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Home My WebLink AboutResolution No. 99-C010 • RESOLUTION NO. 99-clo A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF AZUSA, CALIFORNIA, APPROVING VESTING TENTATIVE TRACT MAP NO. TTM 52263 FOR A PROPOSED 87-LOT SUBDIVISION. WHEREAS,Monrovia Nursery Company and Lewis Homes of California filed an application on April 29, 1998, Case No. 52263, to create an 874ot subdivision ("Application"), consisting of 27 parcels, 34 lots, and 26 street lots on an approximately 521-acre site located generally north and south of Sierra Madre Avenue between Citrus Avenue and San Gabriel Canyon Road, and more particularly described in the attached Exhibit"A" ("Subject Site"); and WHEREAS, the property affected by the Application is contained within the boundaries of the proposed Specific Plan (SP) zoning district and is govemed by the proposed Rosedale Specific Plan; and WHEREAS, the Application was reviewed, studied, and determined to be in compliance with the California Environmental Quality Act ("CEQA") as more fully described below; and WHEREAS,the Planning Division ofthe City ofAzusaheld several noticed technical work shops and study sessions for the project; and WHEREAS, the Planning Commission of the City of Azusa("Commission") held duly noticed public hearings on November 9, 1998 and November 10, 1998, and continued public hearings on November 12, 1998 and November 19, 1998,at which time all persons wishing to testify in connection with the Application where heard and the Application was fully studied and considered; and WHEREAS, the City Council of the City of Azusa("Council") held duly noticed pubic hearings on November 30, 1998,December 1,2,3,9, 14, 15, 1998,and January 9, 11,and 14, 1999,at which time all persons wishing to testify in connection with the Application were heard and the Application was fully studied; and WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AZUSA, CALIFORNIA, DOES FIND AND DECLARE THAT: RVMB\NMW35Lf SECTION 1. Pursuant to Title 7,Division 2,Chapter 4,Article 1 ofthe Government Code,based on the entire record before the City Council of the City of Azusa("Council"),the staff reports, as well as all written and oral evidence presented,the Council finds as follows: A. The proposed subdivision, provides to the extent feasible, for passive or natural heating or cooling opportunities because the proposed design of the lots and their configuration permit the orientation of structures in an east-west alignment to take advantage of southern exposure. Further, the proposed subdivision includes lots of sufficient size and configuration to take advantage of shade and/or prevailing breezes in the area. B. The proposed subdivision and the provisions for its design and improvement are consistent with the general plan for the City of Azusa, as amended by redesignation of the Subject Site as an SP-3 (Rosedale Specific Plan) Zone District, and the applicable specific plan prepared to guide development within the subdivision,otherwise known as the Rosedale Specific Plan. The staffreport,Environmental Impact Report(BIR),and other evidence introduced and considered during the Planning Commission and City Council hearings,establish that the proposed subdivision complies with the City's General Plan policies and is consistent with the SP(Specific Plan)general plan land use designation, as well as the SP-3 Zone District and Rosedale Specific Plan. The proposed lots meet the minimum design and lot area standards contained within the Rosedale Specific Plan and have been designed for further subdivision once the project is implemented. The proposed subdivision improvements have been designed to be compatible with existing improvements in the area,including existing transportation andcirculation improvements identified in the EIR, as well as existing improvements in adjacent neighborhoods located within the City of Azusa and surrounding cities. Moreover,the proposed subdivision and the provisions for its design and improvement reflect an intent toprovide avariety of well-balanced housing arrangements,at appropriate densities,andwith regard to topographic, aesthetic, traffic and other considerations. -The proposed subdivision accomplishes these General Plan and Specific Plan goals and objectives while also providing appropriate financing mechanisms, required as conditions of approval and/or EIR mitigation measures, to assure that public facilities and improvements needed to serve this and future subdivisions will be provided. C. The Subject Site is physically suitable for the type and density of development proposed. The map under consideration creates an 87 lot subdivision that will be further subdivided in phases. The proposed density of the phased project has been reduced from its original proposed density so that future subdivisions within the Subject Site will be less dense than originally proposed. Additionally,proposed open space areas have been rearranged so that more than 200 acres, or over 40%of the development,will be preserved as open space and parkland to assure that density is further dispersed throughout the project site. Further,the staff report and EIR identify additional changes made to the proj ect,as well as mitigation measures that will be required, to assure that the site is physically suited for the type and density of development, including mitigation measures that address existing geological conditions at the site, as these relate to soil RVMB1dX04\535" -2- stability, on-site faults, and secondary seismic hazards, as well as mitigation measures that are designed to assure compatibility with the neighborhoods that surround the subdivision. D. The design and improvements proposed for Tentative Tract Map No. 52263 are not likely to cause substantial environmental damage nor substantially injure fish or wildlife or their habitat because mitigation measures have been included to address identified impacts in the EIR,including the anticipated loss of sensitive habitat area,the removal of mature Engelman oaks, and the disturbance of southern willow scrub and riparian habitat. These mitigation measures have been included in the mitigation monitoring program approved as part of the EIR for the project. E. The subdivision design and type of improvements proposed for Tentative Tract Map No. 52263 are not likely to cause serious public health problems because the proposed design of the subdivision and the type of improvements have been studied as part of the EIR review process and mitigation measures have been incorporated to address adverse environmental impacts related to any identified potential public health problems. For those impacts determined to be unavoidable,findings have been made in accordance with subsection(c)of Public Resources Code section 21081. This section generally provides that the benefits of the proposed project and its associated entitlements, outweigh the unavoidable impacts identified in the EIR. Additionally, a thorough and comprehensive audit of the subject property has been completed and the site has been partially remediated. The remaining remediation activities are either in the planning stages or will occur once the activities on the site have been shut down. Once these remediation activities are complete,the site will be clean and ready for the next stages of subdivision and development. Conditions of approval have been includedto assure that potential hazards related to continued nursery operations during the phased development are evaluated. 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 the design and improvement of the project, as shown on the tentative map,and as set forth in the conditions of approval and other mitigation measures,provide adequate protection for such easements. G. The discharge of waste into an existing sewer system from development proposed as part of the subdivision will not violate existing requirements prescribed by the Los Angeles Regional Water Quality Control Board because sewage generated at the site will be accommodated by regional treatment plants (the San Jose Creek Water Reclamation Plan and the Joint Water Pollution Control Plant). Further,mitigation measures requiring the applicantto finance any additional facilities needed to accommodate the project and to annex the property into District No.22 of the Sanitation Districts of Los Angeles County have been included as mitigation measures of the project EIR. H. In approving the proposed project,the City has considered the housing needs of the region and balanced those needs against the public service needs of the residents of the City of Azusa, as well as available fiscal and environmental resources. RVYUBN�3544 -3 • • I. The Conditions of Approval attached to this vesting tentative tract map are essential in order to protect the health and safety of the residents of the project, such that infrastructure, including water,sewer, electricity, and storm drains will be installed, and adequate security will be posted for such improvements. Moreover, Conditions of Approval requiring the effective implementation of the Specific Plan, such as neighborhood and street design, are also essential to the residents' safety. J. The Conditions of Approval proposed are essential in order to comply with state and federal law,in that many of the conditions assure compliance with the City's General Plan and proposed Specific Plan for the Subject Site. Additionally, the Conditions of Approval and mitigation measures attached to the EIR,require that the proj ect comply with other federal and state laws, including the Federal Clean Water Act and the California Department of Fish and Game, Streambed Alteration Agreement policies. SECTION 2. An Initial Study and Draft Program EIR have been prepared for the proposed Tentative Tract Map in accordance with the provisions of the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the City of Azusa's procedures for implementing CEQA. Prior to approving the tentative map,the City Council of the City of Azusa ("Council")considered the Initial Study,the Draft Program EIR,and all related documents,as well as any comments received during the environmental document's public review period. Based on the entire record before the Council,the staff reports, and all written and oral evidence presented, the Council finds determines and declares that although the proposed Application may have unavoidable adverse impacts,the Council makes the finding according to subsection (c) of Public Resources Code section 21081 that the benefits of the proposed project and its associated entitlements, outweigh the unavoidable impacts identified in the EIR. SECTION 3. Based on the entire record before the Council, the staff reports, all written and oral evidence presented,and the findings set forth in this Resolution,the Council hereby approves Vesting Tentative Tract Map No. 52263 as depicted in Exhibit"A",subj ect to the attached applicable Conditions of Approval contained in Exhibit"B". The Council further hereby adopts, and incorporates by reference as if fully set forth, the Mitigation Monitoring Program, attached hereto as Exhibit"C." SECTION 4. Effective Date. This Resolution shall become effective upon its adoption. PASSED,APPROVED AND O h d o anu y ' 1999. Madrid Mayor RVPOB%V0.\535" 4- ATTEST: Adolph A. lis, it Clef STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES )ss. CITY OF AZUSA ) I, Adolph A. Solis, City Clerk of the City of Azusa, do hereby certify that the foregoing Resolution No. 99-C10 was duly introduced and adopted at an adjourned regular meeting of the City Council on the 14`h day of January, 1999, by the following vote, to wit: AYES: COUNCILMEMBERS: HARDISON, STANFORD, BEEBE NOES: COUNCILMEMBERS: ROCHA, MADRID ABSENT: COUNCILMEMBERS: NONE i Adolph A. is, City Crlerk APPROVED AS TO FORM: _ I ity Attorney L -5- EXHIBIT A VESTING TENTATIVE TRACT MAP 52263 The Vesting Tentative Tract Map 52263 is attached as a separate document. �: i I . � � ; I I . . .- ..... .- . - - -- . . . . . I . .1 �.. I I . I � . . "I.,-- . . I . I -\\, . . , ,", , , '/ - . "�.. - - 1111o. - 1 I.- . . .. I I -I`� �-,_,_, :;;�-- --,-".t:P,z��-� I . 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I I � .r .o .�. � I I I. : '--.', - . , , ", I , - .-,I .�.. , I .1. I .. . . '. I I I � . I � . . . . 'L... 4� , . L: ' - . I r�' � , , �L . . . I . - -r �: ,L - -1 - ,.- .,% ... - .. - . . . r � - I - . .. . . I i� - I . . - .. - -.-I'- -.I . - I -'-L.b , I . . . I. .. I . - . I . - - L. - -1 w--,�'-f. ..- .I -- . L�. . -- . -1" � - - I - - .- . .. . " . - . � . . � . . . I . . ..�. 'L,_4,_ .1 '"'. ,�'.. , -- ,� L- � j�-'- '-- .--, � - ----. - -- , . ,. -:- -- -��--- ...� -, . I .. �- �, - �, . . � . - -,--L- --"' . ..--"..,-..-- ( -,--",-, ,-- ,",-*---,- - , ,,-,"!""" 11- - ..-,I -. � . . --, - . . : ; : . I [ ExHiBrr B CONDrrioNS OF APPROVAL The City Council approves the Rosedale Specific Plan, the General Plan Amendment, Zone Change, and Master Vesting Tentative Map and the Development Agreement (Land Use Entitlements) with the incorporation of the following Conditions of Approval. The Land Use Entitlements approval are contingent upon annexation. A. Plan Modifications In order to address various issues and concerns, the proposed Specific Plan is modified as follows: Development standards 1. Minimum lot sizes are as follows: LUl North of Sierra Madre Avenue- 7,500 square feet with 20% of the lots being a minimum of 10,000 square feet; LUI South of Siena Madre Avenue-5,000 square feet LU2 -4,000 square feet; LU3 -2,680 square feet; LU4 -Cluster homes: 2,500 square feet minimum with an average of 2,800 square feet; and LU6 - Cottage homes: 2,500 square feet minimum with an average of 2,800 square feet. 2. Planning Areas 17 and 18 shall be limited to land use types LUI,LU2,LU3,and LU6. 3. The minimum dwelling unit sizes shall be as follows: LUI -2,000 square feet LU2 - 1,500 square feet LU3 - 1,400 square feet LU4 - 1,200 square feet LU6- 1,200 square feet 4. Flag, cul-de-sac, and/or knuckle lots shall have a minimum lot frontage of 20 feet,regardless of LU type. The minimum lot size for LUI north of Sierra Madre Avenue shall be 7,500 square feet; minimum lot dimensions shall not be narrower than 50',and no shorter than 100'deep with a minimum rear yard setback 25'. 5. Zero lot line site design and projections from the zero wall are permitted so long as the minimum distance between the projection and the adjacent dwelling unit is 10 feet. 6. In Planning Area 20,parking shall be located at the rear of the site. 7. At the subsequent subdivision review, ensure that subdivision design and proposed housing development for Planning Areas 5 and 11 are sensitive to the larger lots and character of adjacent lots in the City of Glendora. Development proposals shall incorporate features that preserve the sight plane from existing residences in Glendora and that respond to land use compatibility concerns. rmuuy 25, 1999 B-1 0 9 8. Adjacent,abutting driveways shall be separated with a landscape strip,low fence,or low planting area. 9. LU6 shall have a minimum of 0.5 guest parking spaces per each dwelling unit. 10. In LU4, all driveways shall be 18 feet in length except for when the garage is side loaded. When the garage is side loaded, the minimum front yard setback can be 5 feet. 11. Each cluster court drive shall be constructed with decorative paving or entry bands(i.e.,stamped and colored concrete, tile, etc.) 12. Porches shall be a minimum depth of 4 feet and shall be enclosed by a low wall or fence. 13. Where there are 10 or more guest parking spaces grouped together,up to 25% of those guest spaces may be compact spaces. 14. Gated communities are not encouraged,but may be approved by the City on a case-by-case basis. 15. Residential units located in the Planning Areas north of Sierra Madre Avenue are required to have 3 car garages. 17. In the LU4 cluster homes,the 1.5 guest parking space requirement can be satisfied by the two spaces provided by a standard size driveway. 18. In order to increase pervious surfaces,the following are encouraged: • using turf block on/in emergency vehicle access roads,school,plazas,or other areas where paving might be anticipated; • using hollywood driveways; • increasing lot size in order to accommodate larger front yards; • increasing front yard setbacks; • increasing the amount of open space; and • using "best practices"to ensure that impervious surfaces are limited. 19. Include the following plants on the proposed plant list: Ligustrum,Variegated Liriope,Photinia, and Variegated Pittosponrm. 20. The applicant(builder shall make a good faith effort to incorporate existing oak trees into tract and neighborhood design. If incorporating the existing trees into the plan is not feasible,the applicant shall make a good faith effort to relocate existing healthy oak trees to another area of the Rosedale project site (including but not limited to parks, schools, trails) rather than destroying existing trees and replacing them with new oak trees. The relocated trees shall be properly cared for and maintained for a period of two years and replaced by the applicant(in accordance with the tree characteristics and ratio as specified in the SIR, other associated environmental documents, this Conditions of Approval document,or other City policy)if the tree dies within the period.If the applicant cannot design around nor relocate existing oak trees, the oak trees shall be replaced in accordance with specifications contained within the EIR and associated environmental documents or other City policy. January 25, 1999 B-2 0 Circulation 21. B Street shall provide access to only those parcels located within the City of Azusa. 22. A connector between B Street and the Citrus Avenue extension shall be the subject of a focused feasibility study. In compliance with applicable CEQA regulations, the study will explore access within the project to minimize east-west commuter traffic impact on residential neighborhoods. This study shall be conducted prior to commencement of Phase 2's grading, and will be conducted at the applicant's expense. 23. Planning Areas 1 and IA shall have connecting vehicular and pedestrian access,unless the applicant provides compelling evidence that this is not feasible or desirable. 24. Alleyways'right-of-wayshallbeaminimumof 25feet,including5feet oflandscapingwithirrigation system 25. Sidewalks shall be a minimum of 4 feet wide on the primary loop,secondary streets,and local streets. 26. To promote open access and public safety, each planning area should have at least two ingress and egress access points, unless the applicant provides compelling evidence that one access point is feasible. Where possible,the access points should direct traffic in different directions. This access can be through an adjacent village or neighborhood. 27. Should any streets be proposed as private streets, the method of maintenance and operation for these streets must be specified and approved of by the City Engineer as part of subsequent subdivision design review. 28. Where interior lot access for fire vehicles is required, a minimum access way of 25 feet shall be required. 29. The street name Rosedale Parkway shall not be assigned to more than one street. 30. Local drives shall contain a tum around area at the end of the drive. 31. The project area maps shall show Palm Drive as part of the project area. 32. Vehicular access to Planning Area 1 shall be from Sierra Madre Avenue. 33. Prior to subsequent subdivision review for Planning Area 1, an open public process involving all affected neighbors shall be initiated to examine additional bicycle and pedestrian access through Viewcrest Drive. 34. The applicant shall participate in a Citrus Avenue Corridor study to evaluate and resolve Citrus Avenue traffic issues. Other study participants will include, but are not limited to, Citrus College, Azusa Pacific University, the City of Glendora, the City of Azusa, Mankowski Homes, and others as appropriate, provided other participants are willing. The applicant's fair-share fees, per Traffic/Circulation mitigation measure, can be used in part to fund this study. Such study shall be J=uuy 23, 1999 B-3 0 0 implemented prior to the issuance of the 500'residential building permit for the project. (Note:staff changed the wording of this condition from the strike-thin version to this version for consistency with a similar mitigation measure.) 35. Prepare a construction truck route plan prior to commencement of grading. Plan shall indicate which streets will be used. The cost to repair any damage to these streets as direct result of Rosedale construction vehicle use will be paid by the applicant (normal wear and tear are not considered damage.) A meeting with residents impactedby the proposed truck routes shall be convened upon the fust tentative tract map (other than the Vesting Tentative Tract Map)approval. 36. The applicant shall fund, at the City's request, periodic traffic and engineering studies that will be required to determine how and when recommended traffic control devices (traffic signals,stop signs, and other)as specified in the EIR and associated documents will be implemented. Additional studies shall also be undertaken, as determined necessary by the City, to evaluate the need for other traffic control devices(beyond those identified in the Specific Plan, EK and associated documents)that may become necessary due to project traffic and project traffic combined with other changes in background traffic patterns due to general growth and development activity. The timing of studies shall be at the discretion of the City, but should at a minimum include new studies prior to City action on each tentative tract map. As part of the tentative tract map(s)approval, the City may condition the map to include the provision of new traffic control devices and the modificationheplacement of existing traffic control devices within and around the Rosedale project area. The traffic studies shall be conducted,at a minimum, at the following intersections (plus other locations deemed appropriate by the City based on observed traffic patterns): • All new project roadways/Sierra Madre Avenue; • Sierra Madre Avenue/Todd Avenue; and • Internal project intersections. The applicant's fair-share fees,per Traffic/Circulation mitigation measure, can be used in part to fund this study. B. Parks and Recreatior✓Cultural Resources 37. Public park credit shall be granted for trails only if they are maintained,improved with indigenous or ornamental landscaping,and have amenities such as benches,water faucets,trash receptacles,lighting, and conduit for the Police Department's surveillance program 38. A maximum of up to one acre ofpark credit for providing private recreational facilities shall be applied to the public park requirement. 39. All public park facilities including hiking trails shall be designed with adequate on- or off-street parking to accommodate public use. The provision of such parking will be reviewed by the City on a case-by-case basis as part of subsequent subdivision design review. 40. 91 Street parkway and street improvements shall be extended off-site to Pasadena Avenue and shall be installed by the developer and maintained by the Landscape and Lighting Assessment District,other assessment districts, and/or the Master Homeowners Association. Jaau•ry 25, 1999 B-4 0 0 41. A joint agreement shall be executedbetween Developer,City,and School District for the construction and operation of a day care center located in the proposed school or in the adjacent park upon submittal of plans for the school site. 42. The Vosburg House shall be preserved through the lifetime of the approved Rosedale Development Agreement. Upon the termination of the Rosedale Development Agreement, the Vosburg House preservation shall be subject to City of Azusa ordinances, policies, and practices in effect upon expiration of the Development Agreement. 43. Prior to the initiation of any grading operations,the City shall work with Gabrieleno-Tonga,Cahuilla, and/or Serano tribes to document the Fairmount Cemetery and other sensitive areas that may require onsite evaluation as well as Native American monitoring. A certified archaeologist shall conduct an onsite evaluation,with aNative American monitor present,whenever grading operations occur within 500 feet of the Fairmount Cemetery. 44. Documentation shall be conducted,in accordance with HABS, for the Covina Irrigation Ditch or Canal and all pre-1948 structures upon or before Developer's submittal of the first Tentative Tract Map for the Rosedale project. The documentation shall include but not be limited to the following components: a)full photographic record for each building,feature,or archaeological resource with black-and-white, 35 -mm negatives with quality processed, 5 by 7 inches or larger prints with archivally printed labels. Supplemental color film documentation,particularly for landscape features is recommended; and b) arrangements shall be made in advanced to curate the negatives, prints, and associated narrative documentation as a supplemental to the MacNeil family archival collection and Azusa Foothill Citrus Company archival collection. These collections are on file at the special collections in the library of Azusa Pacific University. The supplemental material should be maintained at a site that is readily available to the public,including but not limited to Azusa Pacific University. The documentation shall be reviewed by the Cultural&Historical Landmark Commission. 45. The applicant shall work with the City (with the advice of the Cultural & Historical Landmark Commission and the Parks &Recreation Commission) to develop: a)a re-use plan for the portion of the Monrovia Nursery property south of the existing railroad tracks (known as Palm Drive), and b) a thematic plan for linking,by direct or indirect pedestrian access,interpretive signage and documentary displays,such related historic elements as the Vosburg Residence,the Mac Neil Residence, the site of Palm Drive, the Monrovia Nursery gates, the millstone, the off-site citrus packing houses, and the Fairmount Cemetery. Any donation of Monrovia Nursery Company's property forpark land as a result of this effort shall be at the sole discretion of Monrovia Nursery Company. 46. Pedestrian access (i.e. sidewalks) and landscaping (i.e. street trees, parkways, etc.) on cluster drives be determined, at the City's discretion, at the subdivision level of review. 47. All signs located along the hiking trails and in the natural open space areas shall conform with the residential sign development and design standards as specified in the City of Azusa Municipal Code. 48. Prior to the commencement of construction of any improvement related to the project,owner shall,in conjunction with the City,sponsor a job fair directed at residents of the City. The job fair shall be held for the propose of identifying qualified City residents to be hired by Owner or contractors working on Imauy 25, 1999 B-5 the project improvements. C. Public Safety 49. Applicant shall submit a letter to the City certifying that while a risk criterion of 1 x10-5 was used in the Health-Based Cleanup Analysis,the site is clean and does not pose any unacceptable risk to the future habitants of the Rosedale development. 50. Conduct a forward health risk assessment or some other type of risk evaluation procedure to quantify residential risk impacts from ongoing nursery operation prior to the approval of any tentative tract map other than the Vesting Tentative Tract Map. Conduct the assessment to determine the level of exposure for the maximum exposed individual for the project's Phase 1 and Phase 2. Also determine if the potential for pesticide or particulate exposure for Rosedale residents is less than existing land use impacts. This evaluation must take into consideration prevailing wind directions,location of the initial phases of the development relative to ongoing nursery activities,and a comparison of the location for the maximum exposed individual under existing conditions and when the project is builtout. 51. Throughout the project's construction, the applicant and subsequent developer shall act as a "good neighbor" and notify,maintain air condition filters or provide air filtration systems, as appropriate to senior citizens' located within 500 feet of active clearing, grading, or asphalt paving,Azusa Pacific University when located within 500 feet of active clearing, grading, or asphalt paving, any other nearby residents known to have respiratory problems at the time of project approval as identified by the City,Mankowski Homes,Dalton Street Elementary School,the new K-8 school, Saint Frances of Rome school, and 52. The Monrovia Nursery Company shall continue to adhere to state of science pesticides practices for storage,mixing, application,transportation, and disposal. 53. When clearing, grading, or asphalt paving operations are scheduled to be conducted and when the construction emissions plus ambient air concentrations for nitrogen dioxide (NO) measured at the Glendora air quality monitoring station violate the one-hour State ambient air quality standard and/or "unhealthful"(previously known as"healthy advisory episode")air quality conditions are anticipated, written notice shall be given to Dalton Elementary School officials, St. Frances of Rome administrators, Mankowski Home administrators, the new K-8 school, senior citizen residents (as identified above)residing within 500 feet of the construction activity,and any nearby residents known to have respiratory problems at the time of project approval as identified by the City. Such notice shall indicate that air quality is anticipated to be"unhealthful"and that construction activities may result in gas and particulate emissions,therefore, outside physical activity should be limited. 54. All clearing,grading,or asphaltpaving operations shallbe halted when the construction emissions plus ambient air concentrations for nitrogen dioxide(NO)measured at the Glendora air quality monitoring station violate the one-hour State ambient air quality standard and/or"bazardous" (previously known as "2"stage episode") air quality conditions,per the South Coast Air Quality Management's District 1 Senior citizen is defined as a person registered as a senior on the City's Lifeline program. JMUWY 25, 1999 B-6 0 0 Pollution Standard Index,occur. 55. After the removal of any stored materials and equipment located north of Sierra Madre Avenue, the applicant shall conduct, at its sole expense, a study to determine if any contamination has occurred. As appropriate, the applicant shall remediate the site. 56. All single family detached units shall be served from streets not less than 36 feet paved width curb to curb or flow line to flow line, clear to sky or as permitted by Los Angeles County Fire Department. Cul-de-sacs shall provide maximum length of 334 feet. 57. Due to the proximity to a wildland fire area,no single means of access shall serve more than 75 units. 58. No drive or access shall be less than 20 feet paved width clear to sky. 59. Provide the County Fire Department with typical street sections for all streets and drives serving this division of land prior to tentative map approval. 60. Provide commercial streets to Fire Department specifications in all commercial/industrial areas,with adequate width to allow the parking of trucks prior to tentative map approval. , 61. Where driveways extend further than 300 feet and are of single access design,turnarounds suitable for fire protection equipment use shall be provided and shown on the final map. Turnarounds shall be designed, constructed, and maintained to insure their integrity for Fire Department use. Where topography dictates,turnarounds shall be provided for access roads which extend over 150 feet. 62. Private drives shall be indicated on the final map as"Private Driveway and Fire land'with the widths clearly depicted and shall be maintained in accordance with the Fire Code. 63. Vehicular access must be provided and maintained serviceable throughout construction to all required firehydrants. All required fire hydrants shall be installed,tested,and accepted by the Fire Department prior to construction. 64. This property is located within the area described by the Fire Department as "Very High Fire Severity Zone'(formerly Fire Zone 4). A fuel modification plan shall be submitted and shall show those items as required by the Fire Department prior to the approval for the tentative tract map for the area. D. Fiscal Impact Mitigation 65. Applicant shall ensure the complete mitigation of the net municipal cost of providing services to the project residents, as specified in this condition and in Condition 66. Prior to builder final map approval,the applicant shall establish a mechanism to insure ongoing maintenance of all community amenities and facilities,including but not limited to open space lots,parkways, parks, trails and trail heads, bikeways, landscape lots, landscape easements, community entries, interior slopes, offsite graded slopes, street lighting, public and private drives, and public and private streets. This mechanismmaybe in the form of a Community Facilities District or a Landscape and Lighting District or Master Homeowners Association,or combinations thereof,subject to the approval of the City in its solediscretion. All required documents necessary to form the maintenance entity,including but limited Jmuuy 25, 1999 B•7 0 0 to CC&Rs,shall be submitted and approved by the City prior to the approval of the first final map. 66. The applicant shall pay the residual Net City costs either through(a)a single payment of$451,000.00 before commencement of Phase I construction,or(b)a single payment of$527,000 at the issuance of the first Certificate of Occupancy, or(c)ten annual installments equaling$81,000 each. 67. On or before certificate of occupancy for any homes, developer shall establish an insurance policy, a financial security device or trust fund ("Security Policy") for the benefit of the City. The Security Policy shall be in the amount of$1.6 million with a 4% quarterly compounding interest and shall operate as a guarantee that any fiscal impact in excess of the fiscal impact amount identified in the Fiscal Impact Report will be paid to City from the Security Policy. The Security Policy shall be in a form acceptable to the City in its sole and reasonable discretion. E. Miscellaneous Conditions 68. Unless otherwise specified, all conditions applicable to each phase shall be satisfied prior to final map recordation and all dedications and granting of property shall be to the City of Azusa. 69. Prior to the issuance of any grading plan,tentative tract map,or other development entitlement within Phase 4 of the Specific Plan, the developer shall provide the City with documentation indicating an agreement regarding the permanent protection (specifically perimeter fencing) of the Fairmount Cemetery. The cost of providing permanent protection must be determined in said agreement. This condition maybe superseded by any provision or exhibit contained within the Rosedale Specific Plan Development Agreement. 70. The applicant or builder shall provide water service to the Cemetery throughout the project's construction. This condition may be superceded by any provision or exhibit contained within the Rosedale Specific Plan Development Agreement. 71. The applicant or builder shall provide suitable access throughout the project's construction, as determined by the Cemetery and the applicant,to the Cemetery. This condition may be superseded by any provision or exhibit contained within the Rosedale Specific Plan Development Agreement. 72. The applicant is encouraged to establish an incentive program to enable existing Azusa residents to buy a "move-up" home and to encourage police officers and other City employees to buy a home in the Rosedale project. 73. Whenever the Specific Plan refers to the City of Azusa codes, regulations, requirements, standards, policies,ordinances,or other regulatory provisions,such regulations shall be those in effect on the date the DevelopmentAgreement is approved,unless beyond the control of the City and except as otherwise provided in the Rosedale Specific Plan or any Rosedale Development Agreement. 74. Prior to the commencement of construction of units in Phase I,applicant shall construct at the Citrus Avenue-Interstate 210 off-ramps,at its sole cost and expense,a monument sign announcing that one is entering the City of Azusa. Such sign shall be subject to City's sign requirements and City's approval process. J=UUY 25, 1999 B-8 0 0 75. Maintenance of the landscaped parkways on local streets shall be the responsibility of the Landscape and Lighting District. 76. Improvement plans for each of the Planning Areas or neighborhoods shall be submitted to the City for approval prior to recordation of any Tentative Map. 77. The at-grade rail crossings at Palm Drive and Rockvale Avenue must be abandoned, if required by other agency or authority. 78. The applicant shall pay for all costs associated with the closure of another off-site at-grade railroad crossing. (Note: costs should be limited to the physical costs of closure such as pavement removal, barricade installation, etc.) The specific crossing shall be determined by the City of Azusa City Council. 79. Applicant shall comply with the requirements of the Congestion Management Program. As appropriate,developer shall pay the necessary fees to purchase Congestion Management Plan(CMP) credits from other agencies to offset any remaining CMP debits created by the project. Fees are due at the time the CMP debt is created. The applicant shall comply with any substitute measure MTA may require and implement in place of the debit/credit program. 80. All mitigation measures identified in the EIR and adopted by the City, shall be implemented by the applicant. 81. Applicant shall diligently implement the EIR mitigation monitoring program,and reimburse the City for the actual cost of implementation. 82. Developer and Azusa Light and Water Department agree to negotiate for the exchange of a new reservoir site on the Monrovia Nursery property,in exchange for the Heth Reservoir site with the terms and conditions to be negotiated and approved by the City of Azusa City Council. The agreement shall include a condition requiring that the site undergo appropriate environmental review as specified by CEQA at the time of its proposed development,if not before. F. Permits and Studies 83. In compliance with the Federal Clean Water Act,the applicant shall file a notice of intent to obtain a General Construction Activity Storm Water Permit(National Pollution Discharge Elimination System [NPDES])for all construction activities that will disturb five or more acres,or are part of a project that will disturb five or more acres. Proof of filing a "notice of Intent' with the State Water Resources Control Board will be required prior to the issuance of the grading or building permits. 84. In compliance with the Federal Clean Water Act,the applicant shall submit a Storm Water Pollution Prevention Plan(SWPPP)to the Director of Community Development for any construction activities that will disturb five or more acres,prior to the issuance of grading or building permits. 85. Prior to the approval of any grading plan affecting Beatty Canyon, the applicant shall negotiate a huuary 25, 1999 B-9 0 0 Streambed Alteration Agreement with California Department of Fish and Came, if required or the project may be redesigned to avoid any grading impact. 86. On a tract by tract basis and prior to the final of each map, the developer shall undertake a comprehensive oak tree survey and mitigation plan for the purpose of identifying all oak trees within that tract. The survey and mitigation plan shall identify all oaks to be removed, replanted, and replaced. Replacement shall occur at a ratio of at least 3:1. 87. The applicant shall perform a focused protocol survey for least Bell's vireo and coastal California gnatcatcher prior to commencement of any construction activities in areas of suitable habitat to confirm the continued absence of the listed bird. 88. If vegetation removal is scheduled between February through July of each year(breeding season for raptors and breeding birds),the applicant shall conduct surveys to determine if nesting birds are present at the removal site. If the breeding season surveys ascertain the presence of breeding raptors or birds' nests in areas scheduled for vegetation removal, such activity shall not take place within 500 feet of an active nest until the young have fledged. G. Development Level Conditions 89. No work within the public right-of-way shall commence without first obtaining an Encroachment Permit from the Public Works Department. 90. A City Construction Permit shall be obtained for all work undertaken in the public right-of-way. All work shall be done in accordance with City of Azusa Standards and Standard Specifications for Public Works Construction (Green Book), latest edition and to the satisfaction of the City Engineer or his designee and shall be completed before issuance of Certificate of Occupancy. 91. The applicant shall construct curb and gutter, sidewalk, and driveway aprons. 92. Wheelchair access ramps shall be provided at all comers and comply w/ADA requirements. 93. Paving to join existing pavement or to centerline shall be as per project plans. 94. Improvement plans prepared by a registered Civil Engineer shall be submitted for all off-site (public works) improvements. Plan check fees shall be paid in advance. Plans shall be 24"by 36" ink on mylar. 95. A building permit may be issued for a temporary trailer prior to recordation of a Final map encompassing the subject property with the stipulation that the location thereof must comply with the City of Azusa Building Code,the Development Regulations,and the requirements of the Public Works Department for utilities and roads to serve the site. 96. Issuance of a Certificate of Occupancy may be permitted forthe any temporary trailers prior to the recordation of a Final Map encompassing the subject property , pursuant to provisions of the Subdivision Map Act. Jmuery 25, 1999 B•10 0 0 97. If temporary trailers or mobile model home offices, design centers, or other uses are used, the trailer or mobile unit must be surrounded by landscaping that includes ground cover, shrubs, and trees. The landscaping shall be planted and maintained in such a manner that evokes a sense of permanence and eliminates the "transitory"appearance of the trailer of mobile unit. Landscape plans (including plant type,location,and size)must accompany the trailer ormobile units'permit application. The temporary trailer or mobile unit's permit shall be reviewed and reconsidered on an annual basis beginning one calendar year from the initial permit's issuance. 98. Landscape and irrigation plans shall be designed by a Licensed Landscape Architect (licensed to practice in the State of California) for all landscaped lots, parks, trails, parkways, and medians. Landscape and irrigation plans shall show locations, quantities, sizes, and types of plants materials, as well as design of an automatic irrigation system Plans shall be 24"by 36" and in compliance with City of Azusa landscape design standards. Two sets of irrigation and landscaping plans for all streets, parks, walkways, and residences shall be submitted. The landscape and irrigation plan for common areas including parkways and parks shall be submitted prior to the first final map. Landscape and irrigation plans for commercial Planning areas or residential units shall be submitted at the same time as the applicant submits for building plan check. All landscape and irrigation plans shall be submitted the Public Works Department and the Community Development Department. No final release from the Public Works Department shall be granted until these requirements have been met. 99. The developer shall install automatic irrigation to street medians prior to the issuance of a Certificate of Occupancy. 100. Root barriers shall be installed for trees in front yards and parkways. 101. At subdivision review,the inclusion ofpedestrian friendly design features such as public art,fountains, etc. in the neighborhood commercial areas shall be detemrined. 102. All streets,private or public local drives(except in cluster courts,refer to Condition 46),and alleyways shall have parkways with landscaping and an automatic irrigation system 103. Parkway trees are required, located no closer than 30'nor greater than 65'apart. Parkway trees shall be at least 15 gallon size as specified in the Rosedale Specific Plan. 104. At least one tree per lot shall be installed,if the plans call for a parkway. In the event that there will not be a parkway,the same number of trees shall be installed as the number of units,as prescribed by the Public Works Superintendent. 105. Fencing plans for the Central Park and all pocket parks shall be submitted for review and approval of the Planning Division and Parks and Recreation Department prior to the first final map for the phase in which the park occurs. These areas shall have landscaping and fencing installed and completed within such a time frame as agreed upon by the Azusa Unified School District and City of Azusa. 106. If the joint-use area of the Central Park is fenced,it shall be fenced in such a manner that allows for the new K-8 school student usage but does not preclude the general public's use at any time of the day/night. January 25, 1999 B•11 0 0 107. The applicant shall fund plan check and inspection of all Homeowners Association(HOA) areas and prior to transfer of any HOA area to the Association, the developer shall fund City inspection to confirm completion of the required improvements to the approval of the Community Development Director. 108. If off-site public improvements require acquisition of land, easement, or right-of-way, the developer shall negotiate in good faith to acquire the same. Should the developer fail to obtain such real property interests, the developer shall agree to pay all City costs of acquiring these interest, as provided in the Development Agreement. 109. Prior to issuing a Certificate of Occupancy for units in the last Planning Area in Phase 3, the applicant shall dedicate the northern portion of the property designated as open space in the Specific Plan to a public entity or private organization agreeable to the City, for the maintenance and continued use of the property as open space. 110. The Monrovia Nursery gates shall be preserved in place. 111. At each gated village or neighborhood entrance, the gate shall be located in such a manner to accommodate a 40 foot queue of cars at the gate without impacting traffic flow. 112. A unified comprehensive sign program for all commercial areas shall be submitted and approved by the City's Community Development Department,prior to the issuance of building permits for said commercial uses. 113. The County Fire Department will not permit gates within this division of land unless shown with a typical section on a subdivision map and approved prior to tentative approval. 114. Where mailboxes for more than sixteen units are grouped together, the mailboxes shall be located beneath a trellis or covered structure. The structure shall be designed and constructed to be compatible with the surrounding residential units. 115. Where neighborhoods are designed with a separate homeowners association, a community bulletin board shall be constructed beneath the trellis/shade structure adjacent to the mailboxes. 116. All gates and fences enclosing public pools and private recreation area pools shall be constructed and maintained in such a way that,in an emergency, fire fighting equipment can quickly and efficiently access pool water. Likewise, all driveways and access roads serving such pools shall be constructed and maintained to allow fire fighting equipment to access the pool areas. 117. All residences in the planning areas north of Siena Madre Avenue shall have gates, fences, or driveways that enable fire fighting equipment to access backyard pools. Developer shall record CC&Rs, subject to the City's approval, shall require private pool owners to permit fire fighting personnel and equipment to access private pool water. 2 Gates,fences,and driveways shall have a minimum 36"width to provide appropriate access. J=Uftry 25, 1999 B-12 0 0 118. The developer shall include a minimum of three cable television outlets in each home. 119. The developer shall install conduit for electric vehicle recharge(EVR)in each home's garage. 120. The applicant shall install conduit suitable for the Police Department's community camera program along the following trails: the east-west trail; 10th Street trail; and those located north of the Sierra Madre Avenue. The conduit shall also be installed at the following intersections: Rosedale Parkway/Citrus Avenue extension; Rosedale Parkway/9th Street extension; Rosedale Parkway(East and West)/C Street; and Rosedale Parkway(East and West)/Sierra Madre Avenue. 121. For each house, all utility meters shall be located in the same location. 122. The applicant shall construct or guarantee to the construction of any and all on-site and off-site sewer, storm drainage, water, electricity, gas, and other infrastructure necessary to service the Rosedale Specific Plan area. 123. All infrastructure necessary to serve the proposed development for each construction phase (water, sewer, storm drainage, streets, gas, electricity, etc.) shall be in operation prior to the issuance of Certificate of Occupancy. 124. The applicant shall finance all infrastructure improvements and pay all related costs associated with mitigating project impacts at its sole expense. 125, All utilities shall be underground. The applicant shall provide all conduits, pull boxes, vaults, transformer pads,street lights. 126. Existing electric easements maybe retained. New easements shall be granted by the applicant for the new underground electric distribution system 127. The applicant shall dedicate easements for all utilities regardless of location. 128. The applicant shall furnish and install an electric distribution system in accordance with specifications of Azusa Light &Water Department and existing rules and regulations including costs or fees associated with providing electric services to new homes. 129. A 2-inch PVC conduit (for future utility telecommunication purposes) shall be routed to each new home and installed in joint trench with underground electric distribution system 130. The applicant shall arrange for necessary relocation of all utilities,poles,signals,street lights, etc. 131. The applicant shall contact and submit to the Electric Division two sets ofplans showing the following: Jmuuy 25, 1999 B-13 0 0 site survey plan of buildings, elevations, sections and location of existing electric easements; electric service desired,electrical load calculation and single line diagram;locations of electric meter panel and main switch gear on or in buildings and drawings, if necessary; and location of transformer pad and related substructures. 132. The developer shall repair or replace, at its expense, to the satisfaction of Public Works, any public improvements damaged during the construction of the development. 133. Street light facilities in public roadways or right-of-way shall be furnished and installed by project developer in conformance with existing LA County roadway illumination standards. 134. Traffic signals shall be installed at selected project intersections,as warranted by traffic engineering studies. 135. Grading shall be performed per County of Los Angeles UniformBuildinglaws,current edition,relating to excavations and fills. 136. An off-site drainage facility shall be provided in accordance with the Master Plan of Drainage. 137. V.C.P. sewer shall be designed and constructed. 138. The project shall be connected to a public sewer with a V.C.P. sewer connection. 139. The applicant shall pay required sewer fees. 140. A bond or security device shall be posted with the City, in an amount sufficient to cover the amount of off-site work to be done, as determined by the City Engineer. 141. Additional water system requirements will be required when this land is further subdivided and/or during the building permit process. 142. The required public fire hydrant fire flows shall meet the Fire Department's standards. 143. The required on-site fire flows shall meet Fire Department's standards. 144. All hydrants shall measure 6" x 4" x 2-1/2" brass or bronze, conforming to current AIWA standard C503 or approved equal. All hydrants shall be installed a minimum of 25'from a structure or structures to be protected by a two(2)hour fire wall. 145. All required fire hydrants shall be installed,tested and accepted or bonded for. Vehicular access must be provided and maintained serviceable throughout construction. 146. Maintain access to all fire department motorway(s). Provide an exhibit showing how this will work prior to final map approval. 147. Access shall comply with Section 902 of the Fire Code which requires all weather access. All weather access may require paving. J=UUY 25, 1999 B•14 0 0 148. Fire Department access shall be extended to within 150 feet distance of any exterior portion of all structures. 149. Provide Fire Department and/or City Approved street signs and building access numbers prior to occupancy. 150. All new development will participate in the City's green waste recycling program 151. Applicant shall conform to the 1997 Uniform Building Code, 1997 Uniform Plumbing Code, 1997 Uniform Mechanical Code, 1996 National Electrical Code,State of California 1998 amendments and all applicable Azusa Municipal Ordinances; as may be amended from time to time subject to the provisions of the Development Agreement. 152. All plan check fees shall be paid at the time of plan check submittal.Once plan check is completed and approved,applicant shall be responsible to pay in full all other appropriate development fees prior to issuance of any building permit. 153. Structural, architectural, electrical, mechanical, and plumbing plans shall be designed by a State of California Registered Engineer or State of California Registered Architect. 154. Applicant shall submit three copies of foundation, framing, floor and elevation plans for plan check. 155. Applicant shall submit three copies of structural calculations simultaneous with the construction plans. 156. Applicant shall submit three copies of energy calculations simultaneous with the construction plans. 157. Applicant shall submit three copies of electrical,mechanical and plumbing plans simultaneous with the construction plans. 158. Applicant shall submit three copies of the Geotechnical (hazard) Investigation Report simultaneous with the construction plans. The Geotechnical Investigation Report shall be prepared by a State of California registered Civil Engineer or a State of Califomiaregistered Certified Engineering Geologist, having competence in the field of seismic hazard evaluation and mitigation. 159. Applicant shall submit three copies of soil report simultaneous with the construction plans. 160. Applicant shall submit three copies of plans for all retaining walls over three feet high or retaining walls having a surcharge imposed on them and garden walls over six feet high. 161. The City shall within thirty days of approval of this resolution or ordinance containing the conditions of approval for this Land Use Entitlement record such resolution or ordinance with the Los Angeles County Recorder. 162. If it becomes necessary for the City to take any legal action or commence any administrative proceeding against the applicant or any successor in interest in order to enforce any of the conditions of approval set forth herein,the City shall recover from the applicant or successor in interest reasonable Jmumy 25, 1999 13-15 0 0 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. 163. The applicant or its successor in interest 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 of EIR related to such land use approval. The applicant or successor in interest shall reimburse the City for all reasonable attorney's fees and other reasonable costs incurred by the City in defending such action or proceeding. 164. By accepting approval of the Land Use Entitlements subject to the conditions set forth herein, the applicant and any successor in interest 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. Applicant has read each and everyone of these conditions of approval set forth approves and accepts the land use entitlements and agreement identified herein, subject to these conditions. Applicant's Signature C Date o-14* �-t January 25, 1999 B-16 FINAL Mitigation Monitoring and Reporting Program Rosedale Specific Plan City of Azusa January 14, 1999 This Mitigation Monitoring and Reporting Program has been prepared pursuant to the requirements of the California Environmental Quality Act (CEQA), Section 21081.6 and Section 15099 of the State CEQA Guidelines. The purpose of this program is to document implementation of mitigation measures required by the Final Environmental Impact Report (Final EIR) for the Rosedale Specific Plan and by the January 14, 1999 Summary of Minor Modifications to Final Environmental Impact Report(Summary). The City of Azusa has adopted the mitigation measures included in the Final EIR and the Summary to mitigate or avoid significant impacts on the environment. This program has been designed to ensure compliance during project implementation. Mitigation measures identified in the Final EIR and the Summary have been incorporated into the checklist included as part of this program. Each mitigation measure is numbered as it appears in the Summary and is listed with appropriate spaces for monitoring the progress of implementation. The following information is identified for each measure: • When the measure will be implemented; for example, one time only, prior to construction, during construction, prior to occupancy, or once the project has been completed and homes occupied on an ongoing basis. • How the measure will be implemented; i.e.through existing code and other requirements; through requirements imposed on all individual projects; or as needed. • What City departments or other agencies will be responsible for verifying the mitigation and responding to violations. The mitigation monitoring program checklist is to be retained in the project file and available for public inspection on proper request. Annual Review of Mitigation Monitoring Program Oversight of the Mitigation Monitoring Program will be the responsibility of the Azusa Planning Division (Planning). Planning may assign responsibilities as appropriate and necessary. Planning staff will undertake an annual review of the Mitigation Monitoring Program and prepare a brief progress memorandum based on that review. The memorandum 1 0 0 should be transmitted to the Planning Commission and City Council for review and any appropriate action. The reviewer will check each mitigation measure listed in the Mitigation Monitoring Program to determine whether or not implementation has been completed. If the mitigation measure has been completed, the reviewer will indicate such on the report, initialing and dating the notation to indicate compliance. 4 For measures that require a report, program, or plan, the reviewer should determine if that report,program,or plan is due based on the progress program implementation to date. If the report,program,or plan is timely,that fact should be reported in a review memorandum to the head of the responsible City department. For measures that require ongoing compliance,the memorandum should report whether these measures are being actively pursued and if not,what action is appropriate. If the measures are no longer appropriate or necessary because the environmental effect is no longer an issue,then that fact should be reported in the review memorandum and the discontinuation of the mitigation measure recommended. If measures are not being implemented adequately, recommendations should be made to improve application of the mitigation measure. Project Design Mitigation Measures A project design mitigation measure is a measure that needs to be incorporated into the project design, for example, inclusion of the earthquake setback zones and drainage improvements. Such measures normally will be shown on the building plans, site plans, public improvement plans, specifications, or other project documents. The mitigation monitoring checklist will be used to check off those mitigation measures shown on the plans. If a mitigation measure is not shown on the appropriate plan sheets, plans will be sent back for incorporation of those mitigation measures or approved equivalents. Plans will not be approved until each mitigation measure is incorporated into the project design. After plans are approved, and before any component of design is approved as complete by the City in its inspection, the project proponents will submit proof that each mitigation measure shown on the plans has been installed or incorporated into the constructed project. Verification of compliance will then be noted on the monitoring checklist and signed off, completing the process for this category of mitigation measure. 2 0 0 Construction Mitigation Measures Construction mitigation measures are measures designed to reduce the impacts of construction and generally are required throughout the construction phase. Monitoring will be verified by the Building Division and City Engineer as appropriate during regular visits to the sites during construction. Reporting of compliance with mitigation measures should be required at least monthly, with reports of violations made immediately to the appropriate department. Operational Mitigation Measures Operational mitigation measures are those that apply over the longer term, once homes have been constructed, sold, and occupied. These mitigation measures should be verified on an annual basis and if problems are noted,reinspected on a more regular basis until the measure is operating effectively. Use of Contractors The monitoring program for measures to be incorporated into project design parallels current City practices of verifying compliance with applicable City codes during design and construction. No additional staffing is required, except that training may be appropriate to alert inspectors to the new requirements and the use of the monitoring checklist. In case of some specific unique or unusual mitigation measures,the City may contract with consultants for inspection or verification of mitigation measures. Monitoring Program Fees Where mitigation monitoring efforts are substantial,the City is authorized to charge mitigation monitoring fees to support the actual costs of mitigation monitoring. In such cases,the City will charge and collect from the developer a fee in the amount of the anticipated actual cost to the City for monitoring all mitigation measures, including consultant services and costs of administration. A deposit may be required by the City to be applied toward this fee. Any unused portion of the deposit will be refunded. In circumstances in which the developer will not be associated with the project after construction, the City can charge the anticipated cost of operation of the mitigation monitoring program for an appropriate period in advance. Sanctions/Penalties The City may levy sanctions or penalties for violations of conditions listed in the monitoring program. These sanctions and penalties may include but are not limited to: 1. Civil penalties/fines according to City codes 3 2. "Stop work" orders 3. Revocation of permits 4. Holding issuance of Certificate of Occupancy until completion of work 5. Forfeiture of performance bond 6. Implementation of measures with appropriate charges to the applicant based on mitigation monitoring program agreements Dispute Resolution In the event of a disagreement between the City and project applicant/developer regarding the monitoring program,including manner of payment,penalties for noncompliance,and financial security arrangements, the following procedure, or other appropriate procedure, will be followed: 1. City staff will attempt to resolve the disagreement. If the disagreement cannot be resolved,staff will prepare a report documenting the source of the dispute and the City's position. 2. City staff will take the report before the City Council as appropriate,which will determine the resolution of the disagreement. Monitoring Agencies The following agencies are identified in the attached matrix as agencies responsible for monitoring: City of Azusa • Planning Division, Community Development Department(Planning) • Engineering Division, Community Development Department (Engineering) • Building Division, Community Development Department(Building) • Community Services Department(Community Services) • Public Works Department (Public Works) • Department of Light and Water(Light and Water) Los Angeles County • Fire Department (LA County Fire Dept.) • Sanitation Districts(Sanitation Districts of LA County) • Department of Public Works (LA County Public Works) Other • Azusa Unified School District • Azusa Pacific University • Caltrans 4 • California Department of Fish and Game (CDFG) • Citrus College • Fairmount Cemetery • City of Glendora • Los Angeles County Metropolitan Transportation Authority(LA County MTA) • Native American Heritage Commission • U.S. Army Corps of Engineers • Covina Irrigating Company 5 C C p t U V U U aai d o LL N CL T .0 r C p C .2 m C P Q O N M LL LL 0 c an °+UUQ O O O m C O �� o C o � arn m m m m o CL ¢ ¢ a a a a U > Q m c v E ° L a a a a CL° T c ° H �' u a c e LL 0 0 m VOac e00dc E CL to CL¢ C C 0 O ac U U o Ra 3 ° m o c 0 0 � U > Q I E 0 ac U = a a a a as ° U+ q-- C a NO _ c y 0 — Z o 0 2 pZmc S c c° 4� m yy aaci o-� o -- mm mwaa� c oma m = =- mmt pc ° cu ° � mm �W �mN 'N0 � Ca' E3m> Lgac - L 0 .9 U y.¢Lcfa�Q=}iaaN0 vE , to0 Em -0 > 4) tm �z 0 D E c O m C pa O p 0m 0 aE o o m 3ai � ° � o) m « Emsp — D0 cm N0 = c¢m0 c -p = .o 'a voc3mm — p N °0E1Cw 6 Z5H0a > mw m 0 C ac m 0 o 00 CU w E 0 p mmvp �� E "° °ao0) c 00 Commro cm m aoo = o > coojp= caaT > acmoa mo 0EL ESr mcoc 4) a 3 t6 E E - aooo m6ON ._ 0 0 tUaLaV _ 0 O m � o m C mm d� aEm 0C m 0 0mu00 roa° D y -aEcc mm ooLa 0 � C 9 CL M m a mo 0)(DDoa N E 0t -ScO CD ca _ Ccl m OmU « C6 m U m0 mEC0V Liao d-B oE -0 r "D cuE � a0 3 CV j' NC6 V pp L L D O O 0) E °10_ `0- ° CL ga u r mmc � a m ° "� C C V C M p c n pcp 1 0 0 0 'CUL 0- IL 03 0 0 0 � £ ) c $ ( 0 0 0 /\ � Im 0 _ MO0 < ) Imt {/) . . o ; _ < E ' 0 E c � \ + * S ) � o > < Bf k - c 0{\ z k0CL LL�\ \ / § - fOo i . . . � � dar £o> < ; af o � � @CL -CL C - ) ƒ _ 0CL - ) ® { / 0E 'a00 \ \ # / 2 / 22e 2 = 0 , 04c _ > MCo § 7@ = - 22 _ $ }i ) § / 2 ( / t § { } m3@ � Oa ® Ck /\ � S ® k \ {! { ) ) ) \/{ ( \ l\ - _ � ° % 2 : = ° $ \ [ { j ] § E \ / _ Q0Z0 % (f \ E | - $ )} {/ ° � - - > m ° 2 f & / \ ® f - k ! - { § t \ F ƒ & ® { ; . - , _ . 0 § - }\ # $ ! ) \ ) ) ƒ « ) } � ) 0 \ k ) k \/\ i ) f§ { { \ / 0Co0 0 \ { ) } \{) ) . . . - ff > k m . ; oQ0 _ fo � � 2 . q 553022/ Zf » { /2 ƒ - & cl - .5 CL \ k § 75 ) o § i \ ai \k ) ( , ) { ( \ k \ \ ] ) ) \ƒ\ / � k _ k < E2cIL / {= ±l , ka / § / K § Ik ) _ E ) w » ) w % \ \ a k0 CL\ \ \ 2 ƒ ■ EB § _ & zz0 O U U > d d o RLL m a c 0 � E CC V C r U U > d o cm coo_ m LL d U > 3 LL a c O Oc d� O0 S E U c oO t C C O o � maoi m 0. � , Q a a m m U > 4 e ,o E o o E o L a a ¢ H E� c aE2f 0 9 d« LL U ,O-' C V Im a E a yr c W Q C U O O c UO u Wa 3 Nm o o 2U > Q c E W 0c Di a a H G r a N aVmi J N y 5 a N N am oN � omm .. 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E, _ om to \ \ \ w 00o a 2a L\ \ \ § � 2 ) E § Sa £ 2 RESOLUTION N0. 99-C9 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF AZUSA,CALIFORNIA,AMENDING THEGENERALPLANTO INCORPORATETHE ROSEDALE SPECIFICPLANAS PART OF THE 3'd GROUP OF GENERAL PLAN AMENDMENTS FOR 1998, CASE NO. 96-1. WHEREAS,Monrovia Nursery Company and Lewis Homes of California filed an application on May 1, 1996, Case No. GPA-96-1,to amend the general plan of the City of Azusa ("General Plan")in order to designate an area affecting approximately 521 acres of land within the City of Azusa and within the City of Azusa's sphere of influence,located generally north and south of Sierra Madre Avenue between Citrus Avenue and San Gabriel Canyon Road, and currently improved with the Monrovia Nursery ("Subject Site"), as SP (Specific Plan District) and incorporating the Rosedale Specific Plan as the specific plan governing the Subject Site; and WHEREAS, the Application was referred to all affected public agencies pursuant to section 65352 of the Government Code; and WHEREAS, the Application was reviewed, studied, and determined to be in compliance with the California Environmental Quality Act ("CEQA') since an EIR has been prepared in compliance with CEQA, as more fully described below; and WHEREAS,the Planning Division of the City ofAzusaheld several noticed technical work shops and study sessions for the project; and WHEREAS,the Planning Commission of the City of Azusa("Commission") held duly noticed pubic hearings on November 9, 1998 and November 10,.1998, and continued public hearings on November 12, 1998 andNovember 19, 1998 to consider the Application,at which time all persons wishing to testify in connection with the Applicationwere heard and the Application was fully studied; and WHEREAS, the City Council of the City of Azusa ("Council") held duly noticed pubic hearings on November 30, 1998,December 1,2,3,9, 14, 15, 1998,and January 9, 11,and 14, 1999,at which time all persons wishing to testify in connection with the Application wereheard and the Application was fully studied; and WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred. RVPUB%0UA\53542 • NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AZUSA, CALIFORNIA, DOES FIND AND DECLARE THAT: SECTION 1. Based on the entire record before the Council and all written and oral evidence presented, the Council finds the General Plan Amendment promotes the goals and objectives of the General Plan and leaves the General Plan a compatible,integrated,and internally consistent statement of policies for the following reasons: A. The General Plan Amendmentis integrated and compatiblewith theLandUse Element in that it provides an appropriate orientation and relationship between land uses within and adjacent to the Subject Site, and promotes orderly development beyond the Subject Site's boundaries. It proposes primarily residential uses and some commercial uses that are consistent with uses surrounding the Subject Site,i.e., residential uses of varying densities to the east and west of the site; residential, commercial,industrial,and institutional uses south of the site; and open space uses north of the site. The Rosedale Specific Plan,the specific plan proposed for adoption in this land use district, includes three "character" zones to reflect and be compatible with community character surrounding the southern, central, and northern portions of the site. As noted in the staff report's General Plan consistency analysis and Section 7 (General Plan Consistency)of the Rosedale Specific Plan,the SP(Specific Plan District)land use designation and the specific plan adopted for this area are consistent with, but not limited to, the following General Plan Land Use Element goals and objectives: • Provide an orderly,functional, and compatible land use pattern to guide the future growth and development of Azusa and its planning area. • Ensure that the type, amount, design, and pattern of all land uses throughout the City and planning area serve to protect and enhance the character and image ofAzusa as a desirable residential urban community. • Provide for an orderly pattern of future development and change throughout the City that will be both compatible with and beneficial to existing land uses and which will ensure residents of a desirable urban environment in which to live, work, shop, and play. • Allow development in the San Gabriel Mountain foothills only when proper consideration has been shown for all environmental and safetyfactors. • Provide for a well-balanced variety of housing arrangements, opportunities, and densities, each appropriately located with reference to topography, traffic circulation, community facilities, and aesthetic considerations. • Ensure development of school,park, and other necessary public facilities well related to residential neighborhoods. RVPU %M1\53542 -2- • Encourage the development of residences for all economic segments of the City and also encourage the ownership of these units in order to increase neighborhood stability. • Ensure that all residential developmentproposals include an adequate and detailed analysis of the impact on the entire community and of the community's ability to sustain it, in terms of provision ofsuch factors as adequate access, off-street parking, reasonable demands on utilities and public facilities, and others that might affect residential ofcommunity quality. • Ensure that all new development is compatible with the Circulation Element and existing street system and that the system will adequately handle the expected traffic increase. • Promote the development of commercial facilities which are convenient to residents and which provide the widest possible selection of goods and services, in keeping with sound economic principles of retail locations. • Provide for adequate park and recreation facilities to meet the demands of present and future Azusa citizens. • Provide for a land use configuration that is compatible with the transportation and circulation systems that currently exist and with those that are planned by the City, County, and State. • Provide for land uses that encourage efficient use of the circulation systems that exist,while avoiding land use concentrations or locations that might result in unnecessary and undesirable congestion. • Provide for adequate access into residential areas by local or collector streets, avoiding congestion and hazardous conditions that are often caused by direct access onto arterial streets from local streets or residences. • Provide for alternative modes of transportation such as bicycler,pedestrian facilities, etc., as well as access to major regional transportation systems. • Adequately buffer the more sensitive land uses from the adverse effects of freeways, major arterials, railroad and other circulation components. B. The General Plan Amendment is integrated and compatible with the Circulation Element of the General Plan in that the density and distribution of uses within the Subject Site will generate traffic which,with implementation of mitigation measures adopted as a result of the EIR certification process, will be accommodated by the proposed internal and surrounding circulation system for the project. As noted in the staff report's General Plan consistency analysis and Section 7 (General Plan Consistency)of the Rosedale Specific Plan, the SP(Specific Plan District)land use designation and RVPMVdM"3542 -3- the specific plan adopted for this area are consistent with, but not limited to, the following Circulation Element goals, objectives, and policies: • Provide for a transportation system which supports planned land uses and improves the quality of life. • Develop a balanced system of circulation which incorporates motor vehicles,pedestrians, bicycles and otherprivateandpublic transportation modes with greatersafety and increased energy efficiency. • The City shall continue to require any new development or redevelopment of property to provide adequate right-of-way widths for possible future needs and to provide for traffic patterns necessary to accommodate future growth needs. • The City shall discourage,whereverpossible, direct access ofnew residential developments onto major arterial streets. • Every effort shall be made to encourage energy conservation through the use of energy efficient transportation modes,physical design, and traffic control devices. • The City shall allow private streets only where a means satisfactory to the City is provided for their maintenance and operation. • The City shall continue to regulate the provision of adequate off-street parking for all existing development and require adequate off-street parking for all future developments. • The City shall continue to support the development ofpublic and private street aesthetics, and continue emphasis for the provision and maintenance of landscaped parkways. • Every attempt shall be made to increasepedestrian safety by requiring all new development to provide sidewalks where appropriate. • The special needs of the physically handicapped shall be recognized by ensuring that all sidewalks, streets and street crossings, public areas, and related facilities which are normally used by the general public will be accessible to the physically handicapped. • The City shall encourage the use of the bicycle as a means of transportation and make provisions for its safe and easy use within the City. C. The General Plan Amendment is integrated and compatible with the Scenic Highways Elementin thatit preserves and enhances the aesthetic resources within the scenic corridor affected by the project,the Sierra Madre Avenue scenic corridor. The General Plan identifies Sierra Madre Avenue from Todd Avenue to Barranca Avenue as a proposed local scenic route. The Specific Plan maintains the aesthetics of this roadway by providing for landscape treatments within the Rosedale Community boundaries. This treatment includes a landscaped parkway with sidewalks RVPUBV OD"3U2 -4- on the south side of Sierra Madre Avenue and bike lanes on both the north and south sides. Additionally,the plan for the parkways features pine trees in informal drifts and a 12-foot median along a portion of Sierra Madre Avenue. As noted in the staff report's General Plan consistency analysis and Section 7 (General Plan Consistency)of the Rosedale Specific Plan,the SP(Specific Plan District)land use designation and the specific plan adopted for this area are consistent with the following Scenic Highway Element goal: Provide enhanced recreational and commercial opportunities served by a system of scenic roadways. D. The General Plan Amendment is integrated and compatible with the City's Housing Element. The proposed general plan land use designation and the proposed specific plan for this area will assist the City in accomplishing its housing goals by providing adequate additional sites for development of a variety of housing types at varying income levels in order to meet the future housing needs of the City. The SP (Specific Plan District) land use designation and the specific plan adopted for this area are consistent with the following housing goals: • Identify adequate housing sites which will be made available through appropriate zoning and development standards and with public services and facilities needed to facilitate and encourage the development of a variety of types of housing for all income groups; and • Promote housing opportunities for all persons regardless of race, religion, sex, marital status, ancestry, national origin or color. Additionally, the Rosedale Specific Plan also provides for the development of moderate to high income housing which is a need in the community. Finally, the Rosedale Specific Plan will not inhibit the goal of assisting in the development of adequate housing to met the needs of low-and moderate-income households in the City. E. The General Plan Amendment is integrated and compatible with the Seismic Safety/Public Safety Elements in thatit provides an appropriate land use distribution and orientation that protects the community from unreasonable risks associated with seismic,geologic, flood, and wildfire hazards. The project site,like most of the Southern California region, is subject to seismic hazards. Three active faults traverse the property,and one additional fault zone may cause cracking during a seismic event. In addition, the potential exists for liquefaction, settling, landslides, and flooding as a result of a local or regional seismic event. Further, the Specific Plan proposes development of residences that will abut brush-covered hillsides north of Sierra Madre Avenue. However, the EIR Mitigation Monitoring Program and the conditions of approval address such seismic, geologic, flood, and wildfire risks. As noted in the staff report's General Plan consistency analysis and Section 7 (General Plan Consistency)ofthe Rosedale Specific Plan,the Specific Plan is consistentwith the SP(SpecificPlan MUMIOMM5/2 -5- District) land use designation and the specific plan adopted for this area,including but not limited to,the following Safety and Seismic Safety Element goals, objectives, and policies: • Prevention of serious injury and loss of life. • To reduce loss of life, injuries, and damage to property caused by seismic events and seismic-related conditions. • To reduce loss of life, injuries, and damage to property,and loss ofnatural resources caused by wildland and urban fres. • To prevent injury or loss of life and damage to property due to flood hazards • Review and evaluate proposed land uses in extreme and high fire hazard areas as to their vulnerability to f re and their potentiality as ignition sources. • Prohibit the use of untreated shake roofs in areas of high and extreme fire hazard. • Encourage property owners to make accessible all water in privately owned swimming pools, existing or constructed,in or adjacent to high and extremefire risk areas to fire trucks for use in onsite fire protection. This could be accomplished through the inclusion of suitable gates and driveways in both existing and proposed homes. • The Technical Section ofthe Seismic Safety Element should be made available to developers for review and use when proposing land development. Make available to builders and Realtors findings of the Seismic Safety Element • New construction directly astride or across known active faults, or fault zones, should be prohibited. Non-structural land uses, however, should bepermitted. F. The General Plan Amendment is integrated and compatible with the Conservation Element in that it provides uses that promote the orderly conservation,development, and utilization of natural resources. The Specific Plan preserves 225 acres of natural open space at the foot of the San Gabriel mountains. As noted in the staff report's General Plan consistency analysis,the SP(Specific Plan District)land use designation and the specific plan adopted for this area are consistent with,but not limited to,the following Conservation Element goals, objectives, and policies: • To protect, conserve, and manage the natural and scenic resources of the Azusa Planning Area. • To ensure an adequate supply of high quality water for local and regional needs by preventing the accelerated water loss due to high runoff and loss ofgroundwater recharge areas, and pollution, while protecting life and property with appropriate flood protection measures. RVPUBXNUQA'53542 -6- • Conserve soils as a water-regulating medium as well as for the production of natural or other hillside vegetation. • To promote the retention ofnative or other vegetation whereverfeasible for maximum water yield, air and water quality, and food hazard reduction. • To preserve adequate expanses of all major habitat types so as to maintain ecosystems in a natural balance for recreation, scientific, economic, education and scenic purposes. • To secure a safe, healthful, and wholesome environment through careful planning for the preservation and utilization of natural resources and natural resource lands. G. The General Plan Amendment is integrated and compatible with the Open Space Element in that it provides land uses that are consistent with and promote the adopted goals and policies for preserving and managing open space within the City. The proposed project preserves 225 acres of natural open space and provides for approximately 17 additional acres of open space within developed areas of the site. Although development under the Specific Plan would result in the destruction of cultural resources on the site, including an agricultural canal and other significant features identified during the environmental review process (but not specifically listed in the General Plan), implementation of various mitigation measures will preserve and protect/document these resources. Such protective measures are consistent with the goals and policies of the Open Space Element. As noted in the staff report's General Plan consistency analysis and Section 7 (General Plan Consistency)of the Rosedale Specific Plan,the SP(Specific Plan District)land use designation and the specific plan adopted for this area are consistent with, but not limited to, the following Open Space Element goals, objectives, and policies: • To secure a safe, healthful, and wholesome environment through careful planning and preservation of open space resources. • To maintain the continued existence of valuable amenities which provide beauty, identity, and farm to the community and to neighborhoods within the community. • To preserve or conserve valuable natural and cultural resources that have scientific, educational, economic and cultural value. • No commercial or industrial uses, except those permitted pursuant to existing zoning classification, should be permitted in the hillside area. • Average overall residential density in the hillside area should not exceed a density that is compatible with the natural topography. RVMB%VD&53542 -7- • No projector division of land should be permitted in the hillside areas except pursuant to a plan of development approved by the City, provided that such plans conform to the General Plan. • No project should be approved for the hillside area which involves the grading of land that would eliminate existing major natural features. Extensive table topping of hills and filling in of canyons and/or arroyos is to be discouraged. • Roads through natural resources(open space)land should be designed to emphasize scenic values and to accommodate recreational activities, such as hiking, horseback riding, and bicycling. • Signs on natural resource(open space)lands should be limited to those which are permitted in residential zones and only on the same conditions. • The development and maintenance ofrecreational linkagesystems shouldbea consideration in all planning decisions. Trails or easements should be included in all subdivisions to allow access to other existing or potential recreational facilities. H. The General Plan Amendment is integrated and compatible with the Noise Element in that it provides apattem of landuses thatminimizes the exposure of community residents to excessive noise. The SP land use designation and the associated Rosedale Specific Plan will change land use on the Subject Site from nursery operations to residential and some commercial uses. An increase in noise levels generated at the site associated with activities such as vehicular travel on local streets, operation of gardening equipment, and children playing is expected. The extent to which noise from these activities increases ambient noise levels in surrounding communities will depend on site specific conditions such as topography, landscaping, wind direction,temperature, etc. However,noise levels in surrounding neighborhoods are expected to remain within noise standards of the City of Azusa and the City of Glendora. Nevertheless, the Specific Plan does include requirements for block walls and landscaping along major roadways within the Rosedale community. These are designed to provide a barrier between roads and residential uses and to reduce traffic noise impacts on residential development. Additional environmental conditions would require the applicant to prepare a construction truck route plan and inform nearby residents of proposed construction routes so that residents are aware of the location and timing of proposed construction impacts, including noise. . Other measures would require the developer to incorporate features that will ensure that future noise levels are consistent the City's General Plan policies and Title 24 requirements. As noted in Section 7 (General Plan Consistency) of the Rosedale Specific Plan,the SP (Specific Plan District) land use designation and the specific plan adopted for this area are consistent with, but not limited to, the following Noise Element goals, objectives, and policies: • To prohibit unnecessary and annoying noise from all sources in the community through the identification, control, and abatement ofnoise pollutants. RVPUB%L'CA\53542 -8' • To continue to present programs which prohibit unnecessary, excessive and annoying noise from sources which are subject to the police power • To use existing and future regulatory controls such and noise ordinances, zoning restrictions, conditional use permits, environmental impacts reports and precise plans for the identification, control and abatement of noise. • Toprovide information to thepublic regarding thepotential impact ofvarious noisesources and methods for abatement. I. The General Plan Amendment is integrated and compatible with the Community Design Element in that the Specific Plan includes a Design Guidelines section with recommended,mandatory,and encouraged design elements aimed at achieving an"eclectic order" design theme for the Rosedale community at a reasonable cost. The Design Guidelines are aimed at promoting community identity through the creation of a residential community comprised of villages and smaller neighborhoods within villages that all link together through roadways and a pedestrian circulation system lined with a strong landscape treatment. As noted in the staff report's General Plan consistency analysis and Section 7 (General Plan Consistency)of the Rosedale Specific Plan,the SP(Specific Plan District)land use designation and the specific plan adopted for this area are consistent with, but not limited to, the following Community Design Element goals, objectives, and policies: • Provide guidelinesfor design treatments ofpublic andp?ivate buildings which are aesthetic yet economically practical. l To develop design criteria for all commercial and industrial development, as well as residential projects of nine or more dwelling units. • Promote community identity through the upgrading of existing landscaping, redesign of existing buildings and design treatments for new buildings which are in keeping with community character. 176foster community identity and pride through design treatment. l To ensure that proposed development will be properly related to its site and to surrounding structures; to prevent the erection of structures which are inharmonious with their surroundings. l To ensure that the design and exterior architecture ofproposed structures will not be so at variance with either the design or exterior architecture of the structure already constructed or being constructed in the immediate neighborhood as to cause a substantial depreciation ofproperty values in the neighborhood. • T o ensure that sites,projects and structures are developed with due regard for the aesthetic qualities of the natural terrain and landscape, and that trees and shrubs are not indiscriminately destroyed. • To ensure that open spaces,parking areas, and landscaping are designed to enhance the visual and physical use of the property and to screen deleterious uses. RVPUB\MMA\53542 -9- I The General Plan Amendment is integrated and compatible with the Historic Preservation Element. A strict interpretation of this element would lead to the conclusion that the goals and objectives of this element are not applicable to the Specific Plan because, the plan area does not include any of the historic resources specifically identified in the Historic Preservation Element. However, a number of historic resources and a potential historic district have been identified as part of the EIR process. These resources include a canal,the Vosburg house, and the entrance to Palm Drive. The V osburg house will be retained as part of the project. However,other historic resources would be removed and/or relocated as part of the development under the Specific Plan.For example,the existing palms along Palm Drive will not be retained but will be removed and relocated to other portions of the specific plan project area(i.e. Rosedale Parkway). Nevertheless, with implementation of mitigation measures and procedures to preserve/protect the resources at the site, the Specific Plan is substantially consistent with the goals and objectives of the Historic Preservation Element. As noted in the staff report's General Plan consistency analysis and Section 7 (General Plan Consistency)of the Rosedale Specific Plan,the SP(Specific Plan District)land use designation and the specific plan adopted for this area are consistent with, but not limited to, the following Historic Preservation Element goals, objectives, and policies: To preserve valuable natural and man-made resources that have scientific, educational, economic and cultural value./Evaluate buildings to determine if they can be restored and brought up to Fire, Health and Building Code standards. /Restore and enhance historical, cultural and other man- made features. /To promote community identification and visual quality. /Identify and preserve sites which are significant in the past development and economy of the community and which foster the public's awareness of the cultural make-up of the community. /To encourage the educational and cultural enrichment of the residents ofAzusa./Utilizing CEQA and the public hearingprocess, educate and notify the public of development activities and potential impacts upon historic sites. K. The General Plan Amendment is integrated and compatible with the City's Master Recreation Plan in that it provides substantial opportunities for public recreation. The Rosedale Land Use Plan preserves approximately 225 acres located north of Sierra Madre as natural open space. This natural open space area will include hiking trails that will connect with existing trails in the adjoining Angelus National Forest.Additionally,a 9.1-acre community park is provided located near the center of the specific plan area and within a 10-minute walk from anywhere within the Rosedale community. Village/pocket parks have also been included within the Rosedale community. These are located within a 3-minute walk of each planning area and account for approximately 5.1 acres of park area. Many of the village/pocket parks are also connected to each other via trails to further enhance recreational opportunities. Finally,additional private recreation opportunities have been encouraged within the planning areas to further enhance the attractiveness of the various housing types. RVMJHQ.i DA\53542 -10- SECTION 2. An Initial Study and Draft Program SIR have been prepared for the proposed general plan amendment in accordance with the provisions of CEQA, the State CEQA Guidelines, and the City of Azusa's procedures for implementing CEQA. Prior to approving the General Plan Amendment,the City Council considered the Initial Study,the Draft Program EIR,and all related documents,as well as the comments received during the environmental document's public review period. Based on the entire record before the Council,the staff reports,and all written and oral evidence presented, the Council finds, determines and declares that although the proposed Application may have unavoidable adverse impacts, the Council makes the finding according to subsection(c)of Public Resources Code section 21081 that the benefits of the proposed project and its associated entitlements, outweigh the unavoidable impacts identified in the EIR. SECTION 3. Based on the entire record before the Council,the staff reports and all written and oral evidence presented,the Council has found that the General Plan Amendment is in the public interest and results in substantial community benefits because it meets and facilitates the fulfillment of many of the City's adopted general plan goals and policies. Further, it promotes additional housing opportunities to an economic market that is not fully satisfied by the existing housing stock in Azusa, while preserving over 200 acres as natural open space, and preserving potentially historically significant resources. Moreover,the proposed General PlanAmendmentwill not adversely affect surrounding properties because the Rosedale Specific Plan contains policies to assure that more traditional and compatible detached single family residential land use patterns are developed adjacentto existing neighborhoods in both Azusa and theCity of Glendora. Additionally, mitigation measures have been included to assure the project facilitated by this amendment is compatible with surrounding properties and uses and will not cause significant adverse effects upon surrounding properties and uses, including review of all future subdivision maps to assure compatibility with surrounding properties. Finally,the proposed amendment does not conflict with provisions of the zoning ordinance, the Subdivision Map Act or the City's subdivision regulations since the proposed Rosedale Specific Plan contains its own zoning and development standards and all future subdivision maps filed in as a result of the amendmentwill comply with all requirements of the Subdivision Map Act and the City's subdivision ordinance. SECTION 4. Based on the entire record before the Council, all written and oral evidence presented,the staff reports,and the findings made in this Resolution,the Council hereby amends the General Plan of the City of Azusa as set forth in Exhibit "A" ("General Plan Amendment"), subject to the applicable Conditions of Approval in Exhibit"B" ("Conditions of Approval"). The Council further hereby adopts,and incorporates by reference as if fully set forth, the Mitigation Monitoring Program, attached hereto as Exhibit"C." SECTION 5. Effective Date. This Resolution shall become effective thirty (30) days after its adoption. SECTION 6. In accordance with California Government Code, §65357,within one working day following the adoption of the general plan amendment, the city clerk shall make the documents amending the plan avialable to the public for inspection. PASSED,APPROVED AND ADOPTED 14th dayof January , 1999. RVPUB%LN1 535/2 -11- na . Madrid, Mayor ATTEST: r 4A -1- o CA. Ss, ity Clerk STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES )ss. CITY OF AZUSA ) 1, Adolph A. Solis, City Clerk of the City of Azusa, do hereby certify that the foregoing Resolution No. 99-C9 was duly introduced and adopted at an adjourned regular meeting of the City Council on the 14'day of January, 1999, by the following vote, to wit: AYES: COUNCILMEMBERS: HARDISON, STANFORD, BEEBE NOES: COUNCILMEMBERS: ROCHA, MADRID ABSENT: COUNCILMEMBERS: NONE Adolph A.Solis, City Clerk APPROVED AS TO FORM: City -12- • EXHIBIT A • GENERAL PLAN AMENDMENT City of „ 1,- - Ae !les .� T�- �� .�- alati�'al Foresf �``'• at,o ` ` ' ��' :�•..:.P i•_ �1��\� r\;� , •, / i \ �rte' %%/� `F � , �w^. ,1��\`1 / _ 1. `��r•��--�•� etj 7, 1lmncorporate. B . ity oif,l les �� Aiosa k 1 *on l y�•+r^ ooxa�T�S sn�. ® 6 - b a yep orf ro I a .. �iJ , • flfle , _13 �adLbSueet L19 son .0o. s'� i --- m 0omnr"ems o : BM . -•0•. .. M../ l • 0 C�'iek(r� mi: C�tyr1lof n eze Glendorir S ■ �: s "�votntll Blvd arl qp it a ® Pro/eot Site © .lurfsdlctionat Boundaries SOURCE: Conavv8eland/Aesoalates,Inc. north II��L.SUI low City o 'Azusa ExH Brr B CONDITIONS OF APPROVAL The City Council approves the Rosedale Specific Plan, the General Plan Amendment, Zone Change, and Master Vesting Tentative Map and the Development Agreement (Land Use Entitlements) with the incorporation of the following Conditions of Approval. The Land Use Entitlements approval are contingent upon annexation. A. Plan Modifications In order to address various issues and concerns, the proposed Specific Plan is modified as follows: Development standards 1. Minimum lot sizes are as follows: LUl North of Sierra Madre Avenue - 7,500 square feet with 20% of the lots being a minimum of 10,000 square feet; LUl South of Sierra Madre Avenue - 5,000 square feet LU2 -4,000 square feet; LU3 -2,680 square feet; LU4 -Cluster homes: 2,500 square feet minimum with an average of 2,800 square feet; and LU6 -Cottage homes: 2,500 square feet minimum with an average of 2,800 square feet. 2. Planning Areas 17 and 18 shall be limited to land use types LU1, LU2,LU3, and LU6. 3. The minimum dwelling unit sizes shall be as follows: LU1 -2,000 square feet LU2 - 1,500 square feet LU3 - 1,400 square feet LU4 - 1,200 square feet LU6 - 1,200 square feet 4. Flag, cul-de-sac, and/or knuckle lots shall have a minimum lot frontage of 20 feet, regardless of LU type. The minimum lot size for LUl north of Sierra Madre Avenue shall be 7,500 square feet; minimum lot dimensions shall not be narrower than 50',and no shorter than 100'deep with a minimum rear yard setback 25'. S. Zero lot line site design and projections from the zero wall are permitted so long as the minimum distance between the projection and the adjacent dwelling unit is 10 feet. 6. In Planning Area 20,parking shall be located at the rear of the site. 7. At the subsequent subdivision review, ensure that subdivision design and proposed housing development for Planning Areas 5 and 11 are sensitive to the larger lots and character of adjacent lots in the City of Glendora. Development proposals shall incorporate features that preserve the sight plane from existing residences in Glendora and that respond to land use compatibility concerns. January 25, 1999 B-1 0 0 8. Adjacent,abutting driveways shall be separated with a landscape strip,low fence,or low planting area. 9. LU6 shall have a minimum of 0.5 guest parking spaces per each dwelling unit. 10. In LU4, all driveways shall be 18 feet in length except for when the garage is side loaded. When the garage is side loaded, the minimum front yard setback can be 5 feet. 11. Each cluster court drive shall be constructed with decorative paving or entry bands(i.e., stamped and colored concrete, tile, etc.) 12. Porches shall be a minimum depth of 4 feet and shall be enclosed by a low wall or fence. 13. Where there are 10 or more guest parking spaces grouped together, up to 25% of those guest spaces may be compact spaces. 14. Gated communities are not encouraged,but may be approved by the City on a case-by-case basis. 15. Residential units located in the Planning Areas north of Sierra Madre Avenue are required to have 3 car garages. 17. In the LU4 cluster homes, the 1.5 guest parking space requirement can be satisfied by the two spaces provided by a standard size driveway. 18. In order to increase pervious surfaces, the following are encouraged: • using turf block on/in emergency vehicle access roads,school,plazas,or other areas where paving might be anticipated; • using hollywood driveways; • increasing lot size in order to accommodate larger front yards; • increasing front yard setbacks; • increasing the amount of open space; and • using 'best practices" to ensure that impervious surfaces are limited. 19. Include the following plants on the proposed plant list: Ligustmm,Variegated Liriope, Photinia, and Variegated Pittosporum. 20. The applicant/builder shall make a good faith effort to incorporate existing oak trees into tract and neighborhood design. If incorporating the existing trees into the plan is not feasible,the applicant shall make a good faith effort to relocate existing healthy oak trees to another area of the Rosedale project site (including but not limited to parks, schools, trails) rather than destroying existing trees and replacing them with new oak trees. The relocated trees shall be properly cared for and maintained for aperiod of two years and replacedby the applicant(in accordance with the tree characteristics and ratio as specified in the EIR, other associated environmental documents, this Conditions of Approval document,or other City policy)if the tree dies within the period. If the applicant cannot design around nor relocate existing oak trees, the oak trees shall be replaced in accordance with specifications contained within the EIR and associated environmental documents or other City policy. January 25, 1999 B-2 Circulation 21. B Street shall provide access to only those parcels located within the City of Azusa. 22. A connector between B Street and the Citrus Avenue extension shall be the subject of a focused feasibility study. In compliance with applicable CEQA regulations, the study will explore access within the project to minimize east-west commuter traffic impact on residential neighborhoods. This study shall be conducted prior to commencement of Phase 2's grading, and will be conducted at the applicant's expense. 23. Planning Areas 1 and IA shall have connecting vehicular and pedestrian access,unless the applicant provides compelling evidence that this is not feasible or desirable. 24. Alleyways'right-of-way shall be a minimum of 25 feet,including 5 feet of landscaping with irrigation system. 25. Sidewalks shall be a minimum of 4 feet wide on the primary loop,secondary streets, and local streets. 26. To promote open access and public safety, each planning area should have at least two ingress and egress access points, unless the applicant provides compelling evidence that one access point is feasible. Where possible,the access points should direct traffic in different directions. This access can be through an adjacent village or neighborhood. 27. Should any streets be proposed as private streets, the method of maintenance and operation for these streets must be specified and approved of by the City Engineer as part of subsequent subdivision design review. 28. Where interior lot access for fire vehicles is required, a minimum access way of 25 feet shall be required. 29. The street name Rosedale Parkway shall not be assigned to more than one street. 30. Local drives shall contain a turn around area at the end of the drive. 31. The project area maps shall show Palm Drive as part of the project area. 32. Vehicular access to Planning Area 1 shall be from Sierra Madre Avenue. 33. Prior to subsequent subdivision review for Planning Area 1, an open public process involving all affected neighbors shall be initiated to examine additional bicycle and pedestrian access through Viewcrest Drive. 34. The applicant shall participate in a Citrus Avenue Corridor study to evaluate andresolve Citrus Avenue traffic issues. Other study participants will include, but are not limited to, Citrus College, Azusa Pacific University, the City of Glendora, the City of Azusa, Mankowski Homes, and others as appropriate, provided other participants are willing. The applicant's fair-share fees, per Traffic/Circulation mitigation measure, can be used in part to fund this study. Such study shall be Jmuwy 25, 1999 B-3 0 0 implemented prior to the issuance of the 500"residential building permit for the project. (Note: staff changed the wording of this condition from the strike-thru version to this version for consistency with a similar mitigation measure.) 35. Prepare a construction truck route plan prior to commencement of grading. Plan shall indicate which streets will be used. The cost to repair any damage to these streets as direct result of Rosedale construction vehicle use will be paid by the applicant (normal wear and tear are not considered damage.) A meeting with residents impacted by the proposed truck routes shall be convened upon the first tentative tract map (other than the Vesting Tentative Tract Map) approval. 36. The applicant shall fund, at the City's request, periodic traffic and engineering studies that will be required to determine how and when recommended traffic control devices (traffic signals, stop signs, and other) as specified in the EIR and associated documents will be implemented. Additional studies shall also be undertaken, as determined necessary by the City, to evaluate the need for other traffic control devices(beyond those identified in the Specific Plan, EIR,and associated documents)that may become necessary due to project traffic and project traffic combined with other changes in background traffic patterns due to general growth and development activity. The riming of studies shall be at the discretion of the City, but should at a minimum include new studies prior to City action on each tentative tract map. As part of the tentative tract map(s)approval, the City may condition the map to include the provision of new traffic control devices and the modification/replacement of existing traffic control devices within and around the Rosedale project area. The traffic studies shall be conducted, at a minimum, at the following intersections (plus other locations deemed appropriate by the City based on observed traffic patterns): • All new project roadways/Sierra Madre Avenue; • Sierra Madre Avenue/Todd Avenue; and • Internal project intersections. The applicant's fair-share fees, per Traffic/Circulation mitigation measure, can be used in part to fund this study. B. Parks and Recreation/Cultural Resources 37. Public park credit shall be granted for trails only if they are maintained,improved with indigenous or ornamental landscaping,and have amenities such as benches,water faucets,trash receptacles,lighting, and conduit for the Police Department's surveillance program. 38. A maximum of up to oneacre of park credit for providing private recreational facilities shall be applied to the public park requirement. 39. All public park facilities including hiking trails shall be designed with adequate on- or off-street parking to accommodate public use. The provision of such parking will be reviewed by the City on a case-by-case basis as part of subsequent subdivision design review. 40. 9"Street parkway and street improvements shall be extended off-site to Pasadena Avenue and shall be installedby the developer and maintainedby the Landscape and Lighting Assessment District,other assessment districts, and/or the Master Homeowners Association. January 25, 1999 B-4 0 0 41. A joint agreement shall be executed between Developer,City,and School District for the construction and operation of a day care center located in the proposed school or in the adjacentpark upon submittal of plans for the school site. 42. The Vosburg House shall be preserved through the lifetime of the approved Rosedale Development Agreement. Upon the termination of the Rosedale Development Agreement, the Vosburg House preservation shall be subject to City of Azusa ordinances, policies, and practices in effect upon expiration of the Development Agreement. 43. Prior to the initiation of any grading operations,the City shall work with Gabrieleno-Tonga,Cahuilla, and/or Serano tribes to document the Fairmount Cemetery and other sensitive areas that may require onsite evaluation as well as Native American monitoring.A certified archaeologist shall conduct an onsite evaluation,with a Native American monitorpresent,whenever grading operations occur within 500 feet of the Fairmount Cemetery. 44. Documentation shall be conducted,in accordance with HABS, for the Covina Irrigation Ditch or Canal and all pre-1948 structures upon or before Developer's submittal of the first Tentative Tract Map for the Rosedale project. The documentation shall include but not be limited to the following components: a)full photographic record for each building,feature,or archaeological resource with black-and-white, 35 -mm negatives with quality processed, 5 by 7 inches or larger prints with archivally printed labels. Supplemental color film documentation,particularly for landscape features is recommended; and b) arrangements shall be made in advanced to curate the negatives, prints, and associated narrative documentation as a supplemental to the Mac Neil family archival collection and Azusa Foothill Citrus Company archival collection. These collections are on file at the special collections in the library of Azusa Pacific University. The supplemental material should be maintained at a site that is readily available to the public,including but not limited to Azusa Pacific University. The documentation shall be reviewed by the Cultural& Historical Landmark Commission. 45. The applicant shall work with the City (with the advice of the Cultural & Historical Landmark Commission and the Parks & Recreation Commission) to develop: a) a re-use plan for the portion of the Monrovia Nursery property south of the existing railroad tracks (known as Palm Drive), and b) a thematic plan for linking,by direct or indirect pedestrian access,interpretive signage and documentary displays,such related historic elements as the Vosburg Residence,the Mac Neil Residence,the site of Palm Drive, the Monrovia Nursery gates, the millstone, the off-site citrus packing houses, and the Fairmount Cemetery. Any donation of Monrovia Nursery Company's property for park land as a result of this effort shall be at the sole discretion of Monrovia Nursery Company. 46. Pedestrian access (i.e. sidewalks) and landscaping (i.e. street trees, parkways, etc.) on cluster drives be determined, at the City's discretion, at the subdivision level of review. 47. All signs located along the hiking trails and in the natural open space areas shall conform with the residential sign development and design standards as specified in the City of Azusa Municipal Code. 48. Prior to the commencement of construction of any improvement related to the project, owner shall,in conjunction with the City,sponsor a job fair directed at residents of the City. The job fair shall be held for the purpose of identifying qualified City residents to be hired by Owner or contractors working on J=UWY 25, 1999 B-5 0 0 the project improvements. C. Public Safety 49. Applicant shall submit a letter to the City certifying that while a risk criterion of 1x10.5 was used in the Health-Based Cleanup Analysis,the site is clean and does notpose any unacceptable risk to the future habitants of the Rosedale development. 50. Conduct a forward health risk assessment or some other type of risk evaluation procedure to quantify residential risk impacts from ongoing nursery operation prior to the approval of any tentative tract map other than the Vesting Tentative Tract Map. Conduct the assessment to determine the level of exposure for the maximum exposed individual for the project's Phase 1 and Phase 2. Also determine if the potential for pesticide or particulate exposure for Rosedale residents is less than existing land use impacts. This evaluation must take into consideration prevailing wind directions,location of the initial phases of the development relative to ongoing nursery activities, and a comparison of the location for the maximum exposed individual under existing conditions and when the project is builtout. 51. Throughout the project's construction, the applicant and subsequent developer shall act as a "good neighbor" and notify, maintain air condition filters or provide air filtration systems, as appropriate to senior citizens` located within 500 feet of active clearing, grading, or asphalt paving, Azusa Pacific University when located within 500 feet of active clearing, grading, or asphalt paving, any other nearby residents known to have respiratory problems at the time of project approval as identified by the City, Mankowski Homes,Dalton Street Elementary School,the new K-8 school, Saint Frances of Rome school, and 52. The Monrovia Nursery Company shall continue to adhere to state of science pesticides practices for storage,mixing, application, transportation, and disposal. 53. When clearing, grading, or asphalt paving operations are scheduled to be conducted and when the construction emissions plus ambient air concentrations for nitrogen dioxide (NO2) measured at the Glendora air quality monitoring station violate the one-how State ambient air quality standard and/or "unhealthful"(previously known as"healthy advisory episode")air quality conditions are anticipated, written notice shall be given to Dalton Elementary School officials, St. Frances of Rome administrators, Mankowski Home administrators, the new K-8 school, senior citizen residents (as identified above)residing within 500 feet of the construction activity, and any nearby residents known to have respiratory problems at the time of project approval as identified by the City. Such notice shall indicate that air quality is anticipated to be "unhealthful" and that construction activities may result in gas and particulate emissions, therefore, outside physical activity should be limited. 54. All clearing,grading,or asphaltpaving operations shall be halted when the construction emissions plus ambient air concentrations for nitrogen dioxide(NO)measured at the Glendora air quality monitoring station violate the one-hour State ambient air quality standard and/or "hazardous" (previously known as "tad stage episode") air quality conditions,per the South Coast Air Quality Management's District 1 Senior citizen is defined as a person registered as a senior on the City's Lifeline program. January 25, 1999 B-6 0 0 Pollution Standard Index, occur. 55. After the removal of any stored materials and equipment located north of Sierra Madre Avenue, the applicant shall conduct, at its sole expense, a study to determine if any contamination has occurred. As appropriate,the applicant shall remediate the site. 56. All single family detached units shall be served from streets not less than 36 feet paved width curb to curb or flow line to flow line, clear to sky or as permitted by Los Angeles County Fire Department. Cul-de-sacs shall provide maximum length of 334 feet. 57. Due to the proximity to a wildland fire area,no single means of access shall serve more than 75 units. 58. No drive or access shall be less than 20 feet paved width clear to sky. 59. Provide the County Fire Department with typical street sections for all streets and drives serving this division of land prior to tentative map approval. 60. Provide commercial streets to Fire Department specifications in all commercial/industrial areas, with adequate width to allow the parking of trucks prior to tentative map approval. 61. Where driveways extend further than 300 feet and are of single access design,turnarounds suitable for fire protection equipment use shall be provided and shown on the final map. Turnarounds shall be designed, constructed, and maintained to insure their integrity for Fire Department use. Where topography dictates, turnarounds shall be provided for access roads which extend over 150 feet. 62. Private drives shall be indicated on the final map as "Private Driveway and Fire land'with the widths clearly depicted and shall be maintained in accordance with the Fire Code. 63. Vehicular access must be provided and maintained serviceable throughout construction to all required fire hydrants. All required fire hydrants shall be installed,tested,and accepted by the Fire Department prior to construction. 64. This property is located within the area described by the Fire Department as "Very High Fire Severity Zone"(formerly Fire Zone 4). A fuel modification plan shall be submitted and shall show those items as required by the Fire Department prior to the approval for the tentative tract map for the area. D. Fiscal Impact Mitigation 65. Applicant shall ensure the complete mitigation of the net municipal cost of providing services to the project residents, as specified in this condition and in Condition 66. Prior to builder final map approval, the applicant shall establish a mechanism to insure ongoing maintenance of all community amenities and facilities, including but not limited to open space lots,parkways,parks, trails and trail heads, bikeways, landscape lots, landscape easements, community entries, interior slopes, offsite graded slopes, street lighfing, public and private drives, and public and private streets. This mechanismmay be in the form of a Community Facilities District or a Landscape and Lighting District or Master Homeowners Association,or combinations thereof,subject to the approval of the City in its sole discretion. All required documents necessary to form the maintenance entity,including but limited January 25, 1999 B-7 0 0 to CC&Rs, shall be submitted and approved by the City prior to the approval of the first final map. 66. The applicant shall pay the residual Net City costs either through(a)a single payment of$451,000.00 before commencement of Phase I construction, or(b)a single payment of$527,000 at the issuance of the first Certificate of Occupancy, or(c)ten annual installments equaling$81,000 each. 67. On or before certificate of occupancy for any homes, developer shall establish an insurance policy, a financial security device or trust fund ("Security Policy") for the benefit of the City. The Security Policy shall be in the amount of$1.6 million with a 4% quarterly compounding interest and shall operate as a guarantee that any fiscal impact in excess of the fiscal impact amount identified in the Fiscal Impact Report will be paid to City from the Security Policy. The Security Policy shall be in a form acceptable to the City in its sole and reasonable discretion. E. Miscellaneous Conditions 68. Unless otherwise specified,all conditions applicable to eachphase shallbe satisfied prior to final map recordation and all dedications and granting of property shall be to the City of Azusa. 69. Prior to the issuance of any grading plan,tentative tract map,or other development entitlement within Phase 4 of the Specific Plan, the developer shall provide the City with documentation indicating an agreement regarding the permanent protection (specifically perimeter femang) of the Fairmount Cemetery. The cost of providing permanent protection must be detemrined in said agreement. This condition may be supercededby any provision or exhibit contained within the Rosedale Specific Plan Development Agreement. 70. The applicant or builder shall provide water service to the Cemetery throughout the project's construction. This condition may be superceded by any provision or exhibit contained within the Rosedale Specific Plan Development Agreement, 71. The applicant or builder shall provide suitable access throughout the project's construction, as determined by the Cemetery and the applicant, to the Cemetery. This condition maybe superceded by any provision or exhibit contained within the Rosedale Specific Plan Development Agreement. 72. The applicant is encouraged to establish anincentiveprogramtoenable existing Azusa residents tobuy a "move-up" home and to encourage police officers and other City employees to buy a home in the Rosedale project. 73. Whenever the Specific Plan refers to the City of Azusa codes, regulations, requirements, standards, policies,ordinances,or other regulatory provisions,such regulations shall be those in effect on the date the Development Agreement is approved,unless beyond the control of the City and except as otherwise provided in the Rosedale Specific Plan or any Rosedale Development Agreement. 74. Prior to the commencement of construction of units in Phase I,applicant shalt construct at the Citrus Avenue-Interstate 210 off-ramps,at its sole cost and expense,a monument sign announcing that one is entering the City of Azusa. Such sign shall be subject to City's sign requirements and City's approval process. January 25, 1999 B-B 75. Maintenance of the landscaped parkways an local streets shall be the responsibility of the Landscape and Lighting District. 76. Improvement plans for each of the Planning Areas or neighborhoods shall be submitted to the City for approval prior to recordation of any Tentative Map. 77. The at-grade rail crossings at Palm Drive and Rockvale Avenue must be aNutdoned, if required by other agency or authority. 78. The applicant shall pay for all costs associated with the closure of another off-site at-grade railroad crossing. (Note: costs should be limited to the physical costs of closure such as pavement removal, barricade installation, etc.) The specific crossing shall be determined by the City of Azusa City Council. 79. Applicant shall comply with the requirements of the Congestion Management Program. As appropriate, developer shall pay the necessary fees to purchase Congestion Management Plan(CMP) credits from other agencies to offset any remaining CMP debits created by the project. Fees are due at the time the CMP debt is created. The applicant shall comply with any substitute measure MTA may require and implement in place of the debit/credit program. 80. All mitigation measures identified in the EIR and adopted by the City, shall be implemented by the applicant. 81. Applicant shall diligently implement the EIR mitigation monitoring program, and reimburse the City for the actual cost of implementation. 82. Developer and Azusa Light and Water Department agree to negotiate for the exchange of a new reservoir site on the Monrovia Nursery property,in exchange for the Heth Reservoir site with the terms and conditions to be negotiated and approved by the City of Azusa City Council. The agreement shall include a condition requiring that the site undergo appropriate environmental review as specified by CEQA at the time of its proposed development,if not before. F. Permits and Studies 83. In compliance with the Federal Clean Water Act, the applicant shall file a notice of intent to obtain a General Construction Activity Storm Water Permit(National Pollution Discharge Elimination System [NPDES])for all construction activities that will disturb five or more acres,or are part of a project that will disturb five or more acres. Proof of filing a "notice of Intent' with the State Water Resources Control Board will be required prior to the issuance of the grading or building;permits. 84. In compliance with the Federal Clean Water Act, the applicant shall submit a Storm Water Pollution Prevention Plan(SWPPP)to the Director of Community Development for any construction activities that will disturb five or more acres,prior to the issuance of grading or building permits. 85. Prior to the approval of any grading plan affecting Beatty Canyon, the applicant shall negotiate a January 25, 1999 13-9 0 9 Streambed Alteration Agreement with California Department of Fish and Game, if required or the project may be redesigned to avoid any grading impact. 86. On a tract by tract basis and prior to the final of each map, the developer shall undertake a comprehensive oak tree survey and mitigation plan for the purpose of identifying all oak trees within that tract. The survey and mitigation plan shall identify all oaks to be rrmoved, replanted, and replaced. Replacement shall occur at a ratio of at least 3:1. 87. The applicant shall perform a focused protocol survey for least Bell's vireo and coastal California gnatcatcher prior to commencement of any construction activities in areas of suitable habitat to confirm the continued absence of the listed bird. 88. If vegetation removal is scheduled between February through July of each year(breeding season for raptors andbreeding birds),the applicant shall conduct surveys to determine if nestingbirds are present at the removal site. If the breeding season surveys ascertain the presence of breeding raptors or birds' nests in areas scheduled for vegetation removal, such activity shall not take place within 500 feet of an active nest until the young have fledged. G. Development Level Conditions 89. No work within the public right-of-way shall commence without first obtaining an Encroachment Permit from the Public Works Department. 90. A City Construction Permit shall be obtained for all work undertaken in the public right-of-way. All work shall be done in accordance with City of Azusa Standards and Standard Specifications for Public Works Construction (Green Book), latest edition and to the satisfaction of die City Engineer or his designee and shall be completed before issuance of Certificate of Occupancy. 91. The applicant shall construct curb and gutter, sidewalk, and driveway aprons. 92. Wheelchair access ramps shall be provided at all corners and comply w/ADA requirements. 93. Paving to join existing pavement or to centerline shall be as per project plans. 94. Improvement plans prepared by a registered Civil Engineer shall be submitted for all off-site (public works) improvements. Plan check fees shall be paid in advance. Plans shall be 24" by 36" ink on mylar. 95. A building pemrit may be issued for a temporary trailer prior to recordation of a Final map encompassing the subject property with the stipulation that the location thereof must comply with the City of Azusa Building Code,the Development Regulations,and the requirements of the Public Works Department for utilities and roads to serve the site. 96. Issuance of a Certificate of Occupancy may be permitted folthe any temporary trailers prior to the recordation of a Final Map encompassing the subject property , pursuant to provisions of the Subdivision Map Act. January 25, 1999 B-10 0 0 97. If temporary trailers or mobile model home offices, design centers, or other uses are used, the trailer or mobile unit must be surrounded by landscaping that includes ground cover, shrubs, and trees. The landscaping shall be planted and maintained in such a manner that evokes a sense of permanence and eliminates the "transitory" appearance of the trailer of mobile unit. Landscape plans (including plant type,location,and size)must accompany the trailer or mobile units'permit application. The temporary trailer or mobile unit's permit shall be reviewed and reconsidered on an annual basis beginning one calendar year from the initial permit's issuance. 98. Landscape and irrigation plans shall be designed by a Licensed Landscape Architect (licensed to practice in the State of California) for all landscaped lots, parks, trails, parkways, and medians. Landscape and irrigation plans shall show locations, quantifies, sizes, and types of plants materials, as well as design of an automatic irrigation system Plans shall be 24"by 36" and in compliance with City of Azusa landscape design standards. Two sets of irrigation and landscaping plans for all streets, parks, walkways, and residences shall be submitted. The landscape and irrigation plan for common areas including parkways and parks shall be submitted prior to the first final map. Landscape and irrigation plans for commercial Planning areas or residential units shall be submitted at the same time as the applicant submits for building plan check. All landscape and irrigation plans shall be submitted the Public Works Department and the Community Development Department. No final release from the Public Works Department shall be granted until these requirements have been met. 99. The developer shall install automatic irrigation to street medians prior to the issuance of a Certificate of Occupancy. 100. Root barriers shall be installed for trees in front yards and parkways. 101. At subdivision review,the inclusion of pedestrian friendly design features such as public art,fountains, etc. in the neighborhood commercial areas shall be determined. 102. All streets,private orpublic local drives(except in cluster courts,refer to Condition 46),and alleyways shall have parkways with landscaping and an automatic irrigation system. 103. Parkway trees are required, located no closer than 30'nor greater than 65' apart. Parkway trees shall be at least 15 gallon size as specified in the Rosedale Specific Plan. 104. At least one tree per lot shall be installed, if the plans call for a parkway. In the event that there will not be a parkway,the same number of trees shall be installed as the number of units, as prescribed by the Public Works Superintendent. 105. Fencing plans for the Central Park and all pocket parks shall be submitted for review and approval of the Planning Division and Parks and Recreation Department prior to the first final map for the phase in which the park occurs. These areas shall have landscaping and fencing installed and completed within such a time frame as agreed upon by the Azusa Unified School District and City of Azusa. 106. If the joint-use area of the Central Park is fenced, it shall be fenced in such a manner that allows for the new K-8 school student usage but does not preclude the general public's use at any time of the day/night. January 25, 1999 B-11 0 0 107. The applicant shall fund plan check and inspection of all Homeowners Association(HOA)areas and prior to transfer of any HOA area to the Association, the developer shall fund City inspection to confirm completion of the required improvements to the approval of the Community Development Director. 108. If off-site public improvements require acquisition of land, easement, or right-of-way, the developer shall negotiate in good faith to acquire the same. Should the developer fail to obtain such real property interests, the developer shall agree to pay all City costs of acquiring these interest, as provided in the Development Agreement. 109. Prior to issuing a Certificate of Occupancy for units in the last Planning Area in Phase 3, the applicant shall dedicate the northern portion of the property designated as open space in the Specific Plan to a public entity or private organization agreeable to the City, for the maintenance and continued use of the property as open space. 110. The Monrovia Nursery gates shall be preserved in place. Ill. At each gated village or neighborhood entrance, the gate shall be located in such a manner to accommodate a 40 foot queue of cars at the gate without impacting traffic flow. 112. A unified comprehensive sign program for all commercial areas shall be submitted and approved by the City's Community Development Department, prior to the issuance of building permits for said commercial uses. 113. The County Fire Department will not permit gates within this division of land unless shown with a typical section on a subdivision map and approved prior to tentative approval. 114. Where mailboxes for more than sixteen units are grouped together, the mailboxes shall be located beneath a trellis or covered structure. The structure shall be designed and constructed to be compatible with the surrounding residential units. 115. Where neighborhoods are designed with a separate homeowners association, a community bulletin board shall be constructed beneath the trellis/shade structure adjacent to the mailboxes. 116. All gates and fences enclosing public pools and private recreation area pools shall be constructed and maintained in such a way that, in an emergency, fire fighting equipment can quickly and efficiently access pool water. Likewise, all driveways and access roads serving such pools shall be constructed and maintained to allow fire fighting equipment to access the pool areas. 117. All residences in the planning areas north of Sierra Madre Avenue shall have gates', fences, or driveways that enable fire fighting equipment to access backyard pools. ]Developer shall record CC&Rs, subject to the City's approval, shall require private pool owners to permit fire fighting personnel and equipment to access private pool water. 2 Gates, fences,and driveways shall have a minimum 36"width to provide appropriate access. January 25, 1999 B-12 0 0 118. The developer shall include a minimum of three cable television outlets in each home. 119. The developer shall install conduit for electric vehicle recharge(EVR) in each home's garage. 120. The applicant shall install conduit suitable for the Police Department's community camera program along the following trails: the east-west trail; 10ie Street trail; and those located north of the Sierra Madre Avenue. The conduit shall also be installed at the following intersections: Rosedale Parkway/Citrus Avenue extension; Rosedale Parkway/9th Street extension; Rosedale Parkway(East and West)/C Street; and Rosedale Parkway(East and West)/Siena Madre Avenue. 121. For each house, all utility meters shall be located in the same location. 122. The applicant shall construct or guarantee to the construction of any and all on-site and off-site sewer, storm drainage, water, electricity, gas, and other infrastructure necessary to service the Rosedale Specific Plan area. 123. All infrastructure necessary to serve the proposed development for each construction phase (water, sewer, storm drainage, streets, gas, electricity, etc.) shall be in operation prior to the issuance of Certificate of Occupancy. 124. The applicant shall finance all infrastructure improvements and pay all related costs associated with mitigating project impacts at its sole expense. 125. All utilities shall be underground. The applicant shall provide all conduits, pull boxes, vaults, transformer pads, street lights. 126. Existing electric easements may be retained. New easements shall be granted by the applicant for the new underground electric distribution system 127. The applicant shall dedicate easements for all utilities regardless of location. 128. The applicant shall furnish and install an electric distribution system in accordance with specifications of Azusa Light &Water Department and existing rules and regulations including costs or fees associated with providing electric services to new homes. 129. A 2-inch PVC conduit (for future utility telecommunication purposes) shall be routed to each new home and installed in joint trench with underground electric distribution system. 130. The applicant shall arrange for necessary relocation of all utilities,poles, signals, street lights, etc. 131. The applicant shall contact and submit to the Electric Division two sets of plans showing the following: Jmuuy 25, 1999 B-13 0 0 site survey plan of buildings, elevations, sections and location of existing electric easements; electric service desired,electrical load calculation and single line diagram;locations of electric meter panel and main switch gear on or in buildings and drawings, if necessary; and location of transformer pad and related substructures. 132. The developer shall repair or replace, at its expense, to the satisfaction of Public Works, any public improvements damaged during the construction of the development. 133. Street light facilities in public roadways or right-of-way shall be furnished and installed by project developer in conformance with existing LA County roadway illumination standards. 134. Traffic signals shall be installed at selected project intersections, as warranted by traffic engineering studies. 135. Grading shall be performedper County of Los Angeles UniformBuilding laws,current edition,relating to excavations and fills. 136. An off-site drainage facility shall be provided in accordance with the Master Plan of Drainage. 137. V.C.P. sewer shall be designed and constructed. 138. The project shall be connected to a public sewer with a V.C.P. sewer connection. 139. The applicant shall pay required sewer fees. 140. A bond or security device shall be posted with the City, in an amount sufficient to cover the amount of off-site work to be done, as determined by the City Engineer. 141. Additional water system requirements will be required when this land is further subdivided and/or during the building permit process. 142. The required public fire hydrant fire flows shall meet the Fire Department's standards. 143. The required on-site fire flows shall meet Fire Department's standards. 144. All hydrants shall measure 6" x 4" x 2-1/2"brass or bronze, conforming to current AIWA standard C503 or approved equal. All hydrants shall be installed aminimum of 25'froina structure or structures to be protected by a two(2) hour fire wall. 145. All required fire hydrants shall be installed,tested and accepted or bonded for. Vehicular access must be provided and maintained serviceable throughout construction. 146. Maintain access to all fire department motorway(s). Provide an exhibit showing how this will work prior to final map approval. 147. Access shall comply with Section 902 of the Fire Code which requires all weather access. All weather access may require paving. January 25, 1999 B-14 0 0 148. Fire Department access shall be extended to within 150 feet distance of any exterior portion of all structures. 149. Provide Fire Department and/or City Approved street signs and building access numbers prior to occupancy. 150. All new development will participate in the City's green waste recycling prgp-am. 151. Applicant shall conform to the 1997 Uniform Building Code, 1997 Uniform Plumbing Code, 1997 Uniform Mechanical Code, 1996 National Electrical Code, State of California 1998 amendments and all applicable Azusa Municipal Ordinances; as may be amended from tirru; to time subject to the provisions of the Development Agreement. 152. All plan check fees shall be paid at the time of plan check submittal. Once plan check is completed and approved, applicant shall be responsible to pay in full all other appropriate development fees prior to issuance of any building permit. 153. Structural, architectural, electrical, mechanical, and plumbing plans shall be designed by a State of California Registered Engineer or State of California Registered Architect. 154. Applicant shall submit three copies of foundation, framing, floor and elevation plans for plan check. 155. Applicant shall submit three copies of structural calculations simultaneous with the construction plans. 156. Applicant shall submit three copies of energy calculations simultaneous with the construction plans. 157. Applicant shall submit three copies of electrical, mechanical and plumbing plans simultaneous with the construction plans. 158. Applicant shall submit three copies of the Geotechnical (hazard) Investigation Report simultaneous with the construction plans. The Geotechnical Investigation Report shall be prepared by a State of California registered Civil Engineer or a State of California registered Certified Engineering Geologist, having competence in the field of seismic hazard evaluation and mitigation. 159. Applicant shall submit three copies of soil report simultaneous with the consmrction plans. 160. Applicant shall submit three copies of plans for all retaining walls over three feet high or retaining walls having a surcharge imposed on them and garden walls over six feet high. 161. The City shall within thirty days of approval of this resolution or ordinance containing the conditions of approval for this Land Use Entitlement record such resolution or ordinance with the Los Angeles County Recorder. 162. If it becomes necessary for the City to take any legal action or commence any administrative proceeding against the applicant or any successor in interest in order to enforce any of the conditions of approval set forth herein,the City shall recover from the applicant or successor in interest reasonable January 25, 1999 B-15 0 0 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. 163. The applicant or its successor in interest 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 of EIR related to such land use approval. The applicant or successor in interest shall reimburse the City for all reasonable attorney's fees and other reasonable costs incurred by the City in defending such action or proceeding. 164. By accepting approval of the Land Use Entitlements subject to the conditions set forth herein, the applicant and any successor in interest shall be deemed to have agreed to the-terms and conditions set forth herein and the City shall have the right to enforce inits sole discretion such terms and conditions by pursuing any and all available legal and equitable remedies. Applicant has read each and everyone of these conditions of approval set forth approves and accepts the land use entitlements and agreement identified herein, subject to these conditions. -�� V1Aottip6ur2 ��'"Y` 1- 11-11-77 Applicant's Signature Date January 25, 1999 B-16 FINAL Mitigation Monitoring and Reporting Program Rosedale Specific Plan City of Azusa January 14, 1999 This Mitigation Monitoring and Reporting Program has been prepared pursuant to the requirements of the California Environmental Quality Act (CEQA), Section 21081.6 and Section 15099 of the State CEQA Guidelines. The purpose of this program is to document implementation of mitigation measures required by the Final Environmental Impact Report (Final EIR) for the Rosedale Specific Plan and by the January 14, 1999 Summary of Minor Modifications to Final Environmental Impact Report(Summary). The City of Azusa has adopted the mitigation measures included in the Final EIR and the Summary to mitigate or avoid significant impacts on the environment. This program has been designed to ensure compliance during project implementation. Mitigation measures identified in the Final EIR and the Summary have been incorporated into the checklist included as part of this program. Each mitigation measure is numbered as it appears in the Summary and is listed with appropriate spaces for monitoring the progress of implementation. The following information is identified for each measure: • When the measure will be implemented; for example, one time only, prior to construction, during construction, prior to occupancy, or once the project has been completed and homes occupied on an ongoing basis. • How the measure will be implemented;i.e.through existing code and other requirements; through requirements imposed on all individual projects; or as needed. • What City departments or other agencies will be responsible for verifying the mitigation and responding to violations. The mitigation monitoring program checklist is to be retained in the project file and available for public inspection on proper request. Annual Review of Mitigation Monitoring Program Oversight of the Mitigation Monitoring Program will be the responsibility of the Azusa Planning Division (Planning). Planning may assign responsibilities as appropriate and necessary. Planning staff' will undertake an annual review of the Mitigation Monitoring Program and prepare a brief progress memorandum based on that review. The memorandum 1 0 0 should be transmitted to the Planning Commission and City Council for review and any appropriate action. The reviewer will check each mitigation measure listed in the Mitigation Monitoring Program to determine whether or not implementation has been completed. If the mitigation measure has been completed, the reviewer will indicate such on the report, initialing and dating the notation to indicate compliance. For measures that require a report, program, or plan, the reviewer should determine if that report,program,or plan is due based on the progress program implementation to date. If the report,program, or plan is timely,that fact should be reported in a review memorandum to the head of the responsible City department. For measures that require ongoing compliance,the memorandum should report whether these measures are being actively pursued and if not,what action is appropriate. If the measures are no longer appropriate or necessary because the environmental effect is no longer an issue,then that fact should be reported in the review memorandum and the discontinuation of the mitigation measure recommended. If measures are not being implemented adequately, recommendations should be made to improve application of the mitigation measure. Project Design Mitigation Measures A project design mitigation measure is a measure that needs to be incorporated into the project design, for example, inclusion of the earthquake setback zones and drainage improvements. Such measures normally will be shown on the building plans, site plans,public improvement plans, specifications,or other project documents. The mitigation monitoring checklist will be used to check off those mitigation measures shown on the plans. If a mitigation measure is not shown on the appropriate plan sheets, plans will be sent back for incorporation of those mitigation measures or approved equivalents. Plans will not be approved until each mitigation measure is incorporated into the project design. After plans are approved,and before any component of design is approved sus complete by the City in its inspection, the project proponents will submit proof that each mitigation measure shown on the plans has been installed or incorporated into the constructed project. Verification of compliance will then be noted on the monitoring checklist and signed off, completing the process for this category of mitigation measure. 2 0 0 Construction Mitigation Measures Construction mitigation measures are measures designed to reduce the impacts of construction and generally are required throughout the construction phase. Monitoring will be verified by the Building Division and City Engineer as appropriate during regular visits to the sites during construction. Reporting of compliance with mitigation measures should lie required at least monthly, with reports of violations made immediately to the appropriate department. Operational Mitigation Measures Operational mitigation measures are those that apply over the longer term; once homes have been constructed, sold, and occupied. These mitigation measures should be verified on an annual basis and if problems are noted, reinspected on a more regular basis until the measure is operating effectively. Use of Contractors The monitoring program for measures to be incorporated into project design parallels current City practices of verifying compliance with applicable City codes during design and construction. No additional staffing is required, except that training may be appropriate to alert inspectors to the new requirements and the use of the monitoring checklist. In case of some specific unique or unusual mitigation measures, the City may contract with consultants for inspection or verification of mitigation measures. Monitoring Program Fees Where mitigation monitoring efforts are substantial,the City is authorized to charge mitigation monitoring fees to support the actual costs of mitigation monitoring. In such cases, the City will charge and collect from the developer a fee in the amount of the anticipated actual cost to the City for monitoring all mitigation measures, including consultant services and costs of administration. A deposit may be required by the City to be applied toward this fee. Any unused portion of the deposit will be refunded. In circumstances in which the developer will not be associated with the project after construction, the City can charge the anticipated cost of operation of the mitigation monitoring program for an appropriate period in advance. Sanctions/Penalties The City may levy sanctions or penalties for violations of conditions listed in the monitoring program. These sanctions and penalties may include but are not limited to: 1. Civil penalties/fines according to City codes 3 2. "Stop work" orders 3. Revocation of permits 4. Holding issuance of Certificate of Occupancy until completion of work 5. Forfeiture of performance bond 6. Implementation of measures with appropriate charges to the applicant based on mitigation monitoring program agreements Dispute Resolution In the event of a disagreement between the City and project applicant/developer regarding the monitoring program,including manner of payment,penalties for noncompliance,and financial security arrangements, the following procedure, or other appropriate procedure, will be followed: 1. City staff will attempt to resolve the disagreement. If the disagreement cannot be resolved, staff will prepare a report documenting the source of the dispute and the City's position. 2. City staff will take the report before the City Council as appropriate,which will determine the resolution of the disagreement. Monitoring Agencies The following agencies are identified in the attached matrix as agencies responsible for monitoring: City of Azusa • Planning Division, Community Development Department(Planning) • Engineering Division, Community Development Department(Engineering) • Building Division, Community Development Department(Building) • Community Services Department(Community Services) • Public Works Department(Public Works) • Department of Light and Water(Light and Water) Los Angeles County • Fire Department(LA County Fire Dept.) • Sanitation Districts (Sanitation Districts of LA County) • Department of Public Works (LA County Public Works) Other • Azusa Unified School District • Azusa Pacific University • Caltrans 4 • 0 • California Department of Fish and Game (CDFG) • Citrus College • Fairmount Cemetery • City of Glendora • Los Angeles County Metropolitan Transportation Authority (LA County MTA) • Native American Heritage Commission • U.S. Army Corps of Engineers • Covina Irrigating Company 5 p 7 U U U U m d c 0 ¢ IL d a c 0 E 0 d y U 0 C U U U U Pcpm2 o d °-j m 2 LL LL c c c O! 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E . > ! - f �o � � \ \ \ 0 / [ ) 3 { ( § � § ) , § 7 a\ \ \ ! ! { 22 { & 00o ) fat & 2 » 4