Loading...
HomeMy WebLinkAboutC- 5 Mountain Cove Development Report 1 INFORMATION ITEM TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: ROY BRUCKNER, DIRECTOR OF COMMUNITY DEVELOPMENT VIA: RICK COLE, CITY MANAGER DATE: MARCH 17, 2003 SUBJECT: REPORT ON THE MONITORING OF THE MOUNTAIN COVE DEVELOPMENT The City Council requested a report from Staff concerning the implementation and monitoring of the Mountain Cove project, and its current status. BACKGROUND Mountain Cove, a 327 unit single family residential neighborhood, was approved by the City Council on 1/18/2000, following preparation of a number of environmental and technical studies, an EIR, as well as a Fiscal Impact Study. The project’s approval was subject to a long list of conditions of approval and mitigation measures that came out of the EIR and hearing process. The timing of these conditions and mitigation measures varies in accordance with the progress of construction, with some being required during the pre- development stage, some during the grading stage, and others during the construction and occupancy stages. Monitoring of these items are accomplished by the respective divisions and departments of the City during their normal oversight and inspection process, and coordinated by the Planning Division. In order to obtain a handle on the implementation and timing of the conditions and mitigation measures, a 3-ring note binder containing the conditions and mitigation measures was prepared, and organized according to the timing of construction and responsible party. The organizing headings are as follows: 1. General Conditions 2. Prior to Final Map recording 3. Conditions for Improvement Plans 4. Prior to Grading Permit 5. During Construction 6. Prior to Building Permit Issuance 7. Prior to Certificate of Occupancy Each respective City Department and Division has its conditions of approval, which are reviewed and administered during the development and construction phases. The Planning Division monitors the EIR mitigation measures. As an example, during the grading stage, Engineering did the actual grading inspections, and ensured compliance with NPDES, while Planning coordinated with the Engineering inspector to ensure that an archaeologist and Native American expert were present to observe grading operations. Typically, before the final Certificate of Occupancy is granted, all departments and divisions are given one last opportunity to review 2 the project to make sure all requirements have been met. CURRENT STATUS The project is still in its construction phase. To date, a total of 247 building permits have been issued. So far, 106 permits have been finaled and Certificates of Occupancy issued and 60 more are under construction. The issuance of the permits for the remaining 80 units is anticipated to occur later this year. The first home closing occurred on May 24, 2002. UPCOMING MILESTONES Fiscal Impact. An escrow fund has been established for Fiscal Impact monitoring ($60,000 required payable at $15,000 per year over 4 years). The current balance of the escrow fund is $30,000. After the 2nd and 4th years following the first occupancy, the fiscal impact study is to be reviewed, and the City reimbursed from the escrow account, if the actual impact is determined to be negative during the build-out period. While the first review would be scheduled on May 24, 2004, given the fact that full build-out will occur by the end of this current year, with full occupancy shortly thereafter, Staff will require fiscal impact review within this timeframe. PENDING OR UNRESOLVED ISSUES Conveyance of Remaining Open Space to the Public. The Developer has not found an entity willing to take the dedication of the open space. The San Gabriel Rivers and Mountains Conservancy is not interested in taking ownership. The Developer is currently contacting the Trust for Public Lands to see if there is any interest. Noise Study. A noise study is required to determine any “fair-share” noise impacts resulting from the project along San Gabriel Canyon Rd. and along San Gabriel Ave. north of Sierra Madre Ave. This noise analysis has run into a snag, in that the standards in the City’s noise ordinance are outdated and are geared to “single event” noise sources. Thus ongoing noise levels cannot be measured using these standards. Staff has directed the Developer to use common “industry-accepted” thresholds. The study will proceed on this basis. Wildlife Response Training for Police Officers. The Developer is required to fund a training class for 3 police officers for responding to wildlife calls. The Police Department advises that the Humane Society, under contract, handles calls and complaints related to wildlife wandering into the neighborhood. In the Department’s opinion, therefore, such training for its officers is unnecessary. The Developer, in order to comply with this condition, will make payment to the City for such a class. Consultation with Public Transit Agencies for Facilities and Service to the Site. Foothill Transit is not interested in providing service, according to the Developer. Azusa Transit will be contacted to request that their routes be modified to include transportation services to the site. CONCLUSION Staff will continue to work on the issues noted. The Developer is in compliance with all other conditions and mitigation measures.