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PCRES 1994-001PLANNING COMMISSION RESOLUTION 94-001 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF TENTATIVE TRACT NO. 27899 TO ALLOW THE CREATION OF A LAND SALES SUBDIVISION ON A 30+ ACRE SITE. CASE NO. TT 27899 - SANTA ROSA DEVELOPERS WHEREAS, the Planning Commission of the City of La quinta, California, did, on the llth day of January, 1994, hold a duly -noticed Public Hearing to consider the request of Santa Rosa Developers to approve Tentative Tract 27899, generally located at the southeast corner of Miles Avenue and Adams Street, more particularly described as: THE SOUTHWEST ONE -QUARTER OF THE NORTHWEST ONE -QUARTER OF THE SOUTHWEST ONE -QUARTER AND THE NORTHWEST ONE -QUARTER OF THE SOUTHWEST ONE -QUARTER OF THE SOUTHWEST ONE -QUARTER OF SECTION 20, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN; AND THE NORTHWEST ONE -QUARTER OF THE NORTHWEST ONE -QUARTER OF THE SOUTHWEST ONE -QUARTER OF SECTION 20, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN. WHEREAS, said tentative map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside, Resolution No. 82-213, adopted by reference in City of La Quinta Ordinance No. 5), in that the Planning Director previously conducted an initial study in 1988, and previously assessed that the proposed tentative tract will not have a significant adverse impact on the environment; and, WHEREAS, mitigation of various physical impacts have been identified and incorporated into the approval conditions for tentative tract 27899, thereby requiring that monitoring of those mitigation measures be undertaken to assure compliance with them; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning ;ommission did find the following facts to justify the recommendation for approval of Tentative Tract 27899. RERDPc.001 PLANNING COMMISSION RESOLUTION 94-001 1. That Tentative tract No. 27899 conditionally approved, is generally consistent with the goals, policies and intent of the La Quinta General Plan for land use density, unit type, circulation requirements, R-1 zoning district development standards, and design requirements of the Subdivision Ordinance. 2. That the subject site has a rolling topography because of the sand dunes, with the overall slope going from the western to the eastern side of the property. The proposed circulation design and single-family lot layouts, as conditioned, are, therefore, suitable for the proposed land division. 3. That the design of Tentative tract Map 27899 may cause substantial environmental damage or injury to the wildlife habitat of the Coachella Valley Fringe -Toed Lizard, but mitigation measures in the form of fees for a new habitat area will lessen this impact. 4. That the design of the subdivision, as conditionally approved, will be developed with public sewers and water, and, therefore, is not likely to cause serious public health problems. 5. That the design of Tentative Tract Map No. 27899 will not conflict with easements acquired by the public at large for access through the project, since alternate easements for access and for use have been provided that are substantially equivalent to those previously acquired by the public. 6. That the proposed Tentative Tract No. 27899, as conditioned, provides for adequate maintenance of the landscape buffer areas. 7. That the proposed Tentative Tract No. 27899, as conditioned, provides storm water retention, park facilities, and noise mitigation. B. That general impacts from the proposed tract were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan. WHEREAS, in the review of this Tentative Tract Map, the Planning Commission has considered the effect of the contemplated action of the housing needs of the region for purposes of balancing the needs against the public service needs of the residents of the City of La Quinta and its environs with available fiscal and environmental resources; RESOPC.001 PLANNING COPAIISSION RESOLUTION 94-001 NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion that a new Environmental Assessment is not needed and Environmental Assessment 88-098 approved with the former Tentative Tract 23519 is adequate. 3. That it does hereby recommend approval to the City Council of Tentative Tract Map 27899 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 Planning Commission, held on this llth day of January, 1994, by the following vote, to wit: AYES: Commmissioners Adolph, Ellson, Marrs, Abels, Chairwoman Barrows NOES: None ABSENT: None ABSTAIN: None C&44 n4-2�-- KA IE BARROWS, Chairperson City of La Quinta, California ATTEST: JFr RY RMAN, Planning Director icy o La Quinta, California RESOPC.001 PLANNING COMMISSION RESOLUTION 94-001 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT 27899 JANUARY 11, 1994 A. GENERAL CONDITIONS OF APPROVAL 1. Tentative Tract 27899 shall comply with the requirements and standards of the State Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless otherwise modified by the following conditions. 2. This Tentative Tract Map approval shall expire two years after the original date of approval by the La Quinta City Council unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. 3. Tract Phasing plans, including phasing of public improvements, shall be submitted for review and approval by the City Engineer and the Planning and Development Department prior to recordation of any final map under this tentative map. The applicant shall develop tract phases in the order of the approved phasing plan so that improvements required of each final map are complete prior to issuance of Certificates of Occupancy within subsequent final maps. Prior to the issuance of a grading or building permit for construction of any building or use contemplated by the approval, the applicant shall obtain permits and/or clearances from the following public agencies: - Fire Marshal - Public Works Department (Grading Permit, Improvement Permit) - Planning and Development Department - Riverside County Environmental Health Department - Desert Sands Unified School District - Coachella Valley Water District - Imperial Irrigation District - California Regional Water Quality Control Board (NPDES Permit) 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 approvals and signatures on the plans. Evidence of permits or clearances from the above jurisdictions shall be presented to the Building Division at the time of the application for a building permit for the use contemplated herewith. Provisions shall be made to comply with the terms and requirements of the City's adopted Infrastructure Fee program in effect at the time of issuance of building permits. CONAPNVL.012 PLANNING COMMISSION RESOLUTION 94-001 TENTATIVE TRACT 27899 JANUARY 11, 1994 The City shall retain a qualified archaeologist, with the Developer to pay costs, to prepare a mitigation and monitoring plan for artifact location and recovery. Prior archaeological studies for this site as well as other unrecorded information, shall be analyzed prior to the preparation of the plan. The plan shall be submitted to the Planning and development Department for a two -week review and comment period. At a minimum, the plan shall: 1) identify the means for testing archaeological sites; 2) allow sharing of information with the City; 3) provide for further testing if the preliminary results show significant cultural deposits are present; and 4) require the curation of all recovered cultural material with the City through a Deed of Gift agreement. Prior to the issuance of a Grading Permit, the developer shall have retained a qualified cultural resources management firm and completed the testing and data recovery as noted in the plan. The management firm shall monitor the grading activity as required by the plan or recommendations resulting from the testing activities. A list of the qualified archaeological monitor(s), cultural resources management firm employees, and any assistant (s) / representative (s) , shall be submitted to the Planning and Development Department. The list shall provide the current address and phone number for each monitor. The designated monitors may be changed from time to time, but no such change shall be effective unless served by registered or certified mail on the Planning and Development Department. The designated monitors or their authorized representatives shall have the authority to temporarily divert, redirect or halt grading activity to allow recovery of resources. In the event of discovery or recognition of any human remains, there shall be no further grading, excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until appropriate mitigation measures are completed. Upon completion of the data recovery, the developer shall cause three copies of the final report containing the data analysis to be prepared and published and submitted to the Planning and Development Department. A noise study shall be prepared by a qualified acoustical engineer, to be submitted to the Planning and Development Department for review and approval prior to final map approval. The study shall concentrate on noise impacts on the tract from perimeter arterial streets, and recommend alternative mitigation techniques. Recommendations of the study shall be incorporated into the tract design. The study shall consider use of building setbacks, engineering design, building orientation, noise barriers (berming and landscaping, etc.), and other techniques so as to avoid the isolated appearance given by walled developments. CONAPRVL.012 PLANNING COMMISSION RESOLUTION 94-001 TENTATIVE TRACT 27899 JANUARY 11, 1994 Applicant shall enter into agreement with the City prior to recording the final map to maintain the perimeter parkway lots along Miles Avenue and Adams Street until the City Engineer accepts them for maintenance by the City. In no event will the City accept the parkway lots for maintenance until the lots within the subject tract are included on the tax assessment roll and producing tax revenue to the City Lighting and Landscaping District. Prior to issuance of any Grading Permit or any land disturbing activities, the applicant shall pay the required mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conversion Program, as adopted by the City, in the amount of $600 per acre of disturbed land. IMPROVEMENT AGREEMENT 10. The applicant shall construct, or enter into a secured agreement to construct, the on- and off -site grading, streets, utilities, landscaping, on -site common area improvements, and any other improvements required by these conditions before approval of any final map(s) under this tentative tract map. Improvements to be made or agreed to shall include removal of any existing structures of obstructions which are not part of the proposed improvements. 11. If tract improvements are phased with multiple final maps, off -site improvements (ie: streets) and tract -wide improvements (ie: perimeter walls, common -area and setback landscaping, and gates) shall be constructed or secured prior to approval of the first final map unless otherwise approved by the engineer. The City Engineer may consider proposals by the applicant to stage the installation of off -site and tract -wide improvements with development of two or more phases within the tentative map. 12. The applicant shall pay cash or provide security in guarantee of cash payment for required improvements which are deferred for future construction by others. Deferred improvements for this tract include: A. Traffic signal at Miles and Adams - the applicant is responsible for 20% of the cost to design and construct. The applicant's responsibility for deferred improvements may be satisfied through participation in a City major thoroughfare improvement program if this development becomes subject to such a program. CONAPM.012 PLANNING COMMISSION RESOLUTION 94-001 TENTATIVE TRACT 27899 JANUARY 11, 1994 DEDICATIONS 13. The applicant shall dedicate public 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. Dedications required of this tract include: A. Miles Avenue - half of 110-foot right of way B . Adams Street - half of 80-foot right of way Street right of way geometry for cul-de-sacs, knuckle turns and corner cut- backs shall conform with Riverside County Standard Drawings #800, #801, and #805 respectively unless otherwise approved by the City Engineer. 14. The applicant shall dedicate common -area setback lots, of minimum width as noted, adjacent to the following street rights of way: A. Miles Avenue - 20 feet B . Adams Street - 10 feet Minimum widths may be used as average widths for meandering wall designs. Where sidewalks, bikepaths, and/or equestrian trails are required, the applicant shall dedicate blanket easements over the setback lots for those purposes. 15. The applicant shall vacate vehicle access rights to the following streets from lots abutting the streets: A. Miles Avenue B. Adams Street Access to these streets shall be restricted to street intersections and approved emergency access locations. 16. The applicant shall dedicate any easements necessary for placement of and access to utility lines and structures, park lands, drainage basins, common areas, and mailbox clusters. 17. The applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval 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. CONAPRVL.012 PLANNING COMMISSION RESOLUTION 94-001 TENTATIVE TRACT 27899 JANUARY 11, 1994 18. The requirements of the City's off-street parking ordinance shall be met concerning all supplemental accessory facilities. 19. Prior to final map approval by the City Council, the applicant shall meet the parkland dedication requirements as set forth in Section 13.24.030, La Quinta Municipal Code by paying parkland fees in -lieu of parkland as determined in accordance with said Section. GRADING 20. 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 6.10, La Quinta Municipal Code. In accordance with said Chapter, 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. 21. The applicant shall comply with the City's flood protection ordinance. 22. A thorough preliminary engineering, geological and soils engineering investigation shall be conducted. The report of the investigation ("the soils report") shall be submitted with the grading plan. 23. A grading plan shall be prepared by a registered civil engineer. The plan must meet the approval of the City Engineer prior to approval of any final map(s). The grading plan shall conform with the recommendations of the soils report and shall be certified as adequate by a soils engineer or an engineering geologist. A statement shall appear on the final map(s) , if any are required of this development, that a soils report has been prepared pursuant to Section 17953 of the Health and Safety Code. Prior to issuance of any building permit the applicant shall provide a separate document bearing the seal and signature of a California registered civil engineer, geotechnical engineer, or surveyor that lists actual building pad elevations. The document shall, for each building pad in the tract, state the pad elevation approved on the grading plan, the as -built elevation, and shall clearly identify the difference, if any. The data shall be organized by tract phase and lot number and shall be cumulative if the data is submitted at different times. DRAINAGE 24. The tract shall be graded to permit storm flow in excess of retention capacity to flow out of the tract through a designated overflow outlet and into the historic drainage relief route. The tract shall be graded to receive storm flow from adjoining property at locations that have historically received flow. CONAPRVL.012 PLANNING COMMISSION RESOLUTION 94-001 TENTATIVE TRACT 27899 JANUARY 11, 1994 25. Storm water run-off produced in 24 hours during a 100-year storm shall be retained on site or in alternate facilities on adjacent property. The tributary drainage area for which the applicant is responsible shall extend to the centerline of adjacent public streets. If alternate off -site retention facilities are proposed, the applicant shall execute a written agreement with the owners of said adjacent property and shall provide evidence of the agreement to the City Engineer prior to the City's approval of drainage plans for this development. 26. In design of retention facilities, the percolation rate shall be considered to be zero unless the applicant provides site -specific data that indicates otherwise. A trickling sand filter and leachfield of a design approved by the City Engineer shall be installed to percolate nuisance water. The sand filter and leach field shall be sized to percolate 22 gallons per day per 1,000 square feet of drainage area. Retention basin slopes shall not exceed 3:1. If retention is on individual lots, the retention depth shall not exceed two feet. If retention is in one or more common retention basins, the retention depth shall not exceed six feet. 27. The design of the tract shall not cause any change in flood boundaries, levels or frequencies in any area outside the tract. 28. The applicant shall install dry wells at selected locations as approved by the City Engineer to remove nuisance water from street gutters. Dry wells shall be located in a manner to intercept nuisance water at tributary flowline distances not to exceed 1,320 feet. Surface drainage systems shall not require crossgutters on local collector streets. UTILITIES 29. All existing and proposed utilities adjacent to or within the proposed development shall be installed underground. High -voltage power lines which the power authority will not accept underground are exempt from this requirement. 30. In areas where hardscape surface improvements are planned, underground utilities shall be installed prior to construction of the surface improvements. The applicant shall provide certified reports for utility trench compaction tests for approval of the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 31. The City is contemplating adoption of a major thoroughfare improvement program. If the program is in effect 60 days prior to recordation of any final CONAPRV .012 PLANNING COMMISSION RESOLUTION 94-001 TENTATIVE TRACT 27899 JANUARY 11, 1994 map for this development, the development shall be subject to the provisions of the ordinance. If this development is not subject to a major thoroughfare improvement program, the applicant shall design and construct street improvements as listed below. 32. Improvement plans for all on- and off -site streets and access gates shall be prepared by a registered civil engineer. Improvements shall be designed and constructed in accordance with the La Quinta Municipal Code, adopted Standard Drawings, and as approved by the City Engineer. Street pavement sections shall be based on a Caltrans design procedure for a 20-year life and shall consider soil strength and anticipated traffic loading. The minimum pavement sections shall be as follows: Residential Collector Secondary Arterial Primary Arterial Major Arterial -3.0" a.c./4.50" a.b. 4.0"/5.00" 4.0"/6.00" 4.5"/6.00" 5.5"/6.50" If the applicant proposes to construct a partial pavement section for use during development of the tract, the partial section shall be designed with a strength equivalent to the 20-year design strength. 33. Improvements shall include all appurtenances such as traffic signs, channelization markings, raised medians if required, street name signs, sidewalks, and mailbox clusters approved in design and location by the U.S. Post Office and the City Engineer. Mid -block street lighting is not required. 34. The City Engineer may require miscellaneous incidental improvements and enhancements to existing improvements as necessary to integrate the new work with existing improvements and provide a finished product conforming with City standards and practices. This may include, but is not limited to, street width transitions extending beyond tract boundaries. 35. The following street improvements shall be constructed to conform with the General Plan street type noted in parentheses: A. OFF -SITE STREETS 1) Miles Avenue (Primary Arterial) - applicant is responsible for half of 86-foot improvement with 18-foot raised landscape median plus a six-foot sidewalk. 2) Adams Street (Secondary Arterial) - applicant is responsible for half of 64-foot improvement plus a six-foot sidewalk. Adams CONAPmnn. oil PLANNING COMMISSION RESOLUTION 94-001 TENTATIVE TRACT 27899 JANUARY 11, 1994 Street shall be designed to the ultimate grade desired by the City for the area between Miles Avenue and Westward Ho Drive. The full required improvement shall be constructed along the frontage of this development. B. ON -SITE STREETS 1) Cul-de-sacs - 36-foot curb -to -curb improvement within a 50-foot right of way. The applicant shall dedicate five -foot -wide public utility easements outside the right of way on both sides. 2) All remaining streets - 40-foot curb -to -curb improvement within a 60-foot right of way. The applicant shall dedicate five -foot -wide public utility easements outside the right of way on both sides of all interior streets. Initially, one publicly -maintained road shall be provided connecting this development to Adams Street, Miles Avenue, or Dune Palms Road. Prior to issuance of the 31st Occupancy Permit for the development, a second such publicly -maintained road shall be provided. 36. The termination point of the streets shown as Diane Drive, Victoria Drive, Desert Stream Drive, and Ashley Place on Exhibit "A" (Tentative Tract Map) , shall be barricaded to the satisfaction of the Public Works Department. If the road network for the adjoining tracts have been constructed and completed, then the above streets shall be constructed to connect with these subdivisions, in accordance with the approved street improvement plans and the requirements of the City Engineer. LANDSCAPING 37. The applicant shall provide landscape improvements in the setback lots along the following streets: A. Miles Avenue B . Adams Street The applicant is encouraged to minimize steep slope designs within the perimeter landscaping setback areas. Use of lawn shall be minimized with no lawn or spray irrigation within 5-feet of street curb. 38. Prior to issuance of any grading permits, the applicant shall submit to the Planning and Development Department and interim landscape program for the entire tract, which shall be for the purpose of wind erosion and dust control. The land owner shall institute blowsand and dust control measures during the grading and site development. These shall include but not be limited to: CONAPRVL.012 PLANNING COMMISSION RESOLUTION 94-001 TENTATIVE TRACT 27899 JANUARY 11, 1994 The use of irrigation during any construction activities; b. Planting of cover crop or vegetation upon previously graded but undeveloped portions of the site; and, Provision of wind breaks or wind rows, fencing, and/or landscaping to reduce the effects upon adjacent properties and property owners. The land owner shall comply with requirements of the Director of Public Works and the Director of Planning and Development. All construction and graded areas shall be watered at least twice daily while being used to prevent emission of dust and blowsand. 39. Prior to the issuance of a grading permit, the applicant shall submit to the Planning and Development Department for review and approval a plan (or plans) showing the following: a. Landscaping, including plant types, sizes, spacing locations, and irrigation system for all landscape buffer areas. Desert or native plant species and drought resistant planting materials shall be incorporated into the landscape plan. b. Location and design detail of any proposed and/or required walls. C. Exterior lighting plan, emphasizing minimization of light and glare impacts to surrounding properties. 40. Landscape and irrigation plans for landscaped lots, common retention basins and park facilities shall be prepared by a licensed landscape architect. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Common basins and park areas shall be designed with a turf grass surface which can be mowed with standard tractor - mounted equipment. Landscape and irrigation plans shall meet the requirements of and be signed by the Planning and Development Director, the City Engineer, the Coachella Valley Water District, and the riverside County Agricultural Commissioner. 41. The applicant shall insure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 42. The applicant shall provide public transit amenities as required by Sunline Transit and/or the City Engineer. These amenities shall include, as a minimum, a bus turnout location and passenger waiting shelter along the following street (s) : CONAPRVL.012 PLANNING COMMISSION RESOLUTION 94-001 TENTATIVE TRACT 27899 JANUARY 11, 1994 ra The precise location and character of the turnout and shelter shall be as determined by Sunline Transit and the City Engineer. QUALITY ASSURANCE 43. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 44. The applicant shall employ or retain California registered civil engineers, geotechnical engineers, or surveyors, as appropriate, who will provide, or have his or her agents provide, sufficient supervision and verification of the construction to be able to furnish and sign accurate record drawings and certify compliance of all work with approved plans, specifications and applicable codes. 45. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans signed by the City Engineer. Each sheet of the drawings shall have the words "Record Drawings," "As -Built" or "As -Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. MAINTENANCE 46. The applicant shall make provisions for continuous maintenance of landscaping and related improvements. 47. The applicant shall maintain the landscaped areas of the subdivision such as common lots, landscaped setbacks and retention basins until those areas have been accepted for maintenance by the City's Landscape and Lighting District or a homeowner's association (HOA). The applicant shall maintain all other improvements until final acceptance of tract improvements by the City Council. FEES AND DEPOSITS 48. The applicant shall pay 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 the plan checks and permits. FIRE 49. Schedule "A" fire protection approved Super fire hydrants, (6' x 4" x 22" x 22") shall be located at each street intersection spaced not more than 330 feet apart in any direction with no portion of any frontage more than 165 feet from a fire hydrant. Minimum fire flow shall be 1000 gpm for 2 hours duration at 20 psi. COVArmn.. oil PLANNING COPMIISSION RESOLUTION 94-001 TENTATIVE TRACT 27899 JANUARY 11, 1994 50. Prior to recordation of the final map, applicant/developer shall furnish one blueline 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 the 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." 51. 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. 52. A temporary water supply for fire protection may be allowed for the construction of the model units only. Plans for a temporary water system must be submitted to the Fire Department for review prior to issuance of building permits. TRACT DESIGN 53. A minimum 20-foot landscaped setback shall be required along Miles Avenue; a minimum 10-foot setback along Adams street. Design of the setbacks shall be approved by the Planning and Development Department. Setbacks shall be measured from ultimate right-of-way lines. a. The minimum setbacks may be modified to an "average" if a meandering or cuvilinear wall design is used. b. Setback areas shall be established as a separate common lot and be maintained as set forth in Condition No. 8, unless an alternate method is approved by the Planning and Development Department. 54. The tract layout shall comply with all the R-1 zoning requirements, including minimum lot size and minimum average depth of a lot. The minimum lot size to be recorded in a final map shall be 7,200 square feet. 55. All dwelling units within 150 feet of the ultimate right-of-ways of Miles Avenue shall be limited to one story, not to exceed 20 feet in height. No two story dwelling units shall be permitted on lots abutting Tracts 26188 and 25363, located to the east of Tract 27899. 56. The appropriate Planning approval shall be secured prior to establishing any of the following uses: a. Temporary construction facilities b. Sales facilities, including their appurtenant signage C. On -site advertising/construction signs CONAPRVL.012 PLANNING COMMISSION RESOLUTION 94-001 TENTATIVE TRACT 27899 JANUARY 11, 1994 57. The applicant shall submit complete detailed or architectural elevations for all units, for Planning Commission review and approval as a Business Item prior to building permit issuance. The architectural standards shall be included as part of the CC & R's (if any) . The latter shall be submitted to the Planning and Development Department for review. 58. Prior to the issuance of a grading permit, the applicant shall prepare and submit a written 'report to the Planning and Development Director demonstrating compliance with those conditions of approval and mitigation measures of TT 27899 and Environmental Assessment 88-098, which must be satisfied prior to the issuance of a grading permit. Prior to the issuance of a building permit, the applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those Conditions of Approval and mitigation measures of Environmental Assessment 88-098 and TT 27899 which must be satisfied prior to the issuance of a building permit. Prior to final building inspection approval, the applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with all remaining Conditions of Approval and mitigation measures of Environmental Assessments 88-098 and TT 27899. The Planning and Development Director may require inspection or other monitoring to assure such compliance. PUBLIC SERVICES AND UTILITIES 59. The applicant shall comply with all requirements of the Coachella Valley Water District as stated in their letter dated December 21, 1993, attached to these conditions. Any necessary parcels for district facility expansion shall be shown on the final map and conveyed to the Coachella Valley Water District, in accordance with the Subdivision Map Act. MISCELLANEOUS 60. Grading, drainage, street, lighting, landscaping & irrigation, park, gate, and perimeter wall plans are not approved for construction until they have been signed by the City Engineer. 61. Prior to issuance of the first Certificates of Occupancy for buildings within the tract, the applicant shall install traffic control devices and street name signs along access roads to those buildings. 62. The applicant shall include the following statement in the tract's CC & R's: "There will be a City park on land adjacent to the south of the tract. Within this park there will be recreational and outdoor activities and facilities which could include, but are not limited to, ball fields, parking lots, and exterior lighting". C014APRVL.012