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CC Resolution 2001-145RESOLUTION NO. 2001-145 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING AMENDMENT #2 TO A TENTATIVE TRACT MAP FOR A RESIDENTIAL DEVELOPMENT CASE NO.: TTM 29858 (PHASE ##2), AMENDMENT #2 APPLICANT: FORREST K. HAAG FOR RJT HOMES, LLC WHEREAS, the City Council of the City of La Quinta, California, did on the 6t day of November, 2001, hold duly noticed Public Hearin for RJT g Homes to review design changes for on -site retention basins for Tentative Tract Map 29858 (Phase #2), on property located at the southwest corner of Avenue 50 and Jefferson e son Street, more particularly described as: APN: 772-050-007 and 772-050-008 WHEREAS, the Planning Commission of the City of La Quinta, California did on the 9' day of October, 2001, hold a duly noticed Public Hearin for g RJT Homes to review design changes for on -site retention basins for Tentative Tract Ma 29858 (Phase #2 - p ), and on a 5 0 vote, adopted Resolution 2001-126, 9 pp recommending approval to the City Council, subject to findings and conditions. WHEREAS, the City Council of the City of La Quinta, California did on the 21 St day of November, 2000, approve Specific Plan 2000-048 establishing ablishing design guidelines and development standards for a master planned communityof 178 housing using units on approximately 73 acres by adoption of Resolution 2000-152. WHEREAS, a Mitigated Negative Declaration (EA 2000-401) was certified by the City Council on the 21' day of November, 2000 (Resolution 2000-150 ), for the Palmilla development. No changed circumstances or conditions exist and no new information has been provided that would trigger the of a subsequent preparation bsequent Negative Declaration; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments of all interested persons wanting to be heard, said City Council did adopt Mandatory Findings for approval of Tentative Tract Ma p 29858 (Amendment #2) as required by Section 13.12.130 of the Subdivision Ordinance: Resolution No. 2001-145 Tentative Tract Map 29858 (Phase 2), Amendment #2 Forrest K. Haag for RJT Homes, LLC Adopted: November 6, 2001 Page 2 1 . That the proposed Amendment is consistent with the goals and policies of the La Quinta General Plan in that the property is designated Low Density Residential which permits the uses proposed for the property and is consistent with the goals, policies and intent of the General Plan Land Use Element (Chapter 2) provided conditions are met. Under this Plan, the project density is roughly 2.4 units per acre which is within the density range for this low density residential area. Development of the site with 159 units reduces the project density to 2.17 units/acre. The Amendment provides design standard changes for building setbacks and on -site retention basins that will not impact off -site developments, nor adversely affect the development standards of Section 13.24.120 (Drainage) of the Subdivision Ordinance based on design parameters and engineering requirements. 2. The Tentative Tract Map Amendment will not be detrimental to the public health, safety and welfare, as the drainage facilities have been designed to contain on -site stormwater and will be privately maintained by the Palmilla Homeowner's Association (HOA), as conditioned. Large retention basins shall be an integral part of the development's open space and include areas for walking and picnicking in a park -like setting. Basin slopes shall be gradually sloping and be sculpted to enhance their aesthetic appeal while limiting the amount of turf to accomplish this end. 3. The Tentative Tract Map Amendment is compatible with the City's Zoning Ordinance and Specific Plan 2000-048 (Amendment #1) in that common areas provide open spaces areas for the enjoyment of the Palmilla residents. 4. Development of the Tentative Tract Map Amendment is compatible with the parcels on which it is proposed, and surrounding land uses as an extension of existing residential uses in the vicinity. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the findings of the City Council in this case. SECTION 2. That it does hereby require compliance with those mitigation measures required in Environmental Assessment 2000-401 (City Council Resolution 2000-150). Resolution No. 2001-145 Tentative Tract Map 29858 (Phase 2►, Amendment #2 Forrest K. Haag for RJT Homes, LLC Adopted: November 6, 2001 Page 3 SECTION 3. That it does hereby approve Tentative Tract Map 29858 (Phase 2) Amendment #2 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City Council held on the 6th day of November, 2001, by the following vote to wit: AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Pena NOES: None ABSENT: None ABSTAIN: None r JOHN PEN , Mayor City of a Quinta, California ATTEST: JU REEK, CMC, Cily Cler City of La Quinta, California (City Seal) APPROVED AS TO FORM: M. KATHERINE JENS N,?ia y Attorney City of La Quinta, C " RESOLUTION NO. 2001-145 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 29858 (PHASE #2), AMENDMENT #2 NOVEMBER 61 2001 GENERAL 1 . 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 amendment 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. 2. Prior to the issuance of a grading, construction or building permit, the applicant shall obtain permits and/or clearances from the following public agencies and departments: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands 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. 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 CWQCB acknowledgment of the applicant's Notice of Intent prior to issuance of a grading radin or site construction permit. The applicant shall ensure that the required Storm Water Pollution Protection Plan is available for inspection at the project site. 3. This Map approval roval shall expire and become null and void on June 191 2003, unless an extension of time is granted according to the requirements of Section 13.12.150 of the Subdivision Ordinance. Resolution No. 2001-145 Conditions of Approval - Final Tentative Tract Map 29858 (Phase 2), Amendment #2 Adopted: November 6, 2001 Page 2 PROPERTY RIGHTS 4. Prior to approval of any future final tract map(s), the applicant shall acquire or confer easements and other property rights required of future tentative map(s) 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. 5. 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. 6. Right of way dedications required of this development include: A. PUBLIC STREETS 50' Avenue (Primary Arterial) - no additional dedication required. Jefferson Street (Major Arterial) - no additional dedication required. B. PRIVATE STREETS Residential: 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 -Use Riverside County Standard 800 (symmetric) or 800A (offset) with 39.5-foot radius, or larger. 7. Right of way geometry for knuckle turns and corner cutbacks shall conform with Riverside County Standard Drawings #801 and #805 respectively unless otherwise approved by the City Engineer. 8. 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. 9. 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. Resolution No. 2001-145 Conditions of Approval - Final Tentative Tract Map 29858 (Phase 2), Amendment #2 Adopted: November 6, 2001 Page 3 10. The applicant shall create perimeter setbacks c s along public rights of way as follows (listed setback depth is the average depth i 9 p f meandering wall design is approved) : A. 50th Avenue and Jefferson Street - 20-f eet each The setback requirement applies to all frontage in cluding, ncluding, but not limited to, remainder parcels and sites dedicated for utilitypurposes. p poses. Where public facilities (e.g., sidewalks) are lace privately - owned don privately owned setbacks, the applicant shall dedicate blanket easements fo r those purposes. 1 1 . The applicant shall dedicate easements nec essary for placement of and access to utility lines and structures, drainage basins mailbox clusters, park lands, and common areas. 12. The applicant shall vacate abutter's rights of access to public streets and properties from all frontage along the streets and ro r p pe ties except access points shown on the approved Specific Plan. 13. The applicant shall furnish roof of easements asements or written permission, as appropriate, from owners of any abutting properties on whic h grading, retaining wall construction, permanent slopes, or other encroachments are to occur. 14. If the applicant proposes vacation or abando nment of any existing rights of way or access easements which will diminish access rights to an r b others the a g Y properties owned Y applicant shall provide approved alternate rights of g way or access easements to those properties or notarized letters of consent from the property owners. p p y GRADING 15. This development shall comply with Chapter p Y pier 8.11 of the LQMC (Flood Hazard Regulations) . If any portion of an proposed building Y p p lot In the development is or may be located within a flood hazard area as identified on the City 0,s Flood Insurance Rate Maps, the development shall be r g aded 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 t � p o 95 /o Proctor Density as required in Title 44 of the Code of Federal Regulations,, 9 s, Section 65.5 (a) (6) . Prior to issuance of building permits for lots which are so loca ted, the applicant shall furnish certifications as required b FEMA th met. Y at the above conditions have been Resolution No. 2001-145 Conditions of Approval - Final Tentative Tract Map 29858 (Phase 2), Amendment #2 Adopted: November 6, 2001 Page 4 16. Prior to issuance of any grading permit(s), the applicant t shall furnish a �� pp preliminary geotechn(cal ( soils) report and an approved grading Ian r b a g 9 P prepared y qualified engineer. The grading plan shall conform with th e recommendations of the soils report and be certified as adequate b a soils engineer or engineering geologist. q Y 17. Slopes shall not exceed 5:1 within public wa rights of and 3:1 9 y in landscape areas outside the right of way unless otherwise approved by Y 9 the City Engineer. 18. The applicant shall endeavor to minimize differences in elevation e atlon 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 fee t except for lots within a tract or parcel map, but not sharingr commonstreet frontage, where the differential shall not exceed five feet. The limits given in this condition and the previous condition are no t entitlements and more restrictive limits may be imposed in the ma approval p pp or plan checking process. If compliance with the limits is impractical, however, the City well consider alternatives which minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 19. Prior to occupation of the project site for construction ur p poses, 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 u r g a antee compliance with the provisions of the permit. 20. The applicant shall maintain graded, undeveloped la nd and to prevent wend and water erosion of soils. The land shall be planted with interim landscaping p ng or provided with other erosion control measures approved b the PP y Community Development and Public Works Departments. 21. Prior to issuance of building permits, the applicant shall ' pp all provide building pad certifications stamped and signed by qualified engineers or surveyors. 9 yo s. For each pad, the certification shall list the approved elevation, the actual I e evation, the difference between the two, if any, and ad compaction. T P p he data shall be organized by lot number and listed cumulative) if submitted at if Y different times. DRAINAGE The applicant shall comply with the provisions of En ineerin the following: g g Bulletin No. 97.03 and Resolution No. 2001-145 Conditions of Approval - Final Tentative Tract Map 29858 (Phase 2), Amendment #2 Adopted: November 6, 2001 Page 5 22. Stormwater falling on site during the peak 24-hour _ P period of a 100 year storm (the design storm) shall be retained within the development p ent unless otherwise approved by the City Engineer. The tributary drainage area shall extend tend to the centerline of adjacent public streets. 23. Stormwater shall normally be retained in common retention banns. Individual - lot basins or other retention schemes may be approved pp rove d by the City Engineer for lots 2.5 acres In size or larger or where the use of common retention Is Impracticable. If individual -lot retention is approved, the applicant pp ant shall meet the Individual - lot retention provisions of Chapter 13.24, LQMC. 24. Storm flow in excess of retention capacity shall P Y be routed through a designated, unimpeded overflow outlet to the historic drainage relief route. 25. Storm drainage historically received from adjoining g property shall be retained on site or passed through to the overflow outlet. 26. Retention facility design shall be based on site -specific percolation data which shall be submitted for checking with the retention facility plans. The design percolation rate shall not exceed two Inches per hour. 27. Retention basin slopes shall • p all not exceed 3.1. Maximum retention depth shall be six feet for common basins an p d two feet for Individual -lot retention. Basins over 20,000 square feet in size may be deeper than six fee t, et, subject to approval by the City Engineer pursuant to the design guidelines 9 9 addressed In Exhibit "A", Large basins shall have sculpted sides in varying y g heights and allow concrete pedestrian access (4' wide) into portions of the basin from adjacent private streets. 28. Nuisance water shall be retained on site. In residential s dentlal developments, nuisance water shall be disposed of in a trickling sand filter and leachfi eld approved by the City Engineer. The sand filter and leechfield shall be designed to contain surges of 3 gallons per hour/1,000 square feet (of landscape 5 all p area) and Infiltrate gallon per day/1,000 square feet. 29. In developments for which securitywill be provided by public safety entitles (e.g.,, the La Quinta Safety Department or the Riv erside County Sheriff s Department), retention basins shall be visible from adjacent streets). No fence or wall shall be constructed around basins unless approved pp ed by the Community Development Director and the City Engineer. Resolution No. 2001-145 Conditions of Approval - Final Tentative Tract Map 29858 (Phase 2), Amendment #2 Adopted: November 6, 2001 Page 6 30. If the applicant proposes discharge of storm water water directly or Indirectly to the Coachella Valley Stormwater Channel the applicant pp cant shall Indemnify the City from the costs of any sampling and testingof the development's drainage discharge which may be required under the Cit 's NP Y DES Permit or other City - or area -wide pollution prevention program, and for an other er obligations and/or expenses which may arise from such discharge. The indemnification demnification 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, r - assigns, and successors in interest est in the land within this tentative ma excepting therefrom those portions required p q to be dedicated or deeded for public use. The form of the indemnification shall be acceptable ptable to the City Attorney. such discharge is approved for this development, the applicant shall make provisions in the CC&R's for meeting these potential obligations. g dons. 31. The project shall be designed to accommodate purging and blowoff water from any on -site or adjacent well sites granted or dedicated to the loc al water utility authority as a requirement for development of this s property. UTILITIES 32. The applicant shall obtain the approval PP of the City Engineer for the location of all utility Imes within the right of wayand all aboveground utility structures Including, but not limited to, traffic signal cabinets, ts, electrical vaults, water valves , and telephone stands, to ensure optimum placement aesthetic P ent for practical and purposes. 33. Utilities shall be installed to riot overlying P ying hardscape. For Installation of utilities in existing, improved streets, the applicant shall PP comply with trench restoration requirements maintained or required b the City Y y Engineer. The applicant shall provide certified reports of trench compaction for ap proval pproval of the City Engineer. 34. Existing aerial lines within or adjacent to the proposed development and all proposed utilities shall be installed underground, unless General g otherwise allowed by a Plan Amendment 2000-073. Power lines exceeding 34.5 Kv are exempt from this requirement. STREET AND TRAFFIC IMPROVEMENTS 35. The applicant shall install the following street improvements to conform with the General Plan street type noted in parentheses. s. (Public street improvements shall conform with the City's General Plan in effect at the time of construction.) Resolution No. 2001-145 Conditions of Approval - Final Tentative Tract Map 29858 (Phase 2), Amendment #2 Adopted: November 6, 2001 Page 7 A. OFF -SITE STREETS 1. Avenue 50 (Primary Arterial; 100' R/W option) : Widen south side of street along all frontage adjacent to the tract boundary. Street widening improvements shall include all appurtenant components such as, but not limited to, curb, gutter, traffic control striping, legends, and signs, except for street lights. Other significant new improvements required for installation in, or adjacent, to the subject right of way include: (a) 6-foot wide meandering sidewalk (b) 12-foot wide landscaped median from west tract boundary to a point 1,050 feet west of the Jefferson Street centerline. (c) Traffic signal at the project's main entry when warrants are met. Applicant is responsible for 50% of cost to design and install traffic signal if complementing cost share from development on other side of street is available at time signal is required. If complementing share is not available, Applicant shall pay 100% of cost to design and install signal at "T" intersection. If, however, the Applicant's development progress trails that of the developer on the other side and the other developer has installed a "T" intersection signal serving the other side, Applicant shall construct the fourth leg to the intersection and modify the existing signal at own expense. The landscape median improvement is eligible for reimbursement from the City's Development Impact Fee fund in accordance with policies established for that program. 2. Jefferson Street (Major Arterial): a. Applicant shall pay cash fee to reimburse City for street improvements made to applicant's frontage through the Clt g y s Capital Improvement Program. Reimbursement amount shall cover all costs related to installing curb, utter and g 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. 1 Resolution No. 2001-145 Conditions of Approval - Final Tentative Tract Map 29858 (Phase 2), Amendment #2 Adopted: November 6, 2001 Page 8 b. Applicant shall pay cash fee to reimburse Cityfor traffic c signal at the Jefferson/Avenue 50 intersection. The cash fee shall cover 6.25 % of cost to design and install the o signal (25 /o of a quarter -signal share was not funded by Measure A) . C. Applicant shall install 6-foot wide meandering sidewalk along the property frontage. B. PRIVATE STREETS 1. On -site streets: A. Two -Way Traffic: construct 28-foot wide full -wid th improvements (measured from gutter flowline to utter flowline)g 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. B. One -Way Traffic: the following streets shall be designated g d as one-way travel only: i. Lot D: construct minimum 20-foot wide full -width improvements (measured from gutter flowline to gutter flowline) within a minimum 23-foot right of way. Street shall be constructed with "wed e" type vpe curb design as approved by the City Engineer. ii. Lots C and G: construct minimum 16-foot wide full - width improvements (measured from gutter flowline to gutter flowline) within a minimum 19-foot right of way. Street shall be constructed with "wedge" type curb design as approved by the City Engineer. C. Cul-de-Sacs: All cul-de-sac bulbs which contain raised landscaped islands shall be designated as "One -Way" and d applicant shall construct minimum 20-foot wide full -width t Improvements (measured from gutter flowline to gutter flowline) within a minimum 23-foot right of way. Construct „ 9 Y t uct a wedge type curb design as approved by the City Engineer. Resolution No. 2001-145 Conditions of Approval - Final Tentative Tract Map 29858 (Phase 2), Amendment #2 Adopted: November 6, 2001 Page 9 D. Lot R: provide for two-way traffic by constructing t ng 28- foot wide full -width improvements (measured from gutter flowline to gutter flowline) within a 31-foot right g of way. Street shall be constructed with "wedge" type cur 9 Yp b design as approved by the City Engineer. A minimum 25-foot wide "hammerhead" turn around area shall be constructed adjacent to Lot 85. E. Lot U: provide for two-way traffic by constructing t ucting minimum 22-foot wide full -width improvements me ( asured from gutter flowline to gutter flowline) within a minimum 25-f oot „ right of way. Street shall be constructed with w " edge type curb design as approved by the City g En ineer. A minimum 25-foot wide "hammerhead„ turn around area shall be constructed adjacent to Lot 134 and Lake Lot Z. 2. All on -street parking is prohibited and the applicant shall be required to provide for the perpetual enforcement of th e e restriction by the Homeowners' Association. Guest parking g by permit only and enforced by the Homeowners' Association is allowed only In designated off-street parking areas. 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 a ned in the approved construction plans may warrant additional street widths as de termined by the City Engineer. 36. Improvements shall include appurtenances pp ces such as traffic control signs, markings and other devices, raised medians if required, q ed, street name signs, and sidewalks. Mid -block street lightingis required. not q d. 37. The applicant may be required to extend improvements beyond development boundaries to ensure they safely integrate with existing fisting improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). 38. Improvements shall be designed and constructed onstructed in accordance with the LQMC, adopted standards, supplemental drawings and s 9 pecifications, and as approved by the City Engineer. Improvement plans for streets, eets, access gates and parking areas shall be stamped and signed by qualified engineers. g ers. Resolution No. 2001-145 Conditions of Approval - Final Tentative Tract Map 29858 (Phase 2), Amendment #2 Adopted: November 6, 2001 Page 10 39. Knuckle turns and corner cutbacks shall conform o m with Riverside County Standard Drawings #801 and #805 respectively unless P Y s otherwise approved by the City Engineer. 40. Public streets shall have vertical curbs or other ap proved curb configurations which convey water without ponding and provide lateral contain ment of dust and residue for street sweeping. On -site private streets shall have a wedge curb, the design of which shall be approved by the City Engineer. The lip of the wedge curb 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 ton no rmal mal curbing prior to final inspection of permanent building (s) on the lot. 41. The applicant shall design street pavement sections using Caltrans design procedure (20-year life) and site -specific data for soil strength and d 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 4.011/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5 "/6.00" Major Arterial 5.5 "/6. 50" 42. The applicant shall submit current mix le designs g (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 p used In the mix design procedure. For mix designs over six months old, the submittal to shall Include recent (less than six months old at the time of construction) aggregate gg egate gradation test results confirming that design gradations can be achieve d In current production. The applicant shall not schedule construction operations until mix designs are approved. 43. The City will conduct final inspections of homes and other habitable buildings only when the buildings have improved street and (if required) -sidewalk access t o publicly maintained streets. The improvements shall include' required traffic control devices, pavement markings and street name signs. If on- 9 site streets are Initially constructed with partial pavement thickness the applicant shall complete the pavement prior to final inspections of the last ast ten percent of homes within the project or when directed by the City, whichever Y comes first. Resolution No. 2001-145 Conditions of Approval - Final Tentative Tract Map 29858 (Phase 2), Amendment #2 Adopted: November 6, 2001 Page 11 44. General access points and turning movements of traffic are limped to the following : A. 50' Avenue - Main project entry, to be located approximately pp rely 1,250 feet west of the centerline of Jefferson Street. No restrictions applied to turning movements at this location. B. 50' Avenue - Emergency access entry (20-foot wide from „ Y ) the end of the cul-de-sac In B Street, to be located approximately 2,400 feet west of the centerline of Jefferson Street. This point of entrywill be restricted to right -turn movements only. C. Jefferson Street - Secondary project entry, to be located approximately pp oxlmately 600 feet south of the centerline of 50"' Avenue. This point of entrywill be restricted st icted to right -turn movements, and a left -turn Into the 1 roject if P the applicant desires to construct an appropriately designed opening in the median island. 9 P g LANDSCAPING 45. The applicant shall provide landscapingin required setback q s, retention banns, common lots, and park areas. 46. Landscape and irrigation plans for landscaped lots and setbac ks, cks, medians, retention basins, and parks shall be signed and stamped b a licensed landscape architect. Y ape The applicant shall submit plans for approval by the Community Development Department prior to plan checking by the Public Works Department. Whe n en plan checking is complete, the applicant shall obtain the signatures of CVWD and d the Rive rside County Agricultural Commissioner prior to submittingfor signature b 9 nature v the City Engineer. Plans are not approved for construction until signed b 9 y the City Engineer. 47. Landscape areas shall have permanent irrigation improvements 9 p 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. 48. A six-foot wide meandering sidewalk shall be constructed al th along 50 Avenue and Jefferson Street in the right-of-way and landscape setback. Resolution No. 2001-145 Conditions of Approval - Final Tentative Tract Map 29858 (Phase 2), Amendment #2 Adopted: November 6, 2001 Page 12 49. Large retention basins (over 20,000 square feet) shall limit turf use to 40 approximately percent. Large basins shall include a dense I p anting of shade trees (one 24" box tree every 30 feet in random pattern) around its perimeter and adjacent to pedestrian access areas. Turf shall be used to control water runoff on basin slopes of greater than 4:1, but not be used to cover the bottom of the basin. PUBLIC SERVICES 50. The applicant shall provide public transit im provements as required by Sunline Transit and approved by the City Engineer. MAINTENANCE 51. The applicant shall make provisions for continuous, perpetual maintenance of all on -site improvements, perimeter landscaping, P 9, access drives, and sidewalks. The applicant shall maintain required rov public improvements p ements until expressly released from this responsibility by the appropriate public agency. FEES AND DEPOSITS 52. The applicant shall pay the Cit 's established tablished fees for plan checking and construction Inspection. Fee amounts shall be those in effect when the applicant makes application for plan checking and permits. MISCELLANEOUS 53. The project proponent shall Comply with p y all mitigation measures contained in the Environmental 'Assessment 2000-401. 54. Lot 12 shall have a minimum frontage g width of 35 feet to comply with Table .9- 2 of the Zoning Ordinance. DOMESTIC WATER AND SANITARY SEWER 55. Landscaping, irrigation and grading I g g plans shall be submitted to CVWD for review and approval. 56. All plans for domestic water connections to existing CVWD Imes shall be submitted to the District for review and approval. pP al. Resolution No. 2001-145 Conditions of Approval - Final Tentative Tract Map 29858 (Phase 2), Amendment #2 Adopted: November 6, 2001 Page 13 FIRE DEPARTMENT 57. All water mains and fire hydrants required fire flows shall be constructed in accordance with the appropriate sections of CVWD Std. W-33, subject to the approval by the Riverside County Fire Department. Fire hydrants shall be located at each intersection and spaced 330 feet apart with no portion of any Y lot frontage more than 165 feet from a hydrant. Minimum fire flow shall be 1,000 G.P.M. for a 2-hour duration at 20 PSI. Blue dot retro-reflectors shall be placed in the street eight -inches form centerline to the side that fire hydrant is on, to identify hydrant locations. Public access buildings (i.e., recreation halls, clubhouses, etc.) require Super q pe fire hydrants to be placed no closer than 25 feet and not more than 165 feet fro m any portion of the first floor of said building following approved travel ways v around the exterior of the building. Minimum fire flow for these areas would be 1,500 G.P.M. for a 2-hour duration at 20 PSI. 58. The minimum dimensions for fire apparatus access roads entering and exiting this project shall have an unobstructed width of not less than 20 feet in each c direction and an unobstructed vertical clearance of not less than 131- " 6. Parking is permitted on one side of roadways with a minimum width of 25 feet. Parking is permitted on both sides of roadways with a minimum width of 36 feet. 59. All interior fire apparatus access roads shall be a minimum of 20 feet unobstructed width and an unobstructed vertical clearance of 13'-6". All structures shall be accessible form an approved roadway to within 150 feet of all portions of the exterior of the first floor. The applicant or developer shall p a prepare and submit to the Fire Department for approval, a site plan designating 9 9 required fire lanes with appropriate lane painting and/or signs. 60. Gate entrance/exit openings shall be not less than 15 feet in width. Gate entrances shall be at least two feet wider than the width of the travel lane serving that gate. All gates shall be located at least 40' from the roadway and shall open to allow a vehicle to stop without obstructingtraffic on the r e road. Where a one-way road with a single traffic lane provides access to a gate entrance, a 38-foot turning radius shall be used. Gates shall have either a secondary power supply or an approved manual means (KNOX) to releas e mechanical control of the gate in the event of loss of primarypower. Automatic c gate pins shall be rated with a shear pin force, not to exceed 30 pounds. Gate:; activated by the rapid entry system shall remain open until closed by rapid id p entry system. Gating plans shall be submitted to the Fire Department foi, approval prior to Installation. Resolution No. 2001-145 Conditions of Approval - Final Tentative Tract Map 29858 (Phase 2), Amendment #2 Adopted: November 6, 2001 Page 14 61. The maximum dead-end street length is limited Ited to 1,320 feet for areas not located In a designated high fire hazard zone. A seco ndary access roadway is typically provided when such a condition exists. 62. Cul-de-sacs shall have a minimum outside radiu s of 38 feet to face of curb with a minimum Inside radius of 26 feet to islands or center landscape features. The entire radius of 38 feet is required to properly turn fire department vehicles. Vehicle parking along the curb should be prohibited P when the minimum radius Is used. 63. Any nonresidential buildingrester than 9 5,000 square feet shall have Internal fire sprinkler systems per NFPA 13 Standard, be approved for use by the Fire Department. 64. The proposed street bridges shall be designed to handle a live load of 60,000 lbs. over two axles. 65. The required water system, includingfire e hydrants, shall be Installed and accepted by the appropriate water agency prior to any y combustible building material being placed on an Individual lot.