibilities relative to the
installation and financing of on-site and off-site infrastructure requirements. Prior
to the conveyance of any such parcel, the landowner shall provide evidence to the
Community Development Director that the purchaser has acknowledged in
writing the receipt and acceptance of the Development and Infrastructure Phasing
Plan and those responsibilities applicable to the parcel(s) to be conveyed.
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5. PROJECT IMPACT SENSITIVITY EVALUATION
Prior to recordation of a subdivision map (except for a map(s) for financing
and/or conveyance purposes only), the Landowner and/or Master Developer shall
conduct a Project Impact Sensitivity Evaluation to determine the level of
development and number of dwelling units that trigger the timing for
implementation of the circulation improvements identified in the project EIR
(Transportation and Traffic, TTI through TT16). Based on the Sensitivity
Evaluation, an agreement with the City of Azusa shall be executed on the timing
of such improvements and/or payment of fees in lieu of improvements. Said
evaluation and agreement shall be in a manner meeting approval of the City
Engineer.
6. STEIN LANE TRAFFIC IMPROVEMENTS
The Project Impact Sensitivity Evaluation shall also evaluate whether a traffic
signal at Stein Lane is warranted or whether equivalent mitigation is more
appropriate, such as opening Eighth St. If a traffic signal is installed at Stein Lane
and Foothill Boulevard, the traffic signals on Foothill Boulevard between the
intersections of San Gabriel Avenue and Alosta Avenue shall be synchronized.
7. BUS CIRCULATION PLAN
Prior to recordation of the first subdivision map (except for a map(s) for financing
and/or conveyance purposes only), landowner and/or master developer shall
obtain approval from the City Engineer of a bus circulation plan. Said plan shall
include amenities such as benches, kiosks and shade covers.
8. MAINTENANCE RESPONSIBILITY PLAN
Prior to recordation of the first subdivision map (except for a map(s) for financing
and/or conveyance purposes only), the landowner and/or master developer shall
prepare a Maintenance Responsibility Plan identifying the maintenance
responsibilities of the various private and public facilities, including but not
limited to hillside open space, landscaped slopes, parks, trails, medians,
community open space, detention basins, arroyo, streets, and utilities. Said plan
shall be reviewed and approved by the Community Development Director and the
City Engineer. Responsibility for maintenance shall include one, or a
combination of the following: the City of Azusa, Community Facilities District(s),
Landscaping and Lighting District(s), Special Assessment District(s),
Homeowners Association(s), and/or any other appropriate mechanisms.
9. FISCAL IMPACT MITIGATION
Prior to recordation of a subdivision map (except maps for financing and
conveyance purposes only), the landowner and/or master developer shall enter
into an agreement (Development Agreement or other separate agreement) with the
City committing to fund the maintenance of the ongoing usefulness of the parks,
open space, and/or streets through a Community Facilities District (CFD),
Homeowners Association, Maintenance District, Landscaping and Lighting
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Maintenance District (LLMD) or by other means in order to achieve a perpetual
neutral fiscal impact identified in the City's Fiscal Impact Analysis. The Fiscal
Impact Analysis dated November 2002 will be updated with project parameters as
approved (ie total number of units, attached vs. detached, etc.) Sufficient reserves
shall be provided within these measures to provide for maintaining the usefulness
of the facilities through repair, replacement, and reconstruction.
10. PUBLIC PARK DEDICATION (PART A)
Prior to recordation of a subdivision map (except maps for financing and
conveyance purposes), landowner and/or master developer shall submit a
preliminary concept plan of the proposed public recreation facilities to the City of
Azusa Recreation and Parks Division, Parks Commission and Architectural
Barriers Commission for review and approval. The Park Development Plan shall
provide details of the specific design and development of all parks in the project,
including where appropriate, landscaping, access, parking, restrooms, electrical
outlets, lighting, shade structures, sports facilities, play equipment, other
amenities, etc. In particular, Sierra Madre Trail shall include rest area benches
where appropriate.
11. PUBLIC AREA LANDSCAPING (PART A)
All public area landscaping including the arroyo, manufactured slopes, parkways,
and medians shall be landscaped, equipped for irrigation, and improved in
accordance with an approved plan as stated below:
Preliminary Plan - Prior to the recordation of a subdivision map (except for a
map(s) for financing and/or conveyance purposes only), the landowner and/or
master developer shall prepare a preliminary landscape plan showing major plant
materials, sizes, locations, landscaping themes, hardscape, lighting, and a
preliminary cost and quantity estimate for constructing such improvements. The
landscape plan shall address the goal of maintaining Palm Drive as a palm -lined
street, consistent with the original configuration, over the long-term. The
preliminary plan and cost estimates shall be reviewed and approved by the
Community Development Director and Public Works Director.
12. WATER AGREEMENTS
Prior to recordation of a subdivision map (except for a map(s) for financing
and/or conveyance purposes only), the landowner and/or master developer shall
enter into an agreement with Azusa Light and Water regarding the dedication of
water rights, connection fees, annexation fees, equitable share of furnishing and
installation of improvements and disposition of existing improvements and
easements.
13. TREE PRESERVATION PLAN
Prior to the recordation of a subdivision map (except for a map(s) for financing
and/or conveyance purposes only) or the issuance of grading permits, whichever
occurs first, the landowner and/or master developer shall submit a landscape and
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tree preservation plan to the Planning Division for review and approval. Said
plans shall address Mitigation Measures BR5 and BR6 of project EIR. Prior to
the recordation of a subdivision map or issuance of any grading permits, the
Planning Division shall approve the tree preservation plan.
14. MASTER PLAN OF DRAINAGE
Prior to the recordation of a subdivision map (except maps for financing and
conveyance purposes only), or issuance of any grading permit, the landowner
and/or master developer shall prepare a Runoff Management Plan in a manner
meeting the approval of the City Engineer in consultation with City of Glendora
and Los Angeles County Flood Control District. Said plan shall include
identifying areas to receive nuisance flow from developed areas consistent with
mitigation measure BR3 of the project EIR.
15. MASTER SEWER PLAN
A. Prior to issuance of a grading permit, landowner/master developer shall
prepare a Master Sewer Plan identifying the estimated sewer generation
from the project, preliminary sewer line sizes, connection points to
existing sewer lines, and any offsite improvements. Said plan shall be
reviewed and approved by the City Engineer.
B. Prior to recordation of a subdivision map (except a map for financing and
conveyance purposes), landowner/master developer shall enter into an
agreement with L.A. County Sanitation District and City of Azusa on the
timing of offsite sewer improvements, required permits, responsibility for
cost of such improvements and payment of connection fees.
16. WATER MASTER PLAN
Prior to issuance of a grading permit, the landowner and/or master developer
subdivider shall prepare a water master plan for the project site identifying the
estimated water demands within each pressure zone, storage requirements,
booster stations, regulators, offsite improvements, relocations of existing
facilities, and preliminary sizing of the proposed improvements. Said plan shall
be reviewed and approved by Azusa Light and Water.
17. PALM TREE PRESERVATION
Prior to issuance of a grading permit, the landowner and/or master developer shall
prepare a Palm Tree Preservation and Maintenance Plan identifying those palm
trees along Palm Drive to be protected, those to be removed and those to be
relocated in a manner meeting approval of the Planning Division. A qualified
arborist shall determine the remaining life expectancy of the palm trees. Those
trees with a reasonable likelihood of having a useful life of 5 years or more shall
be replanted in appropriate locations consistent with the configuration of the
original Palm Drive. Those with less than five years of life will be replaced at a
ratio of at least 1:1, in the appropriate location. Approval of said plan satisfies
mitigation measure AV2 of the project EIR.
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18. COVINA CANAL (Conceptual Plan)
Prior to issuance of a grading permit, the landowner and/or master developer shall
prepare a conceptual plan for realignment and replacement of Covina Canal to an
underground conduit. Subdivider shall submit and obtain approval of the plan
from the City Engineer in consultation with the San Gabriel Water Committee
(SGWC). Said plan shall address measures to either maintain and/or temporarily
interrupt service in a manner acceptable to SGWC. This condition satisfies
Mitigation Measure WR2 of the project EIR.
THE FOLLOWING CONDITIONS ARE THE RESPONSIBILITY OF THE
LANDOWNER, MASTER DEVELOPER, SUBDIVIDER, OR BUILDER:
CONDITIONS TIED TO RECORDATION OF A SUBDIVISION MAP (EXCEPT
FOR A MAP(S) FOR FINANCING AND/OR CONVEYANCE PURPOSES
ONLY):
19. RESOURCE PRESERVATION EASEMENT
A. Prior to the recordation of a subdivision map (except for a map(s) for
financing and/or conveyance purposes only) that either includes or is
adjacent to those lots identified for preservation, the subdivider shall make
an irrevocable offer to dedicate an easement or fee title over Lots 739 and
742 through 748 for resource preservation purposes to the City of Azusa
or its designee, generally consistent with Vesting Tentative Tract Map
54057 and subject to the reservation of certain rights for the subdivider
necessary to implement the Vesting Tentative Tract Map, in a form
suitable for recordation. The subdivider shall not grant any easement(s)
over the property subject to the resource preservation easement in addition
to the easement(s) shown on Vesting Tentative Tract Map 54057 unless
such easement(s) are first reviewed and approved by the City of Azusa
Recreation and Parks Division.
B. The subdivider shall note limitations and restrictions for said easement by
a reference on the final map to a previously recorded document or by the
recordation of a separate document concurrent with the recordation of
subject map in a manner meeting the approval of the City of Azusa
Recreation and Parks Division.
20. ACCESS TO SIERRA MADRE AVENUE PARCELS
Prior to recordation of a subdivision map (except maps for financing and
conveyance purposes only) that requires re -alignment of Sierra Madre Avenue,
subdivider shall obtain approval from the City Engineer of a plan to provide
public street access to the existing parcels along Sierra Madre Avenue.
21. PUBLIC PARK DEDICATION (PART B)
B. Prior to the recordation of each subdivision map that includes a public
park lot on Lot(s) 633 - 662 (except for a map(s) for financing and/or
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conveyance purposes only), the subdivider shall make an irrevocable offer
of dedication in fee to the City of Azusa or its designee over Lot(s) 633-
662 for local park purposes, suitable for recording. Said offer shall be
consistent with the approved Runoff Management Plan and shall be free
and clear of monetary and all other encumbrances, liens, leases, fees,
easements (recorded and unrecorded), assessments and unpaid taxes,
except those meeting the approval of the City of Azusa Recreation and
Parks Division.
22. OPEN SPACE DEDICATIONS
Concurrent with the recordation of each applicable subdivision map, the
subdivider shall reserve open space Lots 663 —727 and Lots 735 - 738 for granting
in fee to a homeowner's association subject to the reservation of any rights
necessary for subdivider to implement the Specific Plan and Vesting Tentative
Tract Map. The Maintenance Plan included in the Monrovia Nursery Specific
Plan shall determine the party responsible for the maintenance and upkeep of each
lot in a manner meeting the approval of the Community Development Director.
23. SIERRA MADRE AVE. UNDERCROSSING
Prior to recordation of a subdivision map (except for a map(s) for financing
and/or conveyance purposes only) that includes the realignment of Siena Madre
Boulevard, subdivider shall, in a manner meeting approval of the City Engineer.
a. Design the pedestrian undercrossing with adequate width, vertical
clearance and grades.
b. Design necessary drainage facilities for proper disposal of storm
runoff.
C. Design adequate lighting and other design elements to ensure
maximum security.
24. ASSESSMENT DISTRICT FINANCING PLAN
Prior to the recordation of a subdivision map (except for a map(s) for financing
and/or conveyance purposes only), the subdivider shall prepare any required
improvement plans and shall identify on the plans the limits of all the facilities
that the subdivider intends to fund through a Mello -Roos Community Facilities
District (CFD) or Assessment District (AD) bond program. In addition, the
improvement plans shall identify the specific CFD or AD under which the
improvements will be funded, in a manner meeting the approval of the City
Engineer and City Attorney.
25, DRAINAGE STUDY
Prior to the recordation of a subdivision map (except maps for financing and
conveyance purposes only) or prior to the issuance of any grading permits,
whichever comes first, the following drainage studies shall be submitted to and
approved by the City Engineer in consultation with City of Glendora and Los
Angeles County Flood Control District.
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1) A drainage study of the subdivision including diversions, off-site
areas that drain onto and/or through the subdivision, and
justification of any diversions; and
2) When applicable, a drainage study evidencing that proposed
drainage patterns will not overload existing storm drains; and
3) Detailed drainage studies indicating how the tract map grading, in
conjunction with the drainage conveyance systems including
applicable swales channels, street flows, catch basins, storm drains,
and flood water retarding, will allow building pads to be safe from
inundation from rainfall runoff which may be expected from all
storms up to and including the 50 -year project storm event.
26. DRAINAGE IMPROVEMENTS (PART A)
A. Prior to the recordation of a subdivision map (except maps for financing
and conveyance purposes only) the applicant shall in a manner meeting
the approval of the City Engineer:
1) Design provisions for surface drainage; and
2) Design all necessary storm drain facilities extending to a
satisfactory point of disposal for the proper control and disposal of
storm runoff, and
3) Dedicate the associated easements and/or facilities to the County
of Los Angeles, if determined necessary.
27. PUBLIC IMPROVEMENTS
Prior to recordation of a subdivision map (except maps for financing and
conveyance purposes only) the City Engineer shall approve the final design of the
roundabouts proposed on Sierra Madre Avenue.
28, FIRE HYDRANTS (PART D)
D. Prior to recordation of a subdivision map (except maps for financing or
conveyance purposes), subdivider shall pay fire development impact fees
or dedicate land for a new fire station in lieu of fees in a manner meeting
the approval of the City Engineer. This condition satisfies Mitigation
Measure PSI of the project EIR.
29. FIRE ACCESS ROADS (PART A)
A. Residential: Prior to recordation of a subdivision map other than for
finance purposes, the applicant shall obtain approval of the Fire Chief for
all fire protection access easements and shall dedicate them to the City.
30. WATER RIGHTS
Prior to recordation of a subdivision map (except a map(s) for financing and/or
conveyance purposes only) Monrovia Nursery shall enter into good faith
negotiations with ALW regarding the dedication to ALW of the water rights
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necessary to provide the water to supply the water demand generated by the
development project.
31. DALTON SCHOOL STUDENT DROP-OFF
Prior to recordation of any subdivision map for land located adjacent to Dalton
Elementary School (except for map(s) for financing and/or conveyance purposes
only), the subdivider shall work with the School District in creating a student
drop-off area onsite at Dalton School.
32. TENTH STREET EXTENSION
In order to address residents' concern for Dalton School pedestrian safety and
limit new traffic through the existing neighborhood Tenth Street, the landowner
and/or master developer shall submit to the City Engineer proposed design
options for a Tenth Street extension. These shall be formulated in concert with
the project traffic consultant, addressing such measures as accommodating a
student drop-off area on Dalton School property, in conjunction with the School
District, as well as options for limiting through traffic, such as allowing only
eastbound traffic. Final design of a 10th Street extension shall be approved by the
City Engineer,
33. SCHOOL AND GREAT PARK AGREEMENTS
Prior to the approval of a final map (except a map for conveyance and/or
financing purposes), the landowner and/or master developer shall execute:
A. A Memorandum of Understanding with the Azusa Unified School District,
agreeing to certain school/park construction matters, including (1)the
dedication to the District of a 12.5 acre site, comprised of a 9- acre school
site and 3.5 acres for a joint use park with the City, (2)specifying the
timing for the design, construction and delivery to the District of the K-8
School, and (3)referencing a Joint Use Agreement to be executed between
the District and the City, determining the nature, use and operation,
parking, park improvements and maintenance responsibilities for the joint
use park; and
B. An agreement with the City providing for (1) the dedication to the City of
a 2 -acre park site contiguous to the District's joint use park property to be
jointly used as the "Great Park'; and (2) that, in the event that the District
requires the use of the District's 3.5 -acre joint use park property for
expansion of the K-8 School (after utilizing all of the 9 -acre school site
and based on enrollment generated by the Specific Plan area), Monrovia
Nursery Company will dedicate to the City the 3.2 -acre Vosburg House
parcel as replacement park land, and shall prepare and submit to the City
Recreation and Parks Division a proposed Park Development Concept
Plan to integrate the Vosburg House property into the existing City park
land.
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34. MEMORANDUM OF UNDERSTANDING WITH CITY OF GLENDORA
Prior to recordation of a subdivision map (except for a map(s) for financing
and/or conveyance purposes only), the landowner and/or master developer shall
enter into a Memorandum of Understanding with the City of Glendora governing
the design and installation of the following detention basins: (1) a temporary basin
not exceeding a capacity of 15 acre feet installed concurrent with the first phase of
grading in a location northeast of the existing terminus of North Calera, reducing
the existing peak flow rate in a 50 year storm event to 25 % of the existing peak
flow. This detention basin may be removed and/or replaced subject to further
review and approval of an alternative solution. (2) A basin in Area D with a
maximum peak flow release in a 50 -year storm event not exceeding 40 cfs. Both
detention basins shall be designed so as not to increase the existing peak runoff or
to cause new impacts associated with any existing high groundwater conditions."
35. STREET NAMING PLAN
Prior to approval of a final map (except maps for financing or conveyance
purposes), the subdivider shall submit a street naming plan that is developed in
concert with a committee formed by the City to designate street names.
36. BARRANCA AVE/BENNETT AVE AND BARRANCA AVE/LEADORA AVE
Prior to the issuance of a subdivision map (except for a map(s) for financing
and/or conveyance purposes only), the landowner and/or master developer shall
analyze, consistent with the documentation and methodology presented in the
Monrovia Nursery Specific Plan Draft EIR, the existing and projected future
(2010) performance of the following two intersections: Barranca Avenue/Bennett
Avenue and Barranca Avenue/Leadora Avenue. For purposes of this analysis
only, the Monrovia Nursery Specific Plan project would be deemed to cause a
potential impact if in the future (2010) condition (as projected) the project would
generate a greater than two percent increase in the Intersection Capacity
Utilization (ICU) of either intersection for Level of Service (LOS) D or worse. If
under this criteria and analysis, the Monrovia Nursery Specific Plan project is
deemed to cause a potential impact, the landowner and/or master developer shall
pay its fair -share contribution to the City of Glendora toward the cost of
signalizing the particular affected intersection.
CONDITIONS REQUIRED PRIOR TO PRECISE PLAN OF DESIGN
APPROVAL:
37. PARKING DEMAND STUDY
Prior to approval of a Precise Plan of Design for lots 616 through 624, the
subdivider shall prepare a Parking Demand Study demonstrating that the use of
tandem parking will not have a negative impact on on -street parking availability
on land uses adjacent to the Transit Neighborhood. Said plan shall be reviewed
and approved by the Community Development Director.
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38. LIGHT RAIL TRANSIT STATION PARKING
Prior to approval of a Precise Plan of Design for lot 623, subdivider shall prepare
a parking study defining the amount of parking needed for the future Light Rail
Transit Station. The amount of land needed over lot 623 for said parking, which
shall not exceed 1.0 acre, shall be held in reserve, which allows for interim or
non -permanent use of the property consistent with the Specific Plan, for seven
years following approval of the Vesting Tentative Tract Map 54057. After seven
years, if either the Pasadena Blue Line Construction Authority has not approved
the location of a Light Rail Transit Station on lot 623 or the Pasadena Blue Line
Construction Authority has not secured sufficient funding to extend the Gold Line
to Lot 623; the land held in reserve shall revert back to the zoning defined with
the approved Specific Plan and this condition shall be deemed released.
39. PRIVATE COMMON AREA
A. LANDSCAPING (PART A)
In conjunction with each precise plan of design, for a particular area of the
project site containing private common area landscaping, the subdivider
shall prepare a detailed landscape plan for privately maintained common
areas. The plan shall be prepared by a licensed landscape architect or a
licensed landscape contractor, in substantial conformance with the
approved preliminary landscape plan (if any), City Standard Plans, and
Monrovia Nursery Specific Plan requirements.
B. PRIVATE RECREATION FACILITIES (PART B)
If a private recreation facility in the Village Core (such as a health club) is
developed, membership shall be open to Azusa residents contingent on
meeting membership requirements established by the facility.
40. ON -STREET PARKING MANAGEMENT PLAN
In conjunction with each Precise Plan of Design, the applicant shall submit an on -
street parking management plan for consideration and implementation as part of
the approval of said Precise Plan of Design. This will include consideration of the
institution of an overnight parking permit program for the Park Neighborhoods
and southern portion of the Promenade.
CONDITIONS REQUIRED PRIOR TO GRADING PERMIT ISSUANCE:
41. PRECISE PLAN OF DESIGN
Prior to approval of a precise grading permit for any portion of the Nursery
property, a Precise Plan of Design for that area shall be reviewed and approved by
Staff. Said plan may be subject to additional conditions of approval only as they
relate to conformance with the Monrovia Nursery Specific Plan.
42. GRADE SEPARATIONS AT CITRUS AND PALM
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Prior to issuance of a grading permit or recordation of the first subdivision map
(except for a map(s) for financing and/or conveyance purposes only), subdivider
shall submit and obtain approval from the Community Development Director for
a "Substantial Conformance Vesting Tentative Tract Map" depicting grade
separations at Citrus Avenue and Palm Drive. The City's preferred configuration
of grade -separation is the railroad tracks raised five to seven feet and lowering of
Palm Drive and Citrus Avenue beneath the tracks. Approval of said map satisfies
mitigation measure N8 (a) (b) (c) of the project EIR. Grade separated crossings
shall be designed with alternative design standards, subject to approval by the
City Engineer, to minimize impacts of the crossings on surrounding properties
and resources.
43. ANNEXATION
Prior to issuance of grading permits for those areas in Azusa's Sphere of
Influence, the subdivider shall demonstrate approval by LAFCO of the annexation
of all Los Angeles County territory within the Specific Plan boundaries into the
City of Azusa.
44. SUBSTANTIAL CONFORMANCE MAP
Prior to issuance of a grading permit, subdivider shall submit and obtain approval
of a "Substantial Conformance Vesting Tentative Tract Map" from the
Community Development Director that reflects:
a. Continuation/reconstruction of the Garcia trail at the Beatty water
tanks.
b. Cross section for lots 587, 588 and 589.
C. Adjustment to Lots 372, 373 and 374 to have minimum 4,000 sq.ft.
lot size.
d. Any necessary revisions to the land plan pertaining to the size and
configuration of the school site and joint use park.
e. Orientation of street cross sections.
f. Revision to the General Information legend on the TM as follows:
existing zoning R1-10, RA; proposed zoning SP -6
g. A link from the Arroyo hiking trail to the Garcia Trail.
h. Street section adjacent to school (A) showing one sidewalk and
parkway adjacent to the school.
i. Street V with sidewalks and parkways both sides.
j. Street sections D, E, J, L -T, V, W, AC -AP, AR, and AS with a
right-of-way of 54 ft., with 32 ft. curb to curb, 5 ft. sidewalks, and
6 ft. parkways.
k. Minimum 5 ft. wide sidewalks provided the City adopts more
narrow street sections than the Los Angeles County Fire
Department standards.
1. Street frontage for the proposed park lot 649 provided that Azusa
Light and Water agrees to trade the property it owns for the
nursery reservoir site to the landowner and/or master developer
without any fee consideration.
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M. Redesign of Palm Drive north of the railroad tracks to provide two,
14 -foot wide travel lanes separated by an 8 -foot wide median.
n. Demonstrate that no lot within the 4,000 square foot land use
category shall have a width less than 45 feet measured at the front
building setback line. Said map shall also demonstrate that in any
particular 4000 block, which is a grouping of adjacent lots in the
same 4000 square foot land use category of the Park
Neighborhoods, the number of lots less than 50 feet wide cannot
exceed the number of lots 50 feet wide and greater.
o. Depict grade separated railroad crossings at Palm Drive and Citrus
Avenue.
P. Realign the Promenade Street east of Palm Drive further north to
accommodate grade separated railroad crossings at Palm Drive and
Citrus Avenue.
q. Realign Street I or revise the grading plan to avoid impacts to the
existing pool associated with the Vosburg House.
r. Depict access location to the expanded Fire Station parcel (Lot
753) in such a manner that access is not provided directly from the
roundabout.
S. Construct physical connection from Pioneer Park to Sierra Madre
Trail.
45. WATER IMPROVEMENTS -- VISUAL IMPACTS ASSESSMENT
Prior to issuance of a grading permit, the landowner and/or master developer shall
obtain approval from the Planning Division of a Visual Impacts Plan for
installation of reservoirs, booster stations, regulators and other visible water
facilities. Said plan shall include the information needed to satisfy mitigation
measure AV 1 of the project EIR.
46. MUNNS ACCESS
A. Prior to the issuance of a grading permit, subdivider shall demonstrate to
the City Engineer and easement holder that access shall be maintained to
the Munns property during construction activities.
B. Prior to issuance of a grading permit, subdivider shall demonstrate to the
City Engineer that the proposed grading preserves or replaces the existing
alignment of the Munns access easement.
47. MONROVIA NURSERY OFFICES AND DHAMMAKAYA ACCESS
Prior to issuance of a grading permit, subdivider shall demonstrate to the City
Engineer and to the easement holders that access will be maintained to the
Dhammakaya International Meditation Center and the Monrovia Nursery
Company offices during construction.
48. MONROVIA NURSERY OFFICES AND DHAMMAKAYA UTILITIES
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Prior to the issuance of a grading permit, subdivider shall demonstrate to the City
Engineer and to the landowners that existing utility service will be maintained or
alternate utility service will be provided to the Monrovia Nursery Offices and the
Dhammakaya International Meditation Center during construction.
49. CONSTRUCTION ACCESS
Prior to issuance of a grading permit, landowner and/or master developer shall
prepare a construction access plan identifying the routes acceptable for
construction access and the time of day construction access may occur, in a
manner acceptable the City Engineer. This condition satisfies Mitigation Measure
N-1.
50. SIGHT DISTANCE
Prior to the issuance of any grading permits, the applicant shall demonstrate that
adequate sight distance will occur at all street intersections per City requirements,
in a manner meeting the approval of the City Engineer. This includes any
necessary revisions to the plan such as removing slopes or other encroachments
from the limited use area.
51. HAZARDOUS MATERIALS ASSESSMENT
Prior to issuance of a grading permit, subdivider shall prepare a Hazardous
Materials Assessment for those issues identified in mitigation measures HMI
through HM4 inclusive, in the project EIR. Said assessment shall also include an
evaluation of any existing septic tanks and soil conditions located near the future
school site, and an assessment of Building 13 in Division 7. Said assessment shall
address any necessary remediation measures. If required, remediation measures
shall be implemented in accordance with applicable laws and procedures, in a
manner meeting approval of the Building Official.
52. CULTURAL HERITAGE
Before the site is disturbed, the Applicant is required, with guidance of the
Architectural historian referenced in Condition #55, to videotape and take still
photographs of the project site in its entirety in order to document the existing
conditions for future reference.
53. ARCHAEOLOGY GRADING OBSERVATION AND SALVAGE
Prior to the issuance of any grading permit, the subdivider shall provide written
evidence to the Community Development Director that a City -certified
archaeologist and Native American monitor has been retained, shall be present at
the pre -grading conference, shall establish procedures for archaeological resource
surveillance, in conformance with EIR mitigation measures for cultural resources,
CRI through CR14, shall be present during initial site disturbance and grading as
necessary, and shall establish, in cooperation with the project developer,
procedures for temporarily halting or redirecting work to permit the sampling,
identification, and evaluation of the artifacts as appropriate. If the archaeological
resources are found to be significant, the archaeological observer shall determine
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appropriate actions, in cooperation with the project developer, for exploration
and/or salvage. The archaeologist shall notify the City Manager within 24 hours,
who will in turn notify the Community Development Director and the Cultural
and Historic Preservation Commission, and shall submit a follow-up report, which
shall include the period of inspection, an analysis of any artifacts found and the
present repository of the artifacts. Excavated finds shall be offered to the City of
Azusa, or designee, on a first refusal basis.
54. PALEONTOLOGY RESOURCE SURVEILLANCE
Prior to the issuance of any grading permit, the subdivider shall provide written
evidence to the Cultural and Historic Preservation Commission and Community
Development Director that a City -certified paleontologist has been retained to
observe grading activities and salvage and catalogue fossils as necessary. The
paleontologist shall be present at the pre -grading conference, shall establish
procedures for paleontological resource surveillance, shall be present during
initial site disturbance and grading as necessary, and shall establish, in
cooperation with the project developer, procedures for temporarily halting or
redirecting work to permit sampling, identification, and evaluation of the fossils.
If major paleontological resources are discovered, the paleontologist shall
determine appropriate actions, in cooperation with the project developer, which
ensure proper exploration and/or salvage. Excavated finds shall be offered to the
City of Azusa, or its designee, on a first -refusal basis. The paleontologist shall
submit a follow-up report to the Cultural and Historic Preservation Commission
and Community Development Director, which shall include the period of
inspection, an analysis of any artifacts found and the present repository of the
artifacts. Excavated finds shall be offered to the City of Azusa, or designee, on a
first refusal basis.
55. ARCHITECTURAL HISTORIAN
The architectural historian required as part of the mitigation in Cultural Resources
Section 4.3 of the EIR will research the date the palms were planted along Palm
Drive and the date the Vosburg House was constructed. In addition, the
architectural historian will evaluate eligibility of the main estate homes, the
MacNeil summer residence, the Vosburg ranch home, Palm Drive and possible
other features that were part of the original ranch properties as a historic district
for further consideration by the Historical Commission.
56. GATE PRESERVATION
Prior to issuance of a grading permit, subdivider shall prepare a study to evaluate
the practicality of preserving the existing entry gate on Palm Drive in place. If
preservation conflicts with traffic safety, subdivider shall evaluate alternatives for
relocation of said gate in a manner meeting approval of the Community
Development Director and Historical Commission. Approval of said study
satisfies Mitigation Measures CR2 of the project EIR.
57. LANDFILL
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Prior to the issuance of grading permits for the area where the closed landfill is
currently located, the subdivider shall demonstrate that necessary permits have
been obtained from the appropriate regulatory agencies and complied with to the
extent that land disturbance in the area of the former landfill would be authorized.
This condition satisfies Mitigation Measure HM6 of the project EfR.
58. FAIRMOUNT CEMETERY
A. Prior to issuance of a grading permit, subdivider shall demonstrate the
proposed grading will not encroach onto the cemetery property, unless the
Fairmount Cemetery grants approval for buttress fill grading on cemetery
property. Grading plan shall include measures to stabilize the grades
along the westerly boundary of the cemetery in a manner meeting the
approval of the Building Official.
B. The subdivider and/or the Monrovia Nursery Company shall continue to
provide access to the southeast entry to the cemetery.
C. The Applicant shall execute an agreement with the Cemetery for the
foregoing.
59. SUBDRAINS
Prior to issuance of a grading permit, subdivider shall perform additional
geotechnical investigations to conclusively determine the presence and necessary
improvements to remove perched groundwater in the vicinity of Lots 334 through
346. Said investigations shall be reviewed by the City of Glendora prior to
acceptance by the City Engineer. This condition satisfies Mitigation Measure
WRI of the project EIR.
60. GEOLOGY REPORT
Prior to the issuance of a grading permit, the subdivider shall submit a
geotechnical report to the City Engineer for approval. Said report shall address
Mitigation Measures GSI through GS21 inclusive, of project EIR.
61. REMEDIAL GRADING
Following the acceptance of a geotechnical report as referenced in Condition #60
for all or a portion of the project site, subdivider may submit a remedial grading
plan for approval by the City Engineer prior to implementation of those
conditions timed to issuance of grading permits provided no conflicts with other
conditions occur.
62. GRADING DEVIATION
Prior to the issuance of any grading permits, if the applicant submits a grading
plan and the City Engineer determines that it shows a significant deviation from
the grading on the approved tentative tract map, specifically with regard to slope
heights, slope ratios, and pad elevations and configuration, the plan shall be
reviewed by the City Engineer for a finding of substantial conformance.
63. OFFSITE AND CROSS -LOT GRADING/DRAINAGE
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Prior to the issuance of any grading permit, if determined necessary by the City
Engineer, a letter of consent, in a form approved by the City Engineer, suitable for
recording, shall be obtained from the affected property owners for offsite grading
and/or drainage. The landowner/master developer shall record said letters of
consent for offsite drainage and/or cross -lot drainage prior to the issuance of any
grading permit. Acceptance of cross -lot drainage on lots within the tract/parcel
map boundaries shall be noted on the recorded map.
64. JURISDICTIONAL IMPACTS
Prior to impacts to jurisdicational waters of the U.S. and State, subdivider shall
submit evidence of approvals from Army Corps of Engineers and California
Department of Fish and Game for impacts to jurisdictional areas as described in
Mitigation Measures BRI, BR2, BR4 and BR7 of the project EIR, in a manner
meeting approval of the Community Development Director.
65. VECTOR CONTROL MEASURES
Prior to the issuance of any grading permits, the subdivider shall provide evidence
to the City Engineer that appropriate vector control measures have been
incorporated into the grading specifications.
66. AIR QUALITY / DUST REDUCTION
Subdivider shall comply with the South Coast Air Quality Management District
(AQMD) Rule 403 during grading activities including the following:
1) Electricity shall be supplied from temporary power poles rather
than from temporary diesel or gasoline powered generators.
2) Non-toxic soil stabilizers shall be applied according to
manufacturer's specification to all inactive construction areas (i.e.,
previously graded areas inactive for ten (10) working days or
more).
3) In disturbed areas, ground cover should be replaced as quickly as
possible.
4) Enclose, cover, water twice daily (or more if needed), or apply
non-toxic soil binders according to manufacturer's specification to
exposed piles (i.e., gravel, sand and dirt) with silt content of 5
percent or greater.
5) Water active sites twice daily (or more if needed).
6) Suspend all excavating and grading operations when wind speeds
exceed 25 mph and water active sites to minimize dust.
7) All trucks hauling dirt, sand, soil, or other loose materials should
be covered or should maintain at least two feet of freeboard (i.e.,
minimum vertical distance between top of the load and the top of
the trailer) in accordance with the requirements of California
Vehicle Code (CVC) Section 23114.
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8) Sweep streets at the end of the day (or more if needed) if visible
soil material is carried onto adjacent public paved roads
(recommended water sweepers with reclaimed water).
9) Install wheel washers where vehicles enter and exit unpaved roads
onto paved roads, or wash off trucks and any equipment leaving
the project site.
10) Apply water three times daily, non-toxic soil stabilizers according
to manufacturer's specification to all unpaved roads, and parking
or staging areas.
11) Pave or gravel construction roads that have a traffic volume of
more than 50 daily trips by construction equipment, 150 total daily
trips for all vehicles.
12) Pave all construction access roads at least 100 feet onto the site
from the main road.
13) Post on a large sign the name and telephone number of a contact
person to address construction matters.
67. RESIDENTIAL NOISE (PART A)
A. Prior to the issuance of grading permits, the subdivider shall submit an
acoustical analysis report to the Building Division for approval. The report
shall describe in detail the exterior noise environment. Acoustical design
features to achieve interior noise standards may be included in the report
in which case it may also satisfy condition #83 below.
68. CONSTRUCTION NOISE
A. Prior to the issuance of any grading permits, the project proponent shall
produce evidence acceptable to the City Engineer that:
1) All properties within 500 feet of the construction site shall
be sent a notice regarding the construction schedule of the
proposed project.
2) All construction vehicles or equipment, fixed or mobile,
operated within 1,000 feet of a sensitive receptor shall be
equipped with properly operating and maintained mufflers.
3) The site grading has achieved a theoretical balance of cuts
and fills and import or export of material has been
minimized.
4) Stockpiling and/or vehicle staging areas shall occur at least
300 feet or as far as practicable from dwellings and
sensitive receptors.
5) Noise generated by construction equipment shall not
exceed 85 dBA at a distance of 100 feet from the operating
equipment. Construction activity shall not occur between
the hours of 6:00 p.m. of one day and 7:00 a.m. of the next
day, Monday through Saturday. On Saturdays, no grading
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equipment shall operate within 500 feet of sensitive
receptors.
6) If grading equipment will operate more than three
consecutive work days within 100 feet of sensitive receptor
structures, such as residential structures, Dalton Elementary
School, Azusa Pacific University, and/or the Dhammakaya
International Meditation Center, temporary noise walls at
least 12 feet high shall be constructed between the
construction activity and the sensitive receptors, unless
waived by all contiguous sensitive receptor occupants.
B. Notations on the front sheet of grading plans will be considered as
adequate evidence of compliance for issuance of a grading permit(s). A
list of sensitive receptors will be included on the front sheet of the grading
plans. Approval satisfies Mitigation Measures N1 through N7 of project
EIR.
69. POLLUTANT RUNOFF
Prior to issuance of precise grading or building permits, whichever comes first,
the applicant shall submit and obtain approval from City Engineer, of a Water
Quality Management Plan (WQMP) specifically identifying Best Management
Practices (BMPs) that will be used on-site for that area of precise grading and/or
building, to control predictable pollutant runoff This WQMP shall identify
structural and non-structural measures, assignment of long-term maintenance
responsibilities (specifying the developer, parcel owner, maintenance association,
lessee, etc.); and, shall reference the location(s) of structural BMPs. The WQMP
will analyze those items requested in the November 13, 2002 California Regional
Water Quality Control Board letter in the context of the established performance.
70. NPDES GENERAL STORMWATER PERMIT
Prior to issuance of any grading permits, the applicant shall submit evidence to
the City Engineer that the applicant has obtained coverage under the NPDES
statewide General Stormwater Permit from the State Water Resources Control
Board. Applicant shall prepare a Storm Water Pollution Prevention Plan
(SWPPP) consistent with the City's municipal storm water permit. The SWPPP
shall include construction and post -construction best management practices. This
condition satisfies mitigation measure WR3 of the project EIR.
71. ELECTRICAL SERVICES (PARTS A&B)
A) Prior to issuance of any grading permit, the subdivider shall submit and
obtain approval of a master plan for electrical services from City of Azusa
— Azusa Light and Water. The plan shall indicate points of connection,
upgrade of existing facilities (if necessary) and show typical location of
proposed facilities within the subdivision.
B) Prior to issuance of any grading permit that impacts existing electrical
services, the subdivider shall submit evidence and obtain approval from
Azusa Light and Water that appropriate alternative facilities are available
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and/or will be installed. Costs of relocating existing electrical services
shall be at the sole expense of the applicant.
72. FIRE HYDRANTS (PART A)
A. Prior to the issuance of any grading permit, the applicant shall submit a
fire hydrant location plan for the review and approval of the Fire Chief.
73. FIRE ACCESS ROADS (PART B)
B. Residential and Commercial: Prior to issuance of any grading permits, the
applicant shall submit and obtain approval of plans for all roads, streets
and courts, public or private, from the Fire Chief in consultation with the
City Engineer. The plans shall include the plan view, sectional view, and
indicate the grade and width of the street or court measured flow line to
flow line. All proposed fire apparatus turnarounds shall be clearly marked
when a dead-end street exceeds 150 feet or when otherwise required.
Applicable CC&R's, or other approved documents, shall contain
provisions that prohibit obstructions such as speed bumps/humps, control
gates or other modifications within said easement without prior approval
of the Fire Chief.
74. FUEL MODIFICATION (PART A)
A. Prior to the issuance of a grading permit, the applicant shall obtain the
approval of the Fire Chief, in consultation with the Planning Director, of a
conceptual fuel modification plan and program. This condition satisfies
mitigation measure PS2 of the project EIR.
75. FUEL MODIFICATION (PART B)
B. Prior to the issuance of any precise grading permit, the applicant shall
obtain the approval of the Fire Chief, in consultation with the City
Engineer, of a precise fuel modification plan and program. The plan shall
indicate the proposed means of achieving an acceptable level of risk to the
structures by vegetation.
76. AIR FILTER PROGRAM
Prior to issuance of a grading permit, the Applicant will work with Staff to
establish a program for air condition filter replacement for existing sensitive
receptors within proximity to the project site.
CONDITIONS REQUIRED PRIOR TO BUILDING PERMIT ISSUANCE:
77. PUBLIC AREA LANDSCAPING (PART B)
All public area landscaping including the arroyo, manufactured slopes, parkways,
and medians shall be landscaped, equipped for irrigation, and improved in
accordance with an approved plan as stated below:
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B. Detailed Plan - Prior to the issuance of any building permits(s) within a
particular recorded subdivision map that includes manufactured open
space, the subdivider shall submit a detailed landscape plan covering the
area of that subdivision map for approval by the Community Development
Director and Public Works Director. Detailed plans shall show the
detailed irrigation and landscaping design. The subdivider shall also enter
into an agreement and post financial security guaranteeing the cost of the
landscape improvements and the maintenance thereof based on the cost
and quantity estimate for constructing such improvements.
78. SIERRA MADRE AVE. RESIDENTS
Prior to issuance of a building permit for Lot 751 of the Vesting Tentative Tract
Map, subdivider shall submit a Precise Pian of Design demonstrating that the
proposed height and location of the building has minimal visual impacts to the
existing residents along Sierra Madre, in a manner acceptable to the Planning
Division. Approval of said plan satisfies Mitigation Measure AV3 of the project
EIR.
79. ASSESSMENT DISTRICT FINANCING PLAN (PARTS A & B)
A. Special Assessment District Formation
The City shall sponsor and diligently process the timely formation of any
applicable Special Assessment Districts, including Community Facilities
District(s), Landscaping and Lighting District(s), and Special Assessment
District(s).
B. Special Assessment Districts
Prior to issuance of building permits, the applicable Special Assessment
Districts (Community Facilities District(s), Lighting and Landscape
District(s), or the like) for those units shall be formed and adopted in a
manner meeting approval of the City Attorney
80. TEMPORARY POWER
Prior to issuance of a building permit, subdivider shall demonstrate temporary
electrical power will be taken from power poles in lieu of diesel power generators
in a manner meeting approval of the building official. This condition satisfies
mitigation measure AQ1 of the project EIR.
81. FIREPLACES
Prior to issuance of a building permit, the applicant shall demonstrate that gas
burning devices, such as fireplaces, are used instead of wood burning devices, in a
manner meeting approval of the Building Official. This condition satisfies
mitigation measure AQ2 of the project EIR.
82. CONSTRUCTION SECURITY PLAN
Prior to issuance of building permits, subdivder will prepare a Construction
Security Plan in consultation with Azusa Police Department to provide 24-hour
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security of the construction site, in a manner meeting approval of the Planning
Department. This condition satisfies Mitigation Measure PS3 of project EIR.
83. RESIDENTIAL NOISE (PART B)
B. Prior to the issuance of any building permits for residential construction,
the applicant shall submit an acoustical analysis report describing the
acoustical design features of the structures required to satisfy the interior
noise standards to the Building Division for approval along with
satisfactory evidence that indicates that the sound attenuation measures
specified in the approved acoustical report have been incorporated into the
design of the project.
84. ELECTRICAL FACILITIES
All electric services shall be installed underground. Design or methods of
construction shall be in accordance with specifications and requirements of Azusa
Light and Water. Subdivider shall furnish and install all electric facilities
required by Azusa Light and Water necessary to receive electric utility service.
New electric facilities may include but are not limited to concrete encased
underground conduits, vaults/manholes, transformer pads, roadway lighting, 2 -
inch conduit for telecommunication purposes, and other electric related structures
required to complete all service installations.
85. ELECTRIC FACILTIES INSTALLATION
Any new transformer pads or outdoor electric panel equipment shall be installed
in a safe location, readily accessible by utility field personnel. Prior to
construction, subdivider shall coordinate and resolve with City of Azusa -Planning
Division and Azusa Light & Water, any issues relating to visual impacts arising
from installation of outdoor above -ground electric utility equipment.
86. UTILITY -RELATED FEES
In addition to furnishing and installing underground electric substructures, the
subdivider shall pay to Azusa Light and Water, prior to issuance of building
permits, any remaining utility -related fees subject to the parameters established in
California Government Code Section 66498.1 et. seq. adjusted to reflect annual
increases in the Construction Cost Index. These fees or charges may include but
not be limited to electric equipment deposits, labor, material and overhead
expenses to furnish and install underground high voltage cables, pre -payments on
new electric services, pole fixtures and hardware, etc.
87. ROADWAY LIGHTING FACILITIES
Public roadway lighting facilities within the project site shall be furnished and
installed by subdivider. Roadway lighting plans shall be prepared and submitted
to Azusa Light and Water for approval. Roadway illumination design shall be in
conformance with applicable roadway lighting standards of Los Angeles County.
The method of electric service and lighting facilities shall be in accordance with
requirements or specifications of Azusa Light and Water.
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88. PRIVATE LIGHTING FACILITIES
The subdivider shall work with City of Azusa to install street lighting system that
balances attractiveness of decorative lighting with safe roadway illumination
within project site. Private roadway lighting within the project site shall be served
from a metered electric service. Ownership, operation and maintenance of private
lighting facilities shall be at the sole cost and expense of subdivider or funded
through an appropriate assessment or maintenance district(s). Private roadway
electrical lighting plans will require approval from City of Azusa — Building
Inspector and Azusa Light & Water. Lighting plans shall be incorporated and be
made part of roadway improvement plans.
89. ELECTRIC DISTRIBUTION CIRCUITS
Monrovia Nursery project developer is required to furnish and install a minimum
of two (12kV) medium voltage underground electric distribution circuits starting
from the nearest point of connection at existing Azusa Substation. These two
circuits will be used to serve electric services at the project site.
90. FIRE HYDRANTS (PART B)
B. Prior to the issuance of a building permit, the applicant shall submit to the
Fire Chief evidence of the on-site fire hydrant system and indicate whether
it is public or private. If the system is private, the system shall be reviewed
and approved by the Fire Chief prior to issuance of the building permit.
Provisions shall be made by the applicant for the repair and maintenance
of the system, in a manner meeting the approval of the Fire Chief.
91. STREET MARKINGS (PART A)
A. Prior to the issuance of a building permit, the applicant shall submit plans
and obtain approval from the Fire Chief for fire lanes on required fire
access roads less than 36 feet in width. The plans shall indicate the
locations of red curbing and signage. A drawing of the proposed signage
with the height, stroke and color of lettering and the contrasting
background color shall be submitted to and approved by the Fire Chief.
92. FUEL MODIFICATION (PART C)
C. Prior to the issuance of a building permit, the developer shall have
completed, under the supervision of the Fire Chief, that portion of the
approved fuel modification plan determined to be necessary by the Fire
Chief before the introduction of any combustible materials into the project
area. Approval shall be subject to on-site inspection.
93. COMBUSTIBLE CONSTRUCTION LETTER
Prior to the issuance of a building permit for combustible construction, the builder
shall submit a letter to the Fire Chief on company letterhead stating that water for
fire fighting purposes and the all weather fire protection access roads shall be in
place and operational before any combustible material is placed on-site.
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94. INTERSECTION OF FOOTHILL BLVD AND CITRUS AVE
Prior to the issuance of permits for the construction of the rail crossing at Citrus
Avenue, the subdivider shall design the intersection of Citrus Avenue and Foothill
Boulevard East in accordance with published design and performance standards to
the satisfaction of both the City of Azusa and City of Glendora City Engineers.
CONDITIONS REQUIRED PRIOR TO INSTALLATION OF PUBLIC PARK
IMPROVEMENTS:
95. PUBLIC PARK DEDICATION (PART C)
C. Prior to the installation of public park improvements, the subdivider shall
grade Lot(s) 633-662 to provide the minimum number of acres of
creditable local park land necessary to satisfy the Quimby Act and shall
secure the park site(s) against erosion and shall stub out sewer, water, gas,
electricity, telephone, storm drain, etc., connections to the property lines.
CONDITIONS REQUIRED PRIOR TO APPROVAL OF CERTIFICATES OF
USE AND OCCUPANCY:
96. PUBLIC AREA LANDSCAPING (PART C)
All public area landscaping including the arroyo, manufactured slopes, parkways,
and medians shall be landscaped, equipped for irrigation, and improved in
accordance with an approved plan as stated below:
C. Installation Certification - Prior to the issuance of final certificates of use
and occupancy and the release of the financial security guaranteeing the
cost and installation of the landscape improvements within each recorded
subdivision map, the subdivider shall install said improvements and have
the installation certified by a licensed landscape architect or licensed
landscape contractor, as having been installed in accordance with the
approved detailed plans. The subdivider shall furnish said certification,
including an irrigation management report for each landscape irrigation
system, and any other required implementation report determined
applicable, to the "Public Works Director," prior to the issuance of any
certificates of use and occupancy.
97. PRIVATE COMMON AREA LANDSCAPING (PART B)
B. Prior to issuance of certificates of use and occupancy for dwelling units
within each recorded subdivision, the subdivider shall install said
landscaping and irrigation system and shall have a licensed landscape
architect or licensed landscape contractor, certify that it was installed in
accordance with the approved plan. The subdivider shall furnish said
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certification, to "Public Works Director" prior to the issuance of any
certificates of use and occupancy.
98. ASSESSMENT DISTRICT FINANCING PLAN (PART C)
C. Special Tax Notification
Prior to the issuance of any certificates of use and occupancy, the
subdivider shall provide evidence to the Community Development
Director that the Department of Real Estate has been notified that the
project area is within the boundaries of a Community Facilities District
(CFD), and will be subject to special taxes for public facilities and/or
services.
99. RESIDENTIAL NOISE
All residential lots and dwellings shall be sound attenuated against present and
projected noise which shall be the sum of all noise impacting the project so as not
to exceed a composite interior standard of 45 dBA CNEL in all habitable rooms,
consistent with Title 24.
100. DRAINAGE IMPROVEMENTS (PART B)
B. Prior to the issuance of any certificates of use and occupancy said
improvements in Condition #26 shall be constructed in a manner meeting
the approval of the City Engineer.
101. AZUSA LIGHT AND WATER REQUIREMENTS
Prior to issuance of final release for occupancy of any residential or commercial
units, the project developer/owner shall comply with all established requirements
of ALW subject to the parameters established in California Government Code
Section 66498.1 et. seq. adjusted to reflect annual increases in the Construction
Cost Index.
102. FIRE HYDRANTS (PART C)
C. Prior to the issuance of any certificate of use and occupancy, all fire
hydrants shall have a blue reflective pavement marker indicating the fire
hydrant location on the street or drive per the Fire Department Standard as
approved by the Fire Chief.
103. STREET MARKINGS (PART B)
B. Prior to issuance of any certificate of use and occupancy, the fire lanes
shall be installed in accordance with the approved fire lane plan in a
manner meeting the approval of the Fire Chief. The CC&R's, or other
approved documents, shall contain a fire lane map and provisions that
prohibit parking in the fire lanes.
104. FUEL MODIFICATION (PART D)
D. Prior to issuance of any certificate of use and occupancy, the fuel
modification shall be installed and completed under the supervision of the
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Fire Chief. Further, the installed fuel modification plant pallet shall be
established to a degree meeting the approval of the Fire Chief. The
CC&R's, or other approved documents, shall contain provisions for
maintaining the fuel modification zones including the removal of all dead
and dying vegetation subject to triennial inspections.
105. DETENTION BASIN SAFETY FENCING
Prior to final design of each detention basin, the Community Development
Director will determine whether safety fencing is required around each particular
detention basin in accordance with the Uniform Building Code. The fencing shall
be attractive, decorative, non -chain link, and non -lethal (no pointed tops).
GENERAL CONDITIONS OF APPROVAL:
106. PUBLIC PARK DEDICATION (PART D)
D. The park sites shall be maintained consistent with the Maintenance Plan
included in the Monrovia Nursery Specific Plan.
107. FINAL EIR
The applicant shall comply with all mitigation measures and recommendations
contained in the Final Environmental Impact Report and supporting technical
appendices.
108. LEGAL ACTION
A. If it becomes necessary for the City to take any legal action or commence
any administrative proceedings against the subdivider or any assigns and
successors in order to enforce any of the conditions set forth herein, the
City shall recover from the subdivider or assigns or successors reasonable
attorney's fees and other reasonable costs incurred in such action or
proceeding, provided that the City obtains a judgment in its favor in any
portion of such action or proceeding.
B. The subdivider or any assigns and successors shall be the real party in
interest and shall assume primary responsibility for the defense of any
legal action or proceeding commenced against the City to challenge the
City's approval of Land Use Entitlements and/or the City's approval
related to such land use approval. The subdivider or assigns and
successors shall reimburse the City for reasonable attorney's fees and
other reasonable costs incurred by the City in defending such action or
proceeding. The City shall promptly notify the subdivider of any such
claim and shall cooperate fully with the subdivider in the defense of any
such action.
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109. AGREEMENT TO TERMS
By accepting approval of these conditions set forth herein, the subdivider or
assigns and successors shall be deemed to have agreed to the terms and conditions
set forth herein and the City shall have the right to enforce in its sole discretion
such terms and conditions by pursuing any and all available legal and equitable
remedies.
110. MILLSTONE
The millstone shall be preserved on-site per the Historic Commission's request
and a plaque designating the significance of the millstone shall be attached or
placed adjacent to the millstone.
111. PUBLIC RIGHT OF WAY
A. No work within the public right of way shall be commenced without first
obtaining a public works permit.
B. Azusa Right of Way permits and fees are required for work in the Public
Right of Way.
112. UTILITY EASEMENTS
"Utility" easements should be general in language, unless the utility companies
make specific requests.
113. STREET IMPROVEMENT PLANS
Once the actual street improvement plans are developed, the City of Azusa Public
Works Department will require plans where all traffic signs and marking are
identified.
114. AZUSA LIGHT AND WATER FEES AND CHARGES
In addition to furnishing and installing necessary water system improvements, the
project developer/owner shall pay to ALW all related fees and charges, including
development and annexation fees, in the manner prescribed by law adjusted to
reflect annual increases in the Construction Cost Index. Developer shall be
entitled to reimbursement credits to the extent permitted by law.
115. CODE AND ORDINANCE COMPLIANCE
The development of this project must comply with all applicable code and
ordinance requirements for construction access, water mains, fire flows and
hydrants.
116. MINOR EDITS
The Community Development Director and City Attorney are hereby authorized
to make minor, non -substantive edits to wording of the conditions of approval.
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117. EFFECTIVENESS OF TENTATIVE MAP
The tentative map shall not become effective until the effective date of each of the
following:
1. General Plan Amendment No. GPA 2002-03;
2. Zone Change No. Z-2002-03;
3. The Monrovia Nursery Specific Plan as amended;
4. The pre -zoning of the 433 -acre portion of the project site within the County of
Los Angeles; and
5. Annexation the Monrovian Nursery property within the City's sphere of
influence.
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