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CC Resolution 2005-044RESOLUTION NO. 2005-044 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, GRANTING APPROVAL TO SUBDIVIDE 2.37 ACRES INTO ONE RESIDENTIAL COMMON LOT FOR CONDOMINIUM PURPOSES, ONE RESIDENTIAL CUSTOM LOT AND ONE STREET LOT CASE NO: TENTATIVE TRACT MAP 33015 RIVIERA VILLAS, LLC WHEREAS, the City Council of the City of La Quinta, California, did on the 17th day of May, 2005, hold a duly noticed Public Hearing to consider the request of Riviera Villas, LLC, to create one common residential lot for condominium purposes, one custom residential lot and one street lot on ± 2.37 acres at the northeast corner of Shoal Creek and Riviera, within PGA West, more particularly described as follows: LOTS 1 THROUGH 10 OF TR 29125 WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 26th day of April, 2005, hold a duly noticed Public Hearing to consider a request by Riviera Villas, LLC to create one common residential lot for condominium purposes, one custom residential lot and one street lot on ± 2.37 acres at the northeast corner of Shoal Creek and Riviera, within PGA West; and, WHEREAS, said Tentative Tract Map is exempt from the California Environmental Quality Act (CEQA) per Public Resources Government Code Section 65457(a) and CEQA Guidelines, Section 15182, as an Environmental Impact Report (SCH# 83062922), prepared for Specific Plan 83-002, was certified by the City Council on May 15, 1984, and no changed circumstances or conditions exist which would trigger the preparation of a subsequent environmental analysis pursuant to Public Resources Code Section 21 166; and, WHEREAS, at the Public Hearing upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, said City Council did make the following mandatory findings to justify approval of said Tentative Tract Map: Resolution No 2005-044 Tentative Tract Map 33015 Riviera Villas, LLC Adopted: May 17, 2005 Page 2 1. The proposed Tentative Tract Map 33015 is consistent with the La Quinta General Plan and the PGA West Specific Plan, in that the subdivision will result in the development of single-family residences, within a gated community, and will not affect overall density provisions as established. Overall, the proposed subdivision will only add 10 lots to the existing 2,450 units, well below the approved total of 3,936 units. Tentative Tract Map 33015 is consistent with current standards of the Municipal Zoning Code, RL (Residential Low Density) Zoning District, and PGA West Specific Plan. 2. The design and improvements for Tentative Tract Map 33015 are consistent with the La Quinta General Plan and the PGA West Specific Plan, in that the design of the private interior streets and the proposed residential and lettered lots are consistent with those already approved and existing within the Specific Plan area. 3. The design of Tentative Tract Map 33015, and the proposed improvements, are not likely to cause substantial environmental damage, or substantially, and unavoidably injure fish or wildlife, or their habitat, in that an Environmental Impact Report (SCH# 83062922) was certified on May 15, 1984 by the City Council for the PGA West Specific Plan (Specific Plan 83- 002), in which Tentative Tract Map 33015 is located, and there are no changed circumstances or conditions proposed with Tentative Tract Map 33015 which would trigger the preparation of any subsequent environmental analysis. Tentative Tract Map 33015 has also been determined to be exempt from CEQA under Public Resources Government Code Section 65457(a). 4. The design of Tentative Tract Map 33015 and related improvements are not likely to cause serious public health problems, in that the Fire Department and the City's Building & Safety Department have reviewed the project for these issues with no significant concerns identified. Necessary infrastructure improvements for this project have been partially installed within PGA West, in and around the Tentative Tract Map 33015 project area. The health, safety and welfare of current and future residents can be assured based on the recommended conditions. r 5. The design of, and type of improvements for Tentative Tract Map 33015 will not conflict with easements, acquired by the public at large, for access through, or use of, property within the subdivision, as the proposed subdivision has been reviewed for these issues with no concerns identified. Resolution No 2005-044 Tentative Tract Map 33015 Riviera Villas, LLC Adopted: May 17, 2005 Page 3 The map design includes provisions for access, utility and other public easements as determined necessary during review of the proposal. 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 correct and constitute the findings of said City Council in this case; 2. That it does hereby approve the above -described Tentative Tract Map 33015, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval, labeled Exhibit "A". PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City Council, held on this 17th day of May, 2005, by the following vote to wit: AYES: Council Members Henderson, Osborne, Perkins, Sniff NOES: None ABSENT: None ABSTAIN: Mayor Adolph TANLEY SNIFF, Fa�orCity of La Quinta, ATTEST: S. GREEK, C , ity Clerk City of La Quinta, California (CITY SEAL) Resolution No 2005-044 Tentative Tract Map 33015 Riviera Villas, LLC Adopted: May 17, 2005 Page 4 APPROVED AS TO FORM: M. THERINE JEN N, City Attorney City of La Quinta, California CITY COUNCIL RESOLUTION NO. 2005-044 EXHIBIT "A" CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT 33015 RIVIERA VILLAS, LLC MAY 17, 2005 rei9 kNT3 -TAM 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Tentative Tract Map, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies: • 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) • SunLine Transit Agency • SCAQMD Coachella Valley The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. Resolution No. 2005-044 Tentative Tract 33015 - FINAL Riviera Villas, LLC May 17, 2005 Page 2 A project -specific NPDES construction permit must be obtained by the applicant; and who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI"), prior to the issuance of a grading or site construction permit by the City. 4. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one. (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). The applicant or design professional can obtain the California Stormwater Quality Association. SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off -site grading being done in relation to this project. C. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. D. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. Resolution No. 2005-044 Tentative Tract 33015 - FINAL Riviera Villas, LLC May 17, 2005 Page 3 E. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. F. The approved SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. PROPERTY RIGHTS 5. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the 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. 6. The applicant shall retain for private use on the Final Map all private street right- of-ways in conformance with the City's General Plan, Municipal Code, applicable specific plans; and/or as required by the City Engineer. Pursuant to acceptance of Riviera Way as a private street, the applicant shall arrange to have Riviera Way to be maintained by the PGA West Homeowners' Association or shall make other provisions acceptable 'to the City Engineer for perpetual maintenance of the street. 7. The private street right-of-ways to be retained for private use required for this development include: A. PRIVATE STREETS 1) Riviera Way shall be a Private Residential Street measured 32 feet at gutter flow line to gutter flow line with parking restricted to one side and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Engineering prior to recordation of the Final Map. Resolution No. 2005-044 Tentative Tract 33015 - FINAL Riviera Villas, LLC May 17, 2005 Page 4 B. CUL DE SACS 1) The cul de sac shall conform to the shape shown on the tentative map with a 38-foot curb radius at the bulb or larger as shown on the tentative map. 8. When the City Engineer determines that access rights to the proposed street right-of-ways shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such right-of-ways, the applicant shall grant the necessary right-of-ways within 60 days of a written request by the City. 9. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility easement contiguous with, and along the south side of Riviera Way. Such easement may be reduced to five feet in width with the expressed written approval of IID. 10. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Final Map. 1 1. The applicant shall dedicate Lot B to the PGA West HOA as a landscape lot and arrange for the perpetual landscaping maintenance by the HOA or other arrangement as approved by the City Engineer. 12. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. 13. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Tract Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. FINAL MAPS 14. Prior to the City's approval of a. Final Map, the applicant shall furnish accurate AutoCAD files of the Final Map that was approved by the City's map checker on a storage media acceptable to the City Engineer. Such files shall be in a standard AutoCAD format so as to be fully retrievable into a basic AutoCAD program. Resolution No. 2005-044 Tentative Tract 33015 - FINAL Riviera Villas, LLC May 17, 2005 Page 5 Where a Final Map was not produced in an AutoCAD format, or produced in a file that can be converted to an AutoCAD format, the City Engineer will accept a raster -image file of such Final Map. The Final Map shall be of a 1 " = 40' scale. 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. 15. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of Section 13.24.040 (Improvement Plans), LQMC. 16. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Rough Grading Plan 1 " = 40' Horizontal B. PM 10 Plan 1 " = 40' Horizontal C. SWPPP 1 " = 40' Horizontal NOTE: A through C to be submitted concurrently. D. On -Site Street Improvements/Signing & Striping 1 it = 40' Horizontal, 1 " = 4' Vertical E. Perimeter Landscaping and Wall Plan 1 " = 20' Resolution No. 2005-044 Tentative Tract 33015 - FINAL Riviera Villas, LLC May 17, 2005 Page 6 The following plans shall be submitted to the Building and Safety Department for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized by the Building and Safety Director in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. F. On -Site Residential Precise Grading Plan lit = 30' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes .the 2001 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Engineering Department in conjunction with the Precise Grading Plan when it is submitted for plan checking. Precise Grading plans shall normally include all on -site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements and ADA requirements. 17. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the Online Engineering Library at the City website (www.la-quinta.org). Navigate to the Public Works Department home page and look for the Online Engineering Library hyperlink. 18. The applicant shall furnish a complete set of the AutoCAD files of all approved improvement plans on a storage media acceptable to the City Engineer. The files shall be saved in a standard AutoCAD format so they may be fully retrievable through a basic AutoCAD program. Resolution No. 2005-044 Tentative Tract 33015 - FINAL Riviera Villas, LLC May 17, 2005 Page 7 At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the AutoCAD files in order to reflect the as -built conditions. Where the improvement plans were not produced in a standard AutoCAD format or a file format that can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. IMPROVEMENT SECURITY AGREEMENTS 19. The applicant is obligated to construct all on and off -site, improvements and satisfy its obligations for same, and furnish a fully secured and executed Subdivision Improvement Agreement ("SIA") guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 20. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. 21. Should the applicant fail to construct the improvements for Tract Map No. 33015 or fail to satisfy its obligations for this development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 22. The applicant shall pay cash or provide security (or provide proof of having satisfied the aforementioned) for applicant's required share of improvements which have been or may be constructed by others (participatory improvements) . A. Completion of off -site improvements associated with Specific Plan 83- 002 — the applicant shall pay a fair share of the cost of the remaining off - site improvements based on this map's percentage of the remaining undeveloped residential and resort guest property within the specific plan. nRAniNn 23. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. Resolution No. 2005-0" Tentative Tract 33015 - FINAL Riviera Villas, LLC May 17, 2005 Page 8 24. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 25. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer, B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.160, (Fugitive Dust Control), LQMC, and D. A Best Management Practices report prepared in accordance with Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm Management and Discharge Controls), LQMC. All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. 26. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 27. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus three tenths of a foot from the elevations shown on the approved Tentative Tract Map, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. Resolution No. 2005-044 Tentative Tract 33015 - FINAL Riviera Villas, LLC May 17, 2005 Page 9 28. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped .and signed by a qualified engineer or surveyor. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 29. Stormwater handling shall conform with the approved hydrology and drainage report for Specific Plan 83-002. I1TH ITIFS 30. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities), LQMC. 31. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 32. Underground 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 all utility trench compaction for approval by the City Engineer. Resolution No. 2005-044 Tentative Tract 33015 - FINAL Riviera Villas, LLC May 17, 2005 Page 10 STREET AND TRAFFIC IMPROVEMENTS 33. The applicant shall comply with the provisions of Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For Individual Properties And Development), LQMC for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 34. The applicant shall construct the following street improvements to conform with the. General Plan (street type noted in parentheses.) A. PUBLIC STREETS 1) Avenue 54 (Local Street; 60-foot R/W) No additional street widening on the south side of Avenue 54 is required per Street Improvements plans for Avenue 54 (PSN 04071). Other required improvements in the Avenue 54 right or way and/or adjacent landscape setback area include: a) The applicant shall remove all existing temporary fencing along TT 33015 Avenue 54 frontage and construct perimeter Landscaping in the perimeter setback created by the underlying TR 24317-3, and perimeter wall to match construction of existing perimeter walls. These improvements shall be subject to approval by the Community Development Director and the City Engineer, as set forth in these conditions. The applicant shall extend improvements beyond the subdivision 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). B. PRIVATE STREETS 1) Construct 32-foot wide travel width as shown on the tentative map measured from gutter flow line to gutter flow line, provided parking is restricted to one side and there is adequate off-street parking for residents and visitors, and the applicant makes provisions for perpetual enforcement of the restrictions. Resolution No. 2005-044 Tentative Tract 33015 - FINAL Riviera Villas, LLC May 17, 2005 Page 11 2) The location of driveways of corner lots shall not be located within the curb return and away from the intersection when possible. C. PRIVATE CUL DE SACS 1) Shall be constructed. according to the lay -out shown on the tentative map with 38-foot curb radius or greater at the bulb similar to the layout shown on the rough grading plan. 35. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Residential 3.0" a.c./4.5" c.a.b. or the approved equivalents of alternate materials. 36. 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. 37. 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. 38. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. FIRE MARSHAL 39. All structures shall be accessible from an approved roadway to within 150 feet of all portions of the exterior of the first floor. Resolution No. 2005-044 Tentative Tract 33015 - FINAL Riviera Villas, LLC May 17, 2005 Page 12 40. The minimum dimension for access roads and gates is 20 feet clear and unobstructed width and a minimum vertical clearance of 13 feet 6 inches in height. 41. The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. Two sets of water plans are to be submitted to the Fire Department for approval. 42. The applicant or developer shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or signs for Riviera Drive. CONSTRUCTION 43. The City will conduct final inspections of 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 in residential developments 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 development or when directed by the City, whichever comes first. 44. Avenue 54 improvements conditioned in STREET AND TRAFFIC IMPROVEMENTS shall be constructed prior to certificate of occupancy is issued for the first condominium unit. LANDSCAPING 45. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 46. The applicant shall provide landscaping in the required setbacks, common lots, common areas and retention basins. Landscape and irrigation plans shall be signed and stamped by a licensed landscape architect. Resolution No. 2005-044 Tentative Tract 33015 - FINAL Riviera Villas, LLC May 17, 2005 Page 13 47. The applicant shall submit the landscape plans for approval by the Community Development Department (CDD), prior to plan checking by the Public Works Department. When plan checking has been completed by CDD, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. NOTE: Plans are not approved for construction until signed by the City Engineer. 48. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. QUALITY ASSURANCE 49. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 50. The applicant shall employ, or retain, qualified engineers, surveyors, and such other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. 51. The applicant shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. 52. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly. marked "Record Drawing," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. MAINTENANCE 53. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. Resolution No. 2005-044 Tentative Tract 33015 - FINAL Riviera Villas, LLC May 17, 2005 Page 14 54. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. COMMUNITY DEVELOPMENT 55. TT 33015 shall be developed with the unit types originally approved under the Laurels plan type, under SDP 99-643. Any minor architectural changes will be reviewed in accordance with Section 9.60.3001.1, LQMC. FEES AND DEPOSITS 56. The applicant shall comply with the provisions of Section 13.24.180 (Fees and Deposits), LQMC. These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s).