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HomeMy WebLinkAboutResolution No. 00-C0060 0 RESOLUTION NO. 00-C6 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF AZUSA APPROVING VESTING TENTATIVE TRACT MAP NO. 52824 TO SUBDIVIDE SEVENTEEN PARCELS OF LAND INTO THREE HUNDRED THIRTY ONE (331) PARCELS AT 2027 SAN GABRIEL CANYON ROAD (APN's 864-006-001 and 002; 8684-008-013; 8684-025-270, 271, and 273; 8684-026-001, 003, 006, 007, 008, 009, 010, 011, 013, and 014; and 8684-027-270) WHEREAS, an application was received from Azusa Associates, LLC with respect to the requested Vesting Tentative Tract Map No. 52824 to subdivide seventeen parcels of land into three hundred thirty one (33 1) parcels at 2027 North San Gabriel Canyon Road, and WHEREAS, the Planning Commission held a duly noticed public hearing on December 15, 1999, and after receiving testimony, the Planning Commission closed the public hearing and deliberated regarding the Final Environmental Impact Report and the Project Approvals, and after duly considering all information presented to it; and WHEREAS, the Planning Commission voted unanimously to adopt Resolution No. 99- 57 recommending that the City Council approve Vesting Tentative Tract Map No. 52824, and WHEREAS, the City Council held a duly noticed public hearing on January 18, 2000, and WHEREAS, the City Council of the City of Azusa carefully considered all the pertinent evidence and testimony regarding Vesting Tentative Tract Map No. 52824; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY AZUSA HEREBY RESOLVES AS FOLLOWS: SECTION 1: That Vesting Tentative Tract Map 52824 is consistent with the goals, policies and objectives of General Plan of the City of Azusa, as revised by GPA 99-03, and each element therein. In accordance with Section 88-585 of the Azusa Municipal Code, it is found that the project would not unreasonably interfere with the use or enjoyment of property in the vicinity, and would not adversely affect the public peace, health, safety or general welfare, and provided the conditions of approval are adhered to, the Planning Commission hereby recommends approval and adoption of said Vesting Tentative Tract Map based on the following finding: The proposed subdivision is in conformance with the proposed General Plan and Zoning Map amendments. The project has met the State's CEQA guidelines for environmental review and is consistent with the Subdivision Map Act. Furthermore, the City Engineer has reviewed the proposal and consented to its approval. SECTION 2: That the site is physically suitable for the residential development proposed in Vesting Tentative Tract Map 52824. The proposed subdivision is situated on the 258 -acre site so that the area proposed for development is within the previously disturbed area of the site. Furthermore, that area is relatively flat. SECTION 3: That the site is physically suitable for the proposed density of residential development proposed in Vesting Tentative Tract Map 52824. The site has long been developed for residential use as well as recreational and agricultural uses. The proposed project would increase the density from 5 dwelling units on 258 acres to 331 dwelling units on 258 acres. The proposed density on the overall project site will be 1.28 dwelling units per acre, which is considered rural density by the General Plan, and the density within the 106 -acre development area will be 3.12 dwelling units per acre, which is considered low density residential. The majority of the site, approximately 152 acres, will be 0 0 dedicated open space. SECTION 4: That the design of Vesting Tentative Tract Map 52824 is not likely to substantially and avoidably injure fish or wildlife or their habitat. As determined in the Environmental Impact Report, impacts to fish, wildlife, and their habitat can be reduced to a less than significant level with implementation of mitigation measures. Therefore, the project will not substantially and avoidable injure fish or wildlife or their habitat. SECTION 5: That the design of Vesting Tentative Tract Map 52824 and the improvements proposed therein are not likely to cause serious public health problems. The project will be constructed in accordance with all applicable codes and requirements, which protect public health. SECTION 6: That the design of Vesting Tentative Tract Map 52824 and the type of improvements proposed therein will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. By law, the project must respect existing easements on the project site. In response to concerns raised about a particular easement, a condition of approval has been added which requires the Applicant to demonstrate that he has respected that easement, which is identified in Book 14695 Page 367 of the Los Angeles County Oficial Records. SECTION 7. An EIR was prepared by the City pursuant to State CEQA Guidelines Section 15168 to analyze potential adverse environmental impacts of the Project implementation. Significant adverse environmental impacts with regard to air quality and visual resources (landform alteration) were found. A Statement of Overriding Considerations has been adopted under a separate resolution. SECTION 8: The City Council hereby approves Vesting Tentative Tract Map 52824 based on the aforementioned findings and conditions of approval listed as Exhibit A. The map shall be finalized and recorded prior to any construction and only after these findings and conditions have been accepted in writing by the owner of the described property. SECTION 9: The City Clerk shall certify to the passage of this resolution and shall cause the same to be published in compliance with Chapter 66, Article IV, Division 4 of the Azusa Municipal Code. PASSED, APPROVED AND ADOPTED this 18t _day of January, 2000. o i Cristina Cruz -Madrid, MAYOR 0 0 I HEREBY CERTIFY that the foregoing Resolution No. C6 was duly adopted by the City Council of the City of Azusa at a regular meeting thereof, held on January 18, 2000, by the following vote of the Council: AYES: COUNCILMEMBERS: HARDISON, STANFORD, ROCHA, BEEBE NOES: COUNCILMEMBERS: MADRID ABSENT: COUNCILMEMBERS: NONE ABSTAIN: COUNCILMEMBERS: NONE City Clerk APPROVED AS TO FORM City Attorney Exhibit A - . Conditions of Approval Exhibit A Conditions of Approval Final conditions as amended by City Council at 2/07/00 meeting NOTE: The numbering of these conditions of approval is not sequential; gaps in numbering reflect conditions that were removed between Planning Commission and City Council. Case No: GPA -99-03, Z-99-05, P3-99-9; & Vesting TTM -52824 Address: 2027 North San Gabriel Canyon Road A.P.N.: 864-006-001 and 002; 8684-008-013; 8684-025-270, 271, and 273; 8684- 026-001, 003, 006, 007, 008, 009, 010, 011, 013, and 014; and 8684-027-270 Project: A proposal to develop 106 acres of the 258 -acre project site with single- family detached homes and dedicate 152 acres to a public agency or natural resource conservancy for open space. A. All requirements of the Engineering Division shall be met, including but not limited to the following: 1. The Applicant shall prepare and submit for review Development, Construction Erosion Control, and Hillside grading plans with accompanying soil analysis and recommendations. 2. The Applicant shall prepare and submit for review on-site and off-site roadway improvement plans, including interior circulation, access roads, bridgework, and improvement of San Gabriel Canyon Road from terminus of existing improvements to eastern project limits (portions contained within limits of Caltrans jurisdiction shall be primarily submitted to Caltrans for review). 3. The Applicant shall prepare and submit for review on-site and off-site infrastructure construction plans, including sewer, storm drainage systems, water, and power (water and power systems shall be submitted to City of Azusa Light -Water Division; portions contained within limits of Caltrans jurisdiction shall be primarily submitted to Caltrans for review). 4. The Applicant shall submit for review a traffic impact analysis study. 5. The Applicant shall submit for review U.S. Army Corps of Engineers and LA Co. Flood Control District approved flood plain analysis study, including recommended development limits. 6. The Applicant shall pay all plan check and permit fees as established by various agencies, including Azusa Engineering Division, Light and Water Division, Los Angeles County Sanitation Districts, and Caltrans. B. All requirements of the Planning Division shall be met, including but not limited to the following: 1. The approval hereby granted is conditional upon the privileges being utilized within six (6) months after the effective date thereof and if they are not utilized or construction work is not begun within said time and carried on diligently in accordance with conditions imposed, this approval shall become void and any permission or privilege granted hereby shall be deemed to have elapsed. 2. All necessary permits shall be obtained. 3. All applicable Building Department and Fire Department requirements shall be met at all times. 4. All construction and uses shall be in conformance with the plot plan submitted. 5. Prior to submitting for Building Department plan check, Applicant shall submit a revised plot plan subject to the review and approval by the Community Development Director. The revised plan shall show compliance with all applicable zoning standards. 6. A two -car garage minimum for each home shall be provided and maintained in accordance with Chapter 88, Article VII. of the Azusa Municipal Code. 7. Parking of vehicles on areas other than paved surfaces or in garages is prohibited. Page 1 of 7 0 0 8. All landscaping shall be adequately maintained at all times including, but not limited to, irrigation, weeding, and/or replacement when necessary. Disclosure shall be provided to all homeowners regarding this requirement. Homeowners must install front yard landscaping within 6 months of occupancy. 9. Three sets of landscape and irrigation plans shall be submitted to the Planning Division for review and approval of location and percentage of coverage. Said plans shall be 24" by 36" and in compliance with City of Azusa landscape design standards. Plans will be routed by the Planning Division for approval of planting material, irrigation, and soil amendment plan. 10. Subsequent owners of the parcels shall have all portions of lot, with the exception of driveway areas and building locations completely and adequately landscaped at all times. 11. The parking of recreational vehicles including but not limited to campers, motor homes, trailers, boats, etc., is absolutely prohibited unless a designated storage area is provided, which is fully enclosed and screened from public view. Any such space cannot occupy any other required parking, driveway or required usable open space or area. 12. Temporary signs on the property shall meet all requirements of Chapter 88, Section t 630 of the Azusa Municipal Code. 13. Any and all approvals contained herein for the use of the mobile office structure at this location shall expire six (6) months from date of approval in accordance with Section 14-232 of the Azusa Municipal Code unless a conditional use permit is obtained through the normal process. 14. The applicant shall pay park -in -lieu fees per Azusa Municipal Code. For purposes of fee calculation, bonus rooms, study rooms or similar, shall be considered bedrooms. 15. The applicant shall comply with all mitigation measures and recommendations contained in the Final Environmental Impact Report and supporting technical appendices. 16. If it becomes necessary for the City to take any legal action or commence any administrative proceedings 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 attorney's fees and other reasonable costs incurred in such action or proceeding, provided that the City obtains a judgement in its favor in any portion of such action or proceeding. 17. The applicant or 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 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. 18. By accepting approval of this amendment to conditions subject to the conditions set forth herein, the applicant or 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. 19. The Applicant shall continue to work with City staff and other agencies with jurisdiction to refine the proposed bank stabilization technique. The overall design of the San Gabriel riverbed should be consistent with allowing natural vegetation to grow unchecked with minimum maintenance within the flood plain. 20. The Applicant shall revise the General Plan Amendment and Zone Change Map in the following ways: 1) the General Plan Conservation (C) designation and the Zoning Code Community Facilities (CF) designation shall be applied to the area currently proposed for Open Space and Light Agriculture designations 2) the western portion of the property proposed for General Plan Rural Density Residential and Zoning Code Residential Agriculture designations shall be changed to Conservation and Community Facilities 3) the boundaries of the proposed Rural Density Residential and Residential Agriculture designated area shall be altered to reflect the area of disturbance which totals 106 acres 4) the area of disturbance shall be designated as Low Density Residential (L) rather than Rural Density Residential, as proposed. Pre -zoning for the area to be annexed shall be Conservation for the General Plan land use designation and Community Facilities for zoning. 21. All homes shall include enhanced sectional garage doors with window panels and driveways with Hollywood drives or decorative pavement as standard features. The cost of these features shall be included in the base selling prices of the homes. The developer may offer individual home buyers the option of omitting the decorative pavement in the driveways and Page 2 of 7 the windows in the enhanced garage doors at a reduced price. Prior to issuance of the final certificate of occupancy, the Applicant shall provide written evidence to the City of any buyers who have declined inclusion of these enhancements in their home. All model homes and applicable illustrations for sales and marketing purposes shall include the enhanced garage doors and driveways. 22. Street names shall be approved by the Planning Division. 23. Final design of elevations with respect to architectural detail, color, and other design enhancements shall be worked out to the satisfaction of a three person committee composed of the Community Development Director, a member of the Planning Commission, and a member of the City Council. The final design plans shall address the following concerns: a. Product A, Plan 2 should be put on comer conditions whenever possible. b. Product A, Plan 3 should incorporate a balcony -like element to add greater variety to the Spanish and Traditional elevations. Possibly a bigger window with a railing would meet this goal. C. Product A, wood siding should be incorporated into the craftsman elevation and brick or stone should be incorporated into the cottage elevation. d. Product B, Plan 2 should be redesigned to bring living space forward. e. Product B, all Spanish elevations need more Spanish elements. f. Product B, Plan 1 should avoid being plotted on corner conditions. g. Product C, Plan 1 needs an inviting/strong entry statement. This plan should be plotted on corner conditions. h. Product C, Plan 3 should balance porch with garage; strengthen the porch. The porch should be wrapped around on a corner plotting. i. Windows on rear or side elevations visible to public view shall have enhanced treatment. 25. Adjacent, abutting driveways shall be separated with a landscape strip, low fence, or low planting area. 26. The architectural design of the two bridges shall be submitted to the Community Development Department for review and approval. Accent materials shall be consistent with the indigenous materials found within the San Gabriel Canyon area. 27. Floor plans and elevations shall vary per lot so as not to have identical houses on adjacent lots. 29. While the applicant is working towards a "finer grain" mix of housing types, the City shall approve such plans prior to approval of the Final Map. 30. The water tank shall be screened with landscaping, and shall utilize muted colors that have the effect of blending the water tank with the mountainous background. 31. The applicant shall submit a revised site plan and elevations to the Community Development Department for review and approval prior to the submission of working drawing for plan check. The plans shall include all modification required by conditions 21 through 31. The revised plans shall include: a. The preliminary location of all units on each parcel; b. The specific floor plan, architectural style and color scheme for each parcel; C. A perimeter wall detail; d. The streetscape design plan including the entry gates, round -about circles, lighting, pavement, and park sites. The plan shall incorporate a unique theme in character with the architecture of the proposed homes to promote a sense of place within the subdivision; The street scene shall be enhanced by architectural details consisting of a variety of elements including, but not limited to Hollywood driveways, porte cocheres, front porches, textured paving, living -space -forward designs, and a variety of garage door designs, including color, use of windows, and panel design. e. Revised elevations; and f. A materials board and color pallette. 32. The Applicant shall meet with the City's Water Utility Division and the Main San Gabriel Basin Watermaster to discuss the conveyance of water rights within the possession of the Applicant to the City and to the Watermaster. 33. The tract map shall be modified to eliminate any encroachment onto property not owned or controlled by the Applicant or evidence provided to the City that any proposed encroachment occurs with the knowledge and consent of the affected property owner. 34. Prior to the city council's approval of the final map, the applicant shall present the city with Page 3 of 7 a fully executed easement agreement has been entered into with the US Forest Service providing access for US Forest Service personnel conducting official business, the then current licensee of US Forest Service Cabin 482 and the current licensee's guests to Cabin #82 in Robert's Canyon. The Applicant shall cause the easement agreement to be recorded concurrently with the final map. Access during construction shall be permitted with due consideration for safety of licensee and guests during grading operations and street improvements. 35. The Applicant shall petition the State Mines and Geology Board for the termination of the site's designated MRZ-2 status. 36. The lot lay -out the site plan shall be reconfigured to accommodate a minimum lot size of 5,000 sq ft. 37. The applicant shall pay to the City the net present value of any negative fiscal impact that may be identified in the Fiscal Impact Report. 38. The applicant shall make up any difference between the fire protection costs assumed in the Fiscal Impact Report and the negotiated costs that might result from tax negotiations with the County for the annexed area. 40. The Applicant shall pursue the bank stabilization technique discussed at the January 4, 2000 meeting with City staff and Watershed Council representatives. This technique includes burying a riprap wall under approximately topsoil of adequate depth to support native vegetation. Native vegetation would be planted which incorporates habitat and requires maintenance only in the event of a major washout. A plan to ensure the replacement of topsoil and vegetation lost during a major storm event shall be developed by the Applicant to the satisfaction of the City. Final design shall be approved by the City and those agencies that have jurisdiction. 41. Ongoing maintenance of common areas, debris basins, fuel modification zones, and onsite infrastructure for the site, shall be borne by either a homeowners association and/or a Maintenance District. . 42. Appropriate school impact fees shall be paid, and the applicant shall continue to work with the School District in mitigating the impacts on the elementary and middle schools. 43. A tree inventory and preservation/relocation plan shall be prepared and approved by the City prior to the issuance of the grading permit. 44. The developer shall offer disclosure to future buyers, regarding the potential for wandering bears and other wildlife, and the danger that the River presents to children. 45. As part of the disclosure documentation provided to perspective home buyers, as required by the California department of Real Estate, the Applicant and any subsequent holder of real property interest shall provide each subsequent purchaser notification of the Azusa Gun Club and associated noise, periodic sluicing of the reservoirs, an explanation of the role of those activities relative to water conservation and sediment management, the consequences of those activities (e.g. period discharge of sediment laden waters), and the potential consequences of the non -implementation of those activities. 46. The post -construction Best Management Practices (BMPs) incorporated into the project's plans shall comply with all applicable City requirements as established under the NPDES permit program and the provisions of the adopted Standard Urban Storm Water Mitigation Plan. The Applicant shall consider engaging state -of -the art State and Federal Clean Water Act BMPs such as minimizing `directly connected impervious areas;' maximizing permeability (i.e. use of decomposed granite instead of paving the internal trail system); use of non-structural retention and detention systems, biofilters, and urban curb/vegetated swale systems; designing in concave medians with natural vegetation instead of convex turfed areas; providing porous pavement recharge beds; and use of cisterns for water collection and storage on-site. 47. The Applicant shall work with the City to implement a historical walk which, through the means of a series of plaques, would chronicle the history of the Canyon. The plaques shall be installed along the public trail adjacent to the San Gabriel River. Other public and non- profit agencies may be consulted as to the plaques' content and location. The Applicant shall also construct a public trail, including bicycle access, along the highway side of the entire site consistent with the Azusa Canyon Task Force's plan. Design techniques such as setting the trail at a lower elevation and buffering the trail with berms or vegetation shall be explored to ensure the trail is safe and provides a high-quality trail experience. Page 4 of 7 48. Prior to recordation of the final map, the Applicant shall enter into an agreement with the City that will require the Applicant to establish an escrow account in the total amount of $60,000 to be paid $15,000 per year over four years. The purpose of the agreement is to ensure that the City will be reimbursed if the fiscal impact of the proposed project proves to be negative during the build -out period. The fiscal impact analysis shall be reviewed during the second and fourth years after the first home closing and the deposit shall be adjusted if warranted, up to a maximum amount of $100,000. 49. Prior to issuance of a certificate of occupancy for the first housing unit, the Applicant shall submit a draft copy of the proposed CC&R's for the project and obtain the city's written verification that the CC&R's include a provision obligating the Homeowners Association to procure and maintain at all times general liability insurance of not less than $1,000,000 per occurrence for bodily injury, personal injury and property damage. The insurance shall be placed with an insurer licensed to do business in California and shall have a current A.M. Best rating of at least B+. The insurance shall name the City, its elected officials, officers and employees (collectively "City") as additional insureds with respect to liability and damages arising from the actions or omissions of property owners and residents of the Mountain Cove project. The insurance shall be primary with respect to any insurance or self- insurance programs covering the City. That section of the CC&R's providing for the insurance shall provide that the insurance provision cannot be altered or amended without the prior written approval of the Azusa City Council and the City of Azusa shall be a third -party beneficiary of such insurance section. 50. On or before occupancy of the first housing unit, the Applicant shall pay for three members of the Police Department to attend a training class for responding to calls for service with respect to controlling wildlife that may wander into the development. 51. The Applicant shall work with the San Gabriel River Conservancy and Watershed Council on issues including but not limited to conveyance of the remaining open space portions of the project site, final design of the river interface, and best management practices for surface water, sediment, and urban pollution, in implementing the State and Federal Clean Water Act. 52. Pursuant to the Memorandum of Understanding dated February 1, 2000 entered into between the City of Azusa and Azusa Associates, LLC which summarizes certain outstanding issues pertaining to development of a public trail along Highway 39 and improvements to City parks, an agreement shall be executed and approved by the City Council prior to issuance of the first Certificate of Occupancy. C. • All requirements of the Parks and Recreation Division (Community Services Department) shall be met, including but not limited to the following: 1. Parkway trees are required - trees shall be located no closer than 30 ft. nor greater than 65 ft. apart and shall be irrigated per City Plan specifications. Variety is to be specified by Superintendent and shall be at least 15 gallon size in accordance with Azusa Municipal Code Section 62-202. 2. Recreation and Park in -lieu fees will be required to be paid in accordance with Azusa Municipal Code Section 62-5 at the time construction of the homes is proposed. Landscape and irrigation plans shall also be required to be submitted to the Planning Division for routing to the Park and Recreation Division for approval at the time construction of the homes is proposed. The landscape plans shall reflect the following goals: 1) To Conserve water; 2) To use native plants; 3) To use groundcovers and mulches; 4) To minimize the use of Invasive exotic landscape plants 5) To consult the LACDP W guidelines for planting adjacent to the Los Angeles River when planning areas adjacent to the San Gabriel River. D. All requirements of the Building Division shall be met, including but not limited to the following: Applicant shall conform to the 1998 Uniform Building Code incorporating the 1997 Uniform Building Code, Uniform Mechanical Code, Uniform Plumbing Code and the 1996 National Page 5 of 7 0 0 Electrical Code, and all applicable Azusa Municipal Ordinances. 2. 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 (i.e. school district fees, water reimbursement, park fees) prior to issuance of any building permit. 3. Energy plan check fees are required. 4. Applicant shall submit 3 copies of foundation, framing, floor and elevation plans for plan check. 5. Structural, architectural, electrical, mechanical, plumbing plans shall be designed by a State of California Registered Engineer, or a State of California Registered Architect. 6. Applicant shall submit 3 copies of structural calculations simultaneous with the construction plans. 7. Applicant shall submit 3 copies of energy calculations simultaneous with the construction plans. 8. Electrical, mechanical, plumbing plans shall be submitted for plan check simultaneous with the construction plans. 9. Applicant shall submit 3 copies of soil report simultaneous with the construction plans. 10. Property shall be surveyed by a State of California Licensed Surveyor and the report shall be submitted simultaneous with the construction plans. 11. Prior to issuance of a building permit, the Applicant shall submit approval from the Los Angeles County Health Department, the Los Angeles County Fire Department, and SCAQMD (Southern California Air Quality Management District) 12. Applicant recognizes that approval granted is for planning and zoning only and the owner is obligated to meet all applicable Building Division requirements. E. That all conditions of the Water Department shall be met, including but not limited to the following: The following issues shall be resolved to the satisfaction of the Water Department: 1. Deadend water mains/easements 2. Water Rights Holders - Transfer of Rights 3. Water District Annexations 4. Infrastructure Schedule/timeline 5. Standards of Specifications F. That all conditions of the Light Department shall be met, including but not limited to the following: 1. The applicant shall submit plans to Azusa Light and Water Department necessary to determine and prepare the method of electric services or layout of the electric distribution system. Project plans required for submittal shall be as follows: - site survey - pressurized underground utilities (gas, sewer, water) - roadway improvements, curbs, gutter, drains, bridge crossing - layout of proposed homes and electrical load of each unit - public roadway lighting plans (illumination) - grading plan 2. Utilities shall be installed underground and constructed as per standard specifications and requirements of Azusa Light & Water Department. Design, engineering or methods of construction for new underground electric distribution system shall be in accordance with specifications and requirements of Azusa Light & Water Department. Owner shall furnish and install all facilities required by Azusa Light & Water Department, necessary to receive utility services. Electric facilities include but not limited to concrete encased underground conduits, vaults/manholes, transformer pads, roadway lighting, 2" conduit for telecommunication purposes, and other associated structures required to complete all service installations. The Applicant shall work with the City to install a street lighting system with spacing standards that balances the attractiveness of decorative lighting in a rural setting, with the need for safety. Page 6 of 7 0 0 Upon completion of new underground utility installations, the owner or project applicant shall prepare and duly execute a grant of easement for the new underground facilities. Said easement document shall be submitted to Azusa Light & Water Department for acceptance by City of Azusa and recorded at County Assessor's Office. Easements shall be recorded no later than final release or issuance of order to energize any electric services to the new homes. 3. Extensive electrical line extension, rebuilding or relocation of existing electric facilities may be necessary. Owner or applicant is directed to make arrangements with owners of affected utilities prior to issuance of any building permits. Any modification, relocation or alteration of existing electric facilities shall be at the sole cost & expense of owner or project applicant. 4. Any new transformer pads or outdoor electric panel/equipment shall be installed outside in a safe location, readily accessible by utility field personnel. Owner or project applicant shall coordinate and resolve with Planning Division prior to construction any issues relating to visual impacts arising from installation of outdoor electric utility equipments. 5. In addition to furnishing and installing underground electric substructures, the owner or project applicant shall pay all utility related fees and charges required by Azusa Light & Water Department which includes but not limited to electric equipment deposits, labor & material to furnish & install cable, pre -payments on new electric services, pole fixtures & hardware etc. 6. Public roadway lighting facilities within the proposed subdivision including subdivision frontage along San Gabriel Canyon Road shall be furnished and installed by owner or project applicant. The proj ect applicant shall prepare and submit roadway lighting plans for approval by City Engineer. Method of electric service and lighting facilities shall be in accordance with specifications of Azusa Light & Water Department. Roadway illumination design shall be in conformance with applicable roadway lighting standards, LA County or Caltrans requirements. Private roadway lighting within the proposed subdivision shall be served from a metered electric service. Ownership, operation and maintenance shall be at the sole cost and expense of owner or project applicant. Private roadway electrical lighting plans requires approval from Building Inspector and that the lighting plans shall be made part of any roadway improvement plans. 7. Prior to issuance of final release for occupancy to any new residential homes, the owner or project applicant shall comply with requirements of Azusa Light & Water Department. G. That all conditions of the Fire Department shall be met, including but not limited to the following: 1. Per the Environmental Impact Report, prior to approval of a final tract map, the Applicant shall submit and, when acceptable, the City shall accept an Operational Fire Safety Plan for the project. The plan shall include those measures identified by the Fire Department to prevent wildland fires and provide adequate safety, which may include sprinklering of additional structures; additional, larger, or different fuel modification zone specifications; use or prohibitions regarding specific landscape materials; requirements for the use of specific building materials or performance standards; specific fire alarm systems, and/or other measures. Prior to City acceptance, the plan shall also be submitted to the Fire Department and US Forest Service for review and comment. Page 7 of 7