Loading...
CC Resolution 2000-157 Hideaway TTM 29894RESOLUTION NO. 2000-157 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING THE SUBDIVISION OF 988 ACRES INTO 819 RESIDENTIAL LOTS AND MISCELLANEOUS LOTS CASE NO.: TENTATIVE TRACT MAP 29894 COUNTRY CLUB PROPERTIES, LP WHEREAS, the City Council of the City of La Quinta, California, did on the 241" day of November, 2000, hold a duly noticed Public Hearing to consider the request of COUNTRY CLUB PROPERTIES, LP for subdivision of 988 acres into 819 residential lots and golf, common area, street, and miscellaneous lots, generally located on the north side of 54T" Avenue, between Jefferson Street and Monroe Street, more particularly described as: Portions of Section 9 and 10, T6S, R7E, S.B.B.M. WHEREAS, said Tentative Tract Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63) in that the La Quinta Community Development Department has completed Environmental Assessment 99-380. A Draft Environmental Impact Report (EIR), State Clearinghouse #1999061 109 has been prepared for the proposed project. It has been determined that with Mitigation Measures and Statement of Overriding Considerations, the project will not have a significant environmental impact and the EIR should be certified; and, WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 24T" day of October, 2000, hold a duly noticed Public Hearing to consider the Project, and did adopt Resolution 2000-077, recommending approval, subject to the Findings, Statement of Facts, and Statement of Overriding Considerations; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said City Council did make the following Mandatory Findings of Approval to justify approval of said Tentative Tract Map 29894: 1 . The Map and its design are consistent with the General Plan and Specific Plan 99-035 in that its lots are in conformance with applicable goals, policies, and development standards, such as lot size and will provide adequate infrastructure and public utilities. Resolution No. 2000-157 Tentative Tract Map 29894 November 21, 2000 Page 2 2. The design of the subdivision or its proposed improvements are not likely to create environmental damage or substantially and avoidably injure wildlife or their habitat because mitigation measures and conditions have been imposed. 3. The design of the subdivision and the proposed types of improvements are. not likely to cause serious public health problems because urban improvements are existing or will be installed based on applicable Local, State, and Federal requirements. 4. The design of the subdivision and the proposed types of improvements will not conflict with easements acquired by the public at large, for access through or use of the property within the subdivision in that none presently exist and access to the newly proposed Madison Street between 52ND and 54" Avenues will be provided with the project to surrounding property owners. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the City Council in this case; 2. That it does hereby approve Tentative Tract Map 29894 for the reasons set forth in this Resolution, subject to the attached Conditions of Approval. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City Council , held on this 21 ST day of November, 2000, by the following vote, to wit: AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Pena NOES: None ABSENT: None ABSTAIN: None DAZc- JOHWJVPENA ayor City of La Quinta, California Resolution No. 2000-157 Tentative Tract Map 29894 November 21, 2000 Page 3 ATTEST: JU E REEK, CMC, lty rk City of La Quinta, California (City Seal) APPROVED AS TO FORM: M. K T RINE JEN N, City Attorney City of La Quinta, California RESOLUTION 2000-157 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT 29894 - COUNTRY CLUB PROPERTIES, LP NOVEMBER 21, 2000 GENERAL 1. Upon City Council approval, a memorandum noting that City Conditions of Approval for development applications exist on the property and are available for review at City Hall, shall be recorded with the Riverside County Recorder's office against the property. 2. The subdivider agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this tentative map or any final map thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the subdivider of any claim, action or proceeding and shall cooperate fully in the defense. 3. Tentative Tract Map 29894 shall comply with the requirements and standards of § § 66410 through 66499.58 of the California Government Code (the Subdivision Map Act) and Chapter 13 of the La Quinta Municipal Code (LQMC). 4. Prior to the issuance of a grading, construction or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Coachella Valley Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. Resolution No. 2000-157 Conditions of Approval - Final TT 29894 - Country Club Properties, LP November 21, 2000 Page 2 The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit. For projects requiring project -specific NPDES construction permits, the applicant shall submit a copy of the Notice of Intent received from the CWQCB prior to issuance of a grading or site construction permit. The applicant shall ensure that the required Storm Water Pollution Protection Plan is available for inspection at the project site. 5. Final maps under this tentative map shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of final map approval. PROPERTY RIGHTS 6. Prior to approval of a final map, the applicant shall acquire or confer easements and other property rights required of the tentative map or otherwise necessary for construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction, and reconstruction of essential improvements. 7. The applicant shall dedicate or grant public and private street right of way and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. 8. The applicant shall complete vacation of the existing right of way of 53`d Avenue from Jefferson Street easterly to approximately 1,200 feet east of Madison Street (within the project boundaries) prior to issuance of the grading permit for the area containing the vacated portion of 53`d Avenue. 9. Right of way dedications required of this development include: a. PUBLIC STREETS i. Jefferson Street (Major Arterial) - 60-foot half (easterly) of a 120- foot right of way. ii. 52"d Avenue (Primary Arterial) - 55-foot half of a 1 10-foot right of way. _ Resolution No. 2000-157 Conditions of Approval - Final TT 29894 - Country Club Properties, LP November 21, 2000 Page 3 iii. 5e Avenue (Primary Arterial) - 50-foot (northerly) half of a 100- foot right of way. iv. Madison Street (Primary Arterial) - 1 10-foot right of way. V. Monroe Street (Primary Arterial) - 55-foot half of a 1 10-foot right of way. vi. 53`d Avenue (Collector) - 32-foot half of a 64-foot right of way. b. PRIVATE STREETS Residential Collector: 41-foot width. Width may be reduced to 33 feet with parking restricted to one side and 29 feet if on -street parking is prohibited provided there is adequate off-street parking for residents and visitors and the applicant makes provisions for ongoing enforcement of the restrictions. ii. Residential Cul-de-sac: 31-foot width. On -street parking is prohibited and provisions shall be made for adequate off-street parking for residents and visitors. The CC&R's shall contain language requiring the Homeowner's Association to provide for ongoing enforcement of the restrictions. C. CULS-DE-SAC Public or Private: Use Riverside County Standard 800 (symmetric) or 800A (offset) with 39-foot right-of-way radius, or larger. 10. Right of way geometry for knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #801 and #805 respectively unless otherwise approved by the City Engineer. 11. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. 12. If the City Engineer determines that access rights to proposed street rights of way shown on the tentative map are necessary prior to approval of final maps dedicating the rights of way, the applicant shall grant the necessary rights of way within 60 days of written request by the City. Resolution No. 2000-157 Conditions of Approval - Final TT 29894 - Country Club Properties, LP November 21, 2000 Page 4 13. The applicant shall dedicate ten -foot public utility easements contiguous with and along both sides of all private streets. The easements may be reduced to five feet with the express concurrence of IID. 14. The applicant shall create perimeter setbacks along public rights of way as follows (listed setback depth is the average depth if meandering wall design is approved): a. Jefferson Street (Major Arterial) - 20-feet b. 52nd Avenue (Primary Arterial) - 20-feet C. 54th Avenue (Primary Arterial) - 20-feet d. Madison Street (Primary Arterial) - 20-feet e. Monroe Street (Primary Arterial) - 20-feet f. 53`d Avenue (Collector) - 10-feet The setback requirement applies to all frontage including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall dedicate blanket easements for those purposes. 15. The applicant shall dedicate easements necessary for placement of and access to utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 16. The applicant shall vacate abutter's rights of access to public streets and properties from all frontage along the streets and properties except access points shown on the approved tentative map. 17. The applicant shall furnish proof of easements or written permission, as appropriate, from owners of any abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments are to occur. Resolution No. 2000-157 Conditions of Approval - Final TT 29894 - Country Club Properties, LP November 21, 2000 Page 5 18. If the applicant proposes vacation or abandonment of any existing rights of way or access easements which will diminish access rights to any properties owned by others, the applicant shall provide approved alternate rights of way or access easements to those properties or notarized letters of consent from the property owners 19. The applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval of this tentative map by the City Council and the date of recording of any final map(s) covering the same portion of the property unless such easements are approved by the City Engineer. 20. Prior to the issuance of a construction permit, the applicant shall enter into "Indemnification Agreements for Improvements Beneath Public Right of Way" with the City regarding the proposed auto/cart tunnel to be located under Madison Street, the cart only tunnel to be located under Madison Street, and the maintenance access tunnel to be located under Madison Street. FINAL MAP(S) AND PARCEL MAP(S) 21. Prior to approval of a final map, the applicant shall furnish accurate AutoCad files of the complete map, as approved by the City's map checker, on storage media acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. If the map was not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the map. IMPROVEMENT PLANS As used throughout these conditions of approval, professional titles such as "engineer," "surveyor," and "architect" refer to persons currently certified or licensed to practice their respective professions in the State of California. 22. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and landscape architects, as appropriate. Plans shall be submitted on 24" x 36" media in the categories of "Rough Grading," "Precise Grading," "Streets & Drainage," and "Landscaping." Precise grading plans shall Resolution No. 2000-157 Conditions of Approval - Final TT 29894 - Country Club Properties, LP November 21, 2000 Page 6 have signature blocks for Community Development Director and the Building Official. All other plans shall have signature blocks for the City Engineer. Plans are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, entry drives, gates, and parking lots. "Landscaping" plans shall normally include irrigation improvements, landscape lighting and entry monuments. "Precise Grading" plans shall normally include perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. 23. The City may maintain standard plans, details and/or construction notes for elements of construction. For a fee established by City resolution, the applicant may acquire standard plan and/or detail sheets from the City. 24. When final plans are approved by the City, the applicant shall furnish accurate AutoCad files of the complete, approved plans on storage media acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. At the completion of construction and prior to final acceptance of improvements, the applicant shall update the files to reflect as -constructed conditions. If the plans were not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the plans. IMPROVEMENT AGREEMENT 25. Depending on the timing of development of the lots or parcels created by this map and the status of off -site improvements at that time, the subdivider may be required to construct improvements, to construct additional improvements subject to reimbursement by others, to reimburse others who construct improvements that are obligations of this map, to secure the cost of the improvements for future construction by others, or a combination of these methods. In the event that any of the improvements required herein are constructed by the City, the Applicant shall, at the time of approval of a map or other development or building permit, reimburse the City for the cost of those improvements. Resolution No. 2000-157 r Conditions of Approval - Final TT 29894 - Country Club Properties, LP November 21, 2000 Page 7 26. The applicant shall construct improvements and/or satisfy obligations, or furnish an executed, secured agreement to construct improvements and/or satisfy obligations required by the City prior to approval of a final map or parcel map or issuance of a certificate of compliance for a waived parcel map. For secured agreements, security provided, and the release thereof, shall conform with Chapter 13, LQMC. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. 27. If improvements are secured, the applicant shall provide estimates of improvement costs for checking and approval by the City Engineer. Estimates shall comply with the schedule of unit costs adopted by City resolution or ordinance. For items not listed in the City's schedule, estimates shall meet the approval of the City Engineer. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies. Security is not required for telephone, gas, or T.V. cable improvements. However, development -wide improvements shall not be agendized for final acceptance until the City receives confirmation from the telephone authority that the applicant has met all requirements for telephone service to lots within the development. 28. If improvements are phased with multiple final maps or other administrative approvals (e.g., Site Development Permits), off -site improvements and common improvements (e.g., retention basins, perimeter walls & landscaping, gates) shall be constructed or secured prior to approval of the first phase unless otherwise approved by the City Engineer. Improvements and obligations required of each phase shall be completed and satisfied prior to completion of homes or occupancy of permanent buildings within the phase and subsequent phases unless a construction phasing plan is approved by the City Engineer. 29. If the applicant fails to construct improvements or satisfy obligations in a timely manner or as specified in an approved phasing plan or in an improvement agreement, the City shall have the right to halt issuance of building permits or final building inspections, withhold other approvals related to the development of the project or call upon the surety to complete the improvements. Resolution No. 2000-157 Conditions of Approval - Final TT 29894 - Country Club Properties, LP November 21, 2000 Page 8 GRADING 30. This development shall comply with Chapter 8.11 of the LQMC (Flood Hazard Regulations). If any portion of any proposed building lot in the development is or may be located within a flood hazard area as identified on the City's Flood Insurance Rate Maps, the development shall be graded to ensure that all floors and exterior fill (at the foundation) are above the level of the project (100-year) flood and building pads are compacted to 95% Proctor Density as required in Title 44 of the Code of Federal Regulations, Section 65.5(a) (6). Prior to issuance of building permits for lots which are so located, the applicant shall furnish certifications as required by FEMA that the above conditions have been met. 31. Prior to issuance of a grading permit, the applicant shall furnish a preliminary geotechnical ("soils") report and an approved grading plan prepared by a qualified engineer. The grading plan shall conform with the recommendations of the soils report and be certified as adequate by a soils engineer or engineering geologist. A statement shall appear on final maps (if any are required of this development) that a soils report has been prepared pursuant to Section 17953 of the Health and Safety Code. 32. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right of way unless otherwise approved by the City Engineer. 33. The applicant shall endeavor to minimize differences in elevation at abutting properties and between separate tracts and lots within this development. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots within a tract or parcel map, but not sharing common street frontage, where the differential shall not exceed five feet. The limits given in this condition and the previous condition are not entitlements and more restrictive limits may be imposed in the map approval or plan checking process. If compliance with the limits is impractical, however, the City will consider alternatives which minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. Resolution No. 2000-157 Conditions of Approval - Final TT 29894 - Country Club Properties, LP November 21, 2000 Page 9 34. Prior to occupation of the project site for construction purposes, the applicant shall submit and receive approval of a fugitive dust control plan prepared in accordance with Chapter 6.16, LQMC. The Applicant shall furnish security, in a form acceptable to the City, in an amount sufficient to guarantee compliance with the provisions of the permit. 35. The applicant shall maintain graded, undeveloped land to prevent wind and water erosion of soils. The land shall be planted with interim landscaping or provided with other erosion control measures approved by the Community Development and Public Works Departments. 36. Prior to issuance of building permits, the applicant shall provide building pad certifications stamped and signed by qualified engineers or surveyors. For each pad, the certification shall list the approved elevation, the actual elevation, the difference between the two, if any, and pad compaction. The data shall be organized by lot number and listed cumulatively if submitted at different times. DRAINAGE The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the following: 37. Stormwater handling shall conform with the approved hydrology and drainage plan for (the name of the underlying development). Nuisance water shall be disposed of (in an approved method). 38. If the applicant proposes discharge of stormwater directly or indirectly to the Coachella Valley Stormwater Channel, the applicant shall indemnify the City from the costs of any sampling and testing of the development's drainage discharge which may be required under the City's NPDES Permit or other City - or area -wide pollution prevention program, and for any other obligations and/or expenses which may arise from such discharge. The indemnification shall be executed and furnished to the City prior to issuance of any grading, construction or building permit and shall be binding on all heirs, executors, administrators, assigns, and successors in interest in the land within this tentative map excepting therefrom those portions required to be dedicated or deeded for public use. The form of the indemnification shall be acceptable to the City Attorney. If such discharge is approved for this development, the applicant shall make provisions in the CC&Rs for meeting these potential obligations. Resolution No. 2000-157 Conditions of Approval - Final TT 29894 - Country Club Properties, LP November 21, 2000 Page 10 39. The tract shall be designed to accommodate purging and blowoff water from any on -site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. UTILITIES 40. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within the right of way and all above -ground utility structures including, but not limited to, traffic signal cabinets, electrical vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 41. Existing aerial lines within or adjacent to the proposed development and all proposed utilities shall be installed underground. Power lines exceeding 34.5 kv are exempt from this requirement. 42. Utilities shall be installed prior to overlying hardscape. For installation of utilities in existing, improved streets, the applicant shall comply with trench restoration requirements maintained or required by the City Engineer. The applicant shall provide certified reports of trench compaction for approval of the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 43. The applicant shall install the following street improvements to conform with the General Plan street type noted in parentheses. (Public street improvements shall conform with the City's General Plan in effect at the time of construction.) a. OFF -SITE STREETS Jefferson Street - A. Applicant shall pay cash fee to reimburse City for street improvements made to applicant's frontage through the City's Capital Improvement Program. Reimbursement amount shall cover all costs related to installing curb, gutter and outside 20 feet of roadway paving; the reimbursement amount shall be reduced by the percentage of non -City funds expended on the Jefferson Street Widening project. Resolution No. 2000-157 Conditions of Approval - Final TT 29894 - Country Club Properties, LP November 21, 2000 Page 11 B. Construct 6-foot sidewalk. ii. 52nd Avenue - Construct 43-foot half of 86-foot improvement (travel width, exculding curbs) plus 6-foot sidewalk. 54th Avenue - Construct 38-foot half of 76-foot improvement (travel width, excluding curbs) plus 6-foot sidewalk. iv. Madison Street - Construct 86-foot improvement (travel width, excluding curbs) plus 6-foot sidewalk on west side of street and 10-foot multi -purpose trail on east side of street (design to approved by City). V. Monroe Street - Construct 43-foot half of 86-foot improvement (travel width, excluding curbs) plus 6-foot sidewalk. vi. 53`d Avenue - A. Construct 20-foot half of 40-foot improvement (travel width, excluding curbs) plus 6-foot sidewalk on the southerly half; B. Construct new 14-foot of pavement on the northerly half, and adjust the centerline profile as needed to meet City standards. C. Construct a modified cul-de-sac at the westerly terminus of the street within the right of way. Cul-de-sac radius shall be 29-feet. b. PRIVATE STREETS Residential Collector: construct 40-foot wide full -width improvements (measured from curb face to curb face) where straight faced curb is installed, and 37-foot wide full -width improvements (measured from gutter flowline to gutter flowline) where rolled curb is installed, all within the 41-foot right of way. All on -site streets constructed with "wedge" type curb shall use a design approved by the City Engineer. Resolution No. 2000-157 Conditions of Approval - Final TT 29894 - Country Club Properties, LP November 21, 2000 Page 12 ii. Residential Cul-de-sac: construct 28-foot wide full -width improvements (measured from gutter flowline to gutter flowline) within the 31-foot right of way. All on -site streets shall be constructed with "wedge" type curb design as approved by the City Engineer. iii. All "dead end" streets with frontage on more than one lot shall have a cul-de-sac bulb constructed with a radius of 38-feet. iv. All emergency access roadways shall be a minimum of 20-feet wide. V. All streets divided by a median island shall be constructed with 20- foot wide improvements for each single direction lane. C. CULS-DE-SAC Use Riverside County Standard 800 (symmetric) or 800A (offset) with 38-foot curb radius. Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, bus turnouts, dedicated turn lanes, and other features contained in the approved construction plans may warrant additional street widths as determined by the City Engineer. 44. The tunnel crossings (for auto/truck access) under Madison Street shall maintain a vertical clearance of not less than 13-feet 6-inches. 45. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs, and sidewalks. Mid -block street lighting is not required. 46. The applicant may be required to extend improvements beyond development boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). Resolution No. 2000-157 Conditions of Approval - Final TT 29894 - Country Club Properties, LP November 21, 2000 Page 13 47. Improvements shall be designed and constructed in accordance with the LQMC, adopted standards, supplemental drawings and specifications, and as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 48. Knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #801 and #805 respectively unless otherwise approved by the City Engineer. 49. Streets shall have vertical curbs or other approved curb configurations which convey water without ponding and provide lateral containment of dust and residue for street sweeping. If a wedge or rolled curb design is approved, the lip at the flowline shall be vertical (1/8" batter) and a minimum of 0.1' in height. Unused curb cuts on any lot shall be restored to normal curbing prior to final inspection of permanent building(s) on the lot. 50. The applicant shall design street pavement sections using Caltrans' design procedure (20-year life) and site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows (or approved equivalents for alternate materials): Residential & Parking Areas 3.0" a.c./4.50" c.a.b. Collector 4.0"/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5"/6.00" Major Arterial 5.5"/6.50" 51. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. Resolution No. 2000-157 Conditions of Approval - Final TT 29894 - Country Club Properties, LP November 21, 2000 Page 14 52. The City will conduct final inspections of homes and other habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly -maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the tract or when directed by the City, whichever comes first. 53. General access points and turning movements of traffic are limited to the following: a. Jefferson Street - full turning movements b. 53rd Avenue - full turning movements C. All emergency access connections to Jefferson Street, Madison Street, 52"d Avenue, 53rd Avenue, 54th Avenue, and Monroe Street shall be restricted to right turn movements only (both from and onto the public streets) . LANDSCAPING 54. The applicant shall provide landscaping in required setbacks, retention basins, common lots, and park areas. 55. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. The applicant shall submit plans for approval by the Community Development Department prior to plan checking by the Public Works Department. When plan checking is complete, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner prior to submitting for signature by the City Engineer. Plans are not approved for construction until signed by the City Engineer. 56. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn shall be minimized with no lawn or spray irrigation within 18 inches of curbs along public streets. Resolution No. 2000-157 Conditions of Approval - Final TT 29894 - Country Club Properties, LP November 21, 2000 Page 15 PUBLIC SERVICES 57. The applicant shall provide public transit improvements as required by Sunline Transit and approved by the City Engineer. Improvements shall include a bus turnout location and passenger waiting shelter. QUALITY ASSURANCE 58. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 59. The applicant shall employ or retain qualified civil engineers, geotechnical engineers, surveyors, or other appropriate professionals to provide sufficient construction supervision to be able to furnish and sign accurate record drawings. 60. The applicant shall arrange and bear the cost of measurement, sampling and testing procedures not included in the City's inspection program but required by the City as evidence that construction materials and methods comply with plans, specifications and applicable regulations. 61. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all improvement plans which were signed by the City. Each sheet shall be clearly marked "Record Drawings," "As -Built" or "As - Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. The applicant shall revise the CAD or raster -image files previously submitted to the City to reflect as -constructed conditions. MAINTENANCE 62. The applicant shall make provisions for continuous, perpetual maintenance of all on -site improvements, perimeter landscaping, access drives, multi -purpose trails, and sidewalks. The applicant shall maintain required public improvements until expressly released from this responsibility by the appropriate public agency. Resolution No. 2000-157 Conditions of Approval - Final TT 29894 - Country Club Properties, LP November 21, 2000 Page 16 FEES AND DEPOSITS 63. The applicant shall pay the City's established fees for plan checking and construction inspection. Fee amounts shall be those in effect when the applicant makes application for plan checking and permits. The applicant shall comply with the terms and requirements of the infrastructure fee program in effect at the time of issuance of building permits. 64. Prior to approval of the final map, evidence that all residential lots will comply with required noise standards in the General Plan shall be provided to the Community Development Department. Any lots which do not comply with the standards may be relocated with Community Development Department approval. FIRE MARSHAL 65. Prior to issuance recordation of final map, applicant/developer shall furnish one blue line copy of the water system plans to the Fire Department for review/approval. Plans shall conform to the fire hydrant types, location and spacing, and the system shall meet fire flow requirements. Plans shall be signed/approved by a registered Civil Engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department". 66. Fire hydrants in accordance with CVWD standard W-33 shall be located at each street intersection spaced not more than 330 feet apart in any direction with no portion of any lot frontage more than 165 feet from a fire hydrant. Minimum fire flow shall be 1000 gpm for a two hour duration at 20 psi. Blue dot reflectors shall be mounted in the middle of streets directly in line with fire hydrants. 67. The required water system, including fire hydrants will be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. 68. A temporary water supply for fire protection may be allowed for the construction of the models only. Plans for a temporary water system must be submitted to the Fire Department for review prior to issuance of building permits. Resolution No. 2000-157 Conditions of Approval - Final TT 29894 - Country Club Properties, LP November 21, 2000 Page 17 69. Gates installed to restrict access shall be power operated and equipped with a Fire Department override system consisting of Knox Key operated switches, Series KS-2P with dust cover, mounted per recommended standard of the Knox Company. Improvement plans for the entry street and gates shall be submitted to the Fire Department for review/approval prior to installation. 70. Applicant/developer will provide written certification from the appropriate water company that the required fire hydrant(s) are either existing or that financial arrangements have been made to provide them. MISCELLANEOUS 71. The residential project developers shall provide all prospective purchasers with a written notice that agricultural uses exist north of Avenue 53 between the eastern boundary and Monroe Street. The notification shall provide information on the frequency, duration, and type of impacts that may occur as a result of the agricultural uses. 72. The applicant shall provide a gated access to the project site on Avenue 52 approximately half way between Jefferson Street and Madison Street, but no less than 1,200 feet away from either of these cross streets. The access point shall have full turning movements and the developer shall install a traffic signal at its expense if and when warranted. 73. Prior to City Council approval, the applicant shall provide calculations that meet the requirements of Chapter 8.13 of the La Quinta Municipal Code -Water Efficiency Landscaping. 74. If the developer intends to use irrigation water supplied by the Coachella Valley Water District, the connection location shall be made at any location approved by CVWD other than the existing irrigation main located adjacent to Jefferson Street which is planned to be abandonment. 75. During construction of the project, until permanent equestrian access via the multi -use trail is provided, temporary equestrian access shall be maintained for public use between 52ND and 54T" Avenues along the general alignment of Madison Avenue. Resolution No. 2000-157 Conditions of Approval - Final TT 29894 - Country Club Properties, LP November 21, 2000 Page 18 76. The perimeter wall along 54TH Avenue shall consist of a combination decorative slump block and wrought iron sections planted with vines or similar planting. All other perimeter areas where the living fence is proposed shall use wrought iron fencing rather than chain link. Along 54T" Avenue plantings of palm trees similar to the south side of 54T" Avenue adjacent to PGA West shall be provided in compliance with the City's Water Efficient Landscaping Ordinance.