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PCRES 1996-001PLANNING COMMISSION RESOLUTION 96-001 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A SECOND ONE-YEAR TIME EXTENSION FOR TENTATIVE TRACT 26444 (AMENDMENT 1) TO ALLOW A 94-LOT SINGLE FAMILY RESIDENTIAL LAND SALES SUBDIVISION ON APPROXIMATELY 31.5 ACRES CASE NO.: TTM 26444 (AMENDMENT 1, 2ND TIME EXTENSION) APPLICANT: LA QUINTA 33, A MINNESOTA PARTNERSHIP WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 9th day of January, 1996, hold a duly noticed Public Hearing to consider the request of La Quinta 33, a Minnesota Partnership, for a one year extension and map amendment of a previously approved 98 lot single family subdivision of 31.5 acres, generally on the west side of Jefferson Street, north of 53rd Avenue, more particularly described as: BEING A SUBDIVISION OF THE NORTH % OF SECTION 9, TOWNSHIP 6 SOUTH, RANGE 7 EAST, SAN BERNARDINO MERIDIAN (APN: 769-290-008, 010) WHEREAS, said Tentative Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63), in that the Community Development Director has determined that the original environmental assessment approved in 1990, is still valid and binding on this development request. Therefore, no additional environmental review is warranted; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did find the following Mandatory Findings of approval to justify the recommendation for approval of said Tentative Tract Map 26444 (Amendment 1, 2nd Time Extension): A. The proposed map or vesting map is consistent with the City of La Quinta General Plan and any applicable specific plans. The project is in the Rural Residential Overlay of the 1992 General Plan Update; therefore, all provisions of Policies 2-1.2.1 through 2-1.2.3 shall be met. Tentative Tract 26444 (Amendment 1) is consistent with the goals, policies and intent of the La Quinta General Plan provided conditions contained herein are required to ensure among other things consistency with the General Plan and mitigation of environmental consequences pursuant to Environmental Assessment 90-170. The site is zoned R-1 (One Family Dwelling) which permits single family developments. All plans for single family homes shall be consistent with the provisions of the Zoning Code (e.g., specifically Chapter 9.32 et.seq.) in effect at the time building permits are acquired. The development of the project, as conditioned, will be compatible with the surrounding area. Resolution 96-001 B. The design or improvement of the proposed subdivision is consistent with the La Quinta General Plan and any applicable specific plans. All streets and improvements in the project conform to City standards of the General Plan and Subdivision Ordinance as designed. All streets will be private. Access for the single family lots will be provided from 53rd Avenue, a collector street. Secondary emergency access is provided on Jefferson Street as conditioned. The density and design standards will comply with the Rural Residential Overlay as designated by General Plan Policies 2-1.2.1, 2-1.2.2 and 2-1.2.3. C. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The subject site is physically suitable for the proposed land division as approved in 1990. The original development plan will not cause substantial environmental damage or injury to fish or wildlife, or their habitat because mitigation measures have been required. Before on -site grading begins, the applicant under EA 90-170 shall employ a qualified archaeologist and paleontologist to conduct on -site research and review for prehistoric remains. These findings shall be submitted, in report form, to staff. The consultant's report shall indicate his, or her, findings and convey any important information about the site or its development. Monitoring shall be required during site grading work, if deemed necessary. The redesign of the subdivision, as conditionally approved, will not cause serious public health problems because urban improvements will be installed based on City, State, and Federal requirements. D. The design of the subdivision or type of improvements are not likely to cause serious public health problems. The revised design of the subdivision, as conditionally approved, will not cause serious public health problems because they will install urban improvements based on City, State, and Federal requirements. Noise impacts from existing and future road noise on Jefferson Street shall be analyzed and mitigation measures shall be employed to reduce exterior noise for those houses along this major arterial street to levels consistent with Table EH-1 of Chapter 8 of the General Plan (Environmental Hazards Element). The applicant's preliminary noise study is required to be updated to conform with our 1992 standards, which require noise to be less than 60 dB CNEL in outdoor areas (45 dB or less for interior areas). E. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through, or use of, property within the proposed subdivision. Resolution 96-001 The proposed private streets will serve all single family lots. All required public easements will provide access to the site or support necessary infrastructure improvements. The future homeowners' association will maintain the private retention basin located at the southeast corner of the site. A CVWD well site will also be required. WHEREAS, in the review of this Tentative Tract Map, the Planning Commission has considered the effect of the contemplated action on housing needs of the region for purposes of balancing those needs against the public service needs of the residents of the City of La Quinta and its environs with available fiscal and environmental resources; 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 constitute the findings of the Commission in this case; 2. That it does hereby reconfirm the conclusions of Environmental Assessment 90-170 as approved in 1990; 3. That it does now recommend approval of the Tentative Tract Map 26444 (Amendment 1, Second Time Extension) 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 9th day of January, 1996, by the following vote, to wit: AYES: Commissioners Anderson, Barrows, Butler, Gardner, Newkirk and Chairman Abels NOES: None ABSENT: None 'ommunity Development Director California PLANNING COMMISSION RESOLUTION 96-001 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT 26444, EXTENSION OF TIME #2 JANUARY 9, 1996 1. Tentative Tract Map 26444, marked Exhibit "A", shall comply with the requirements and standards of the State Subdivision Map Act and the City of I.a Quinta Subdivision Ordinance, unless otherwise modified by the following conditions. 2. This Tentative Tract Map approval shall expire on December 4, 1996, unless approved for extension pursuant to the City of La Quinta Subdivision Ordinance. 3. The Tract layout shall comply with R-1 zoning requirements, with minimum lot sizes of 7,200 square feet. 4. Minimum landscaped setback shall be provided on Jefferson Street (20 feet) and 53rd Avenue (10 feet). Setback shall be measured from ultimate right-of-way line.. 5. Prior to issuance of any grading permits, the Applicant shall submit to the Community Development Department an 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: a. The use of irrigation during any construction activities. b. Planting of cover crop or vegetation upon previously graded but undeveloped portions of the site. C. 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 Planning and Development. All construction and graded areas shall be; watered at least twice daily while being used to prevent the emission of dust and blowsand. 6. Graded but undeveloped land shall be maintained in a condition so as to prevent a dust and blowsand nuisance and shall be either planted with interim landscaping or provided with other wind and water erosion control measures as approved by the Community Development and Public Works Departments. CONAPRVL.352 Conditions of Approval - Adopted Tentative Tract 26444 January 9, 1996 7. The subdivider shall make provisions for maintenance of all landscape buffer and storm water retention areas prior to final map approval as follows: a. The Applicant shall submit to the Community Development Department a Management and Maintenance Agreement, to be entered into with the unit/lot owners of this land division, in order to insure common areas and facilities will be maintained, with an unqualified right to assess the owners of the individual units for reasonable maintenance costs. The association shall have the right to lien the property of any owners who default in the payment of their assessments. The common facilities to be maintained are as follows: (1) Storm water retention system. (2) Twenty -foot perimeter parkway lot along Jefferson Street, and a 10 foot perimeter parkway along 53rd Avenue. (3) All common area landscaping. (4) All private streets, including all street medians. A noise study shall be prepared by a qualified acoustical engineer, to be submitted to the Community 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, walls, and landscaping, etc.), and other techniques so as to avoid the isolated appearance given by walled developments. 9. If the tract is phased, tract phasing plans, including phasing of public improvements, shall be submitted for review and approval by the Public Works Department and the Community Development Department prior to final map approval. 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. 10. Applicant shall submit proposed street names with alternatives to the Community Development Department for approval prior to final map approval. 11. Prior to final map approval, the Applicant shall submit to the Community 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 CONAPRVL.352 Conditions of Approval - Adopted Tentative Tract 26444 January 9, 1996 planting materials shall be incorporated into the landscape plan. Along public parkways and medians lawn use shall be limited with no lawn adjacent to curb. No spray heads shall be used next to curbs. b. Location and design detail of any proposed and/or required walls. C. Exterior lighting plan, emphasizing minimization of light glare impacts to surrounding properties. Landscape and irrigation plans for landscaped lots, common retention basins and park facilities shall be prepared by a licensed landscape architect. The plans and proposed landscaping improvements shall be in conformance with requirements of, and be signed by, the Community Development Director, the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. The applicant shall insure that landscaping plans and utility phis are coordinated to provide visual screening of above -ground utility structures. 12. Prior to final map approval, the subdivider shall submit landscape plans to be used for landscaping of all individual lot front yards. At a minimum, the plans shall provide for two trees (five trees on a comer) shrubs, groundcover, and an irrigation system. 13. The Applicant shall install a six -foot -high decorative block sound wall per the Noise Study requirements along the entire length of tract boundary that adjoins Jefferson Street and 53rd Avenue. Additional decorative block walls shall be ins4alled adjacent to All - American Canal, adjacent to side and rear property lines of lots abutting retention basin and "not a part" site (cactus site). 14. Prior to the issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following public agencies: o City Fire Marshal o City of La Quinta Public Works Department o Planning & Development Department, Planning Div. o Coachella Valley Water District o Coachella Valley Unified School District o Imperial Irrigation District o California Regional Water Quality Control Board (NPDES Permit) CONAPRVL.352 Conditions of Approval - Adopted Tentative Tract 26444 January 9, 1996 Evidence of said permits or clearances from the above -mentioned agencies shall be presented to the Building Division at the time of the application for a building permit for the use contemplated herewith. 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. 15. 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. 16. All dwelling units within 150-feet of the ultimate right-of-way of Jefferson Street shall be limited to one story (maximum 22-feet high). This limitation shall be included in the CC & R's. 17. The appropriate approvals 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. 18. The Developer shall construct landscaping (trees and lawn/groundcover) and irrigation systems for drainage retention basin(s) and perimeter areas. The applicant shall maintain the landscaped areas of the subdivision such as common lots, landscaped setbacks and retention basins until those areas have been approved by the City and accepted for maintenance by the Homeowners' Association. 19. Prior to the issuance of a grading permit, the Applicant shall prepare and submit a written report to the Community Development Director demonstrating compliance with those conditions of approval and mitigation measures of Tentative Tract 26444 and Environmental Assessment 90-170, 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 Community Development Director demonstrating compliance with those conditions of approval and mitigation measures of Environmental Assessment 90-170 and Tentative Tract 26444, 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 Community Development Director demonstrating compliance with all remaining conditions of approval and mitigation measures of Environmental Assessment 90-170 and Tentative Tract 26444. The Community Development Director may require inspection or other monitoring to assure such compliance. CONAPRVL.352 Conditions of Approval - Adopted Tentative Tract 26444 January 9, 1996 20. Design of entrance(s) and gate(s) shall be approved by Engineering Department & Community Development Department prior to approval of final map by City Council. 21. Prior to approval of building permit final for 30th dwelling unit, secondary bract access shall be provided to satisfaction of the City. 22. Prior to or concurrent with final map recordation, an easement allowing access to "A" Street from the "not a Part" cactus site shall be recorded to the satisfaction of the City Attorney. 23. Lot depth to width ratio shall not exceed 2 lh to 1 per code requirements. 24. Prior to issuance of a grading permit, the Applicant shall retain a professionally qualified archaeologist to conduct a field reconnaissance survey and record search of the project site. A report of the result of the survey shall be submitted to the Community Development Department (2 copies) complete with recommendations for further mitigation measures. All testing shall be completed prior to any grading work commencing. The archaeologist shall prepare a mitigation plan for review and approval by the Community Development Department prior to implementation. During grading activities, the project site shall be monitored by a professionally qualified archaeological monitor. The monitor is authorized to temporarily divert or stop equipment in order to investigate exposed cultural deposits. Prior to issuance of occupancy certificate, the project archaeologist shall submit a final report to the Community Development Department. The final report shall follow the report format contained in Preservation Planning Bulletin, No. 4(a), December 1989 (OHP). The final report shall be reviewed by the Historic Preservation Commission for completeness and acceptability. Acceptance of the final report by the Commission signifies completion of the archaeological mitigation program. Prior to issuance of a grading permit, the Applicant shall retain a professionally qualified paleontologist to provide monitoring of earth -moving activities, including trenching for both on -site and off -site related work. Prior to commencing grading activities, the paleontologist shall conduct a preliminary survey and surface collection of any paleontological resources. The project paleontologist shall prepare a monitoring and salvage program for review and approval by the Community Development Department prior to implementation. During grading activities, the project site shall be monitored by a professionally qualified paleontologist who maintains the necessary paleontologic collecting permits and repository agreements. In areas of known high potential, the project paleontologist may designate CONAPRVL.352 Conditions of Approval - Adopted Tentative Tract 26444 January 9, 1996 a paleontologic monitor to be present during 100% of the earth -moving activities. If, after 50% of the grading is completed, it can be demonstrated that the level of monitoring should be reduced, the project paleontologist may so amend the mitigation program. The paleontologic monitor(s) is authorized to temporarily divert equipment while: removing fossils. Prior to issuance of occupancy, the project paleontologist shall submit a final report to the Community Development Department. The final report shall discuss the methods used, results of the surface survey, identification, cataloging, curation, and storage of fossil materials collected; and the significance of the paleontological resources. A final report of the finds and their significance after all operations are complete shall be reviewed by the Historic Preservation Commission for acceptability. Acceptance of the final report for the project by the Historic Preservation Commission signifies completion of the program of mitigation. 25. Prior to final map approval by the City Council, the Applicant shall meet the parkland dedication requirements as set forth in Section 13.48, La Quinta Subdivision Code, by paying parkland fees in lieu, as may be determined in accordance with said Section. 26. Design and architectural plans for the residences shall be submitted to the Planning Commission for review and approval prior to Building permit issuance. All approved standards shall be included in the CC&R's. A copy of the CC&R's shall be submitted to the Planning Department for review. Consideration shall be given to shading exterior glass areas. PUBLIC SERVI AND UTILITIES 27. The Applicant shall comply with the requirements of the City Fire Marshal per their letter dated August 8, 1990. 28. The Applicant shall comply with all requirements of the Coachella. Valley Water District. 29. All existing over head utility lines and poles adjacent to the site shall be undergrounded. 30. The Applicant shall vacate vehicle access rights to Jefferson Street and 53rd Avenue from all abutting individual lots. Access to these streets from this subdivision shall be restricted to street intersections only. CONAPRVL.352 Conditions of Approval - Adopted Tentative Tract 26444 January 9, 1996 31. A common area lot shall be established for that area between the tract perimeter wall and street right-of-way along Jefferson Street (20 feet); 53rd Avenue (10 feet). The homeowner's association for this subdivision shall be responsible for landscape maintenance of the common lot and landscaped parkway. 32. The Applicant shall have street improvement plans (for public and private streets) prepared by a registered civil engineer. The street improvements, including traffic signs and markings, and raised median islands (if required by the City General Plan) shall conform to City standards as determined by the City Engineer and adopted by the LQMC. 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 section shall be 3-inches AC/4-inches Class-2 base for local streets and 4 'h-inches by 6- inches for arterial and collector streets. 33. The Applicant shall submit a copy of the proposed grading, landscaping and irrigation plans to the Coachella Valley Water District for review and comment with respect to the District's Water Management Program. 34. All underground utilities shall be installed, with trenches compacted to City standards, prior to construction of any street improvements. A soils engineer retained by the Applicant shall provide certified report of soil compaction tests for review by the City Engineer. 35. Drainage disposal facilities shall be provided as required by the City Engineer. 36. The developer of this subdivision of land 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 the final map without the approval of the City Engineer. 37. The Applicant shall pay all fees charged by the City as required for processing, plan checking and construction inspection. The fee amount(s) shall be those which are in effect at the time the work is undertaken and accomplished by the City. 38. An encroachment permit for work in any abutting local jurisdiction shall be secured prior to constructing or joining improvements. 39. Applicant shall dedicate all necessary public street rights of way including corner cutbacks. Applicant shall dedicate rights of way and easements necessary for placement of and access to utility lines and structures, park lands, drainage basins, common areas, and centralized mail delivery units. Applicant shall dedicate blanket easements for sidewalk/bikepath purposes over the landscape setback lots along Jefferson Street and Avenue 53. CONAPRVL.352 Conditions of Approval - Adopted Tentative Tract 26444 January 9, 1996 The right of way dedications for public streets shall be as follows: Jefferson Street: half -street (60 feet) right of way for 120-foot wide Major Arterial. This right of way shall be dedicated within 60 days after approval of the tentative map. Avenue 53: half -street (36 feet) right of way for 72-foot wide Collector Street. Interior private streets: full -street (37 feet) right of way, plus 5-feet wide public utility easements, plus suitable right of way conforms for "knuckle" turns all as required by the City Engineer. 40. The Applicant shall construct, or enter into agreement to construct, street improvements for the following streets to the requirements of the City Engineer and the La Quinta Municipal Code prior to approval of the final map. a. Interior private streets: 36-foot wide street improvements per Riverside County Standard Drawing No. 104 and 800 including all appurtenant conforms and amenities. b. Jefferson Street (from All American Canal to Avenue 53): half width street improvements plus a 14-foot wide south bound lane plus a full median per Riverside County Standard Drawing No. 100, plus suitable conforms to match existing improvements including a transition beyond the tract boundary along with other appurtenant amenities as required by the City Engineer. C. Avenue 53: half -width improvements per Riverside County Standard Drawing No. 102, plus a 14-foot wide eastbound lane plus suitable conforms to match existing improvements including a transition beyond the tract boundary along with other appurtenant amenities as required by the City Engineer. 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. Enhancements to existing improvements may be required. Improvements may be required beyond the tract boundaries. CONAPRVL.352 Conditions of Approval - Adopted Tentative Tract 26444 January 9, 1996 41. Traffic signals are required at the following intersections: o Jefferson Street and 53rd Avenue - The Applicant is responsible for 12 1,12% of the cost to design and construct the signal. o Jefferson Street and Avenue 52 - The Applicant is responsible for 6% of the cost to design and construct the signal or percentage of the cost as determined by the City Engineer. The signals will be installed by the City when traffic conditions warrant the installation. 42. Applicant shall construct, or enter into agreement to construct, the tract grading and all public improvements before the final map is recorded. The applicant shall pay cash or provide security in guarantee of cash payment for required improvements which are deferred for future construction by others. 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. 43. Storm water run-off produced in 24 hours by a 100-year storm shall be retained on site in landscaped retention basin(s) designed for a maximum water depth not to excel six feet. The basin slopes shall not exceed 3:1. Other requirements include., but are not limited to, a grassed ground surface with permanent irrigation improvements, and appurtenant structural drainage amenities all of which shall be designed and constructed in accordance with requirements deemed necessary by the City Engineer. 44. A thorough preliminary engineering, geological, and soils engineering investigation shall be conducted with a report submitted for review along with grading plan. The report recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or engineering geologist must certify to the adequacy of the grading plan. A statement shall appear on the final subdivision map that: a soils report has been prepared for the tract pursuant to Section 17953 of the Health and Safety Code. 45. The tract grading plan shall be prepared by a registered civil engineer and approved by the City Engineer prior to final map approval. 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.352 conditions of Approval - Adopted Tentative Tract 26444 January 9, 1996 The design of the tract shall not cause any change in flood boundaries, levels or frequencies in any area outside the tract. Storm water run-off produced in 24 hours during a 100-year storm shall be retained on site. The tributary drainage area for which the applicant is responsible shall extend to the centerline of adjacent public streets. 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 The sized to percolate 22 gallons per day per 1,000 square feet of drainage area. 46. 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 lot 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 are submitted at different times. 47. The City is contemplating adoption of a quality -assurance program for privately funded construction. If the program is adopted prior to the issuance of permits for construction of the improvements required of this map, the applicant shall fully comply with the quality -assurance program. If the quality -assurance program has not been adopted, the applicant shrill adopt a construction quality -assurance program which meets the approval of the City Engineer. 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 as -built drawings and certify compliance of all work with approved plans, specifications and applicable codes. Upon completion of construction, the applicant shall furnish the City reproducible as -built drawings of all grading and improvements except water and sewer. Each sheet of the drawings shall have the words "As -Built" or "As -Constructed" clearly marked and be stamped and signed by the engineer or surveyor certifying to the as -built condition. 48. Applicant may seek reimbursement from City for specific improvement right of way acquisition costs that exceed a nominal fair -share responsibility noted as follows: CONAPRVL.352 conditions of Approval - Adopted Tentative Tract 26444 January 9, 1996 Jefferson Street improvements: West of centerline - 100% of cost is reimbursable; East of centerline - 53 % of cost is reimbursable; Reimbursement from City shall be limited to funds specifically received by City for the improvements and right of way parcel for which reimbursement is sought. 49. Applicant shall relocate Jefferson Street access to tract to a point not less than 660-feet from intersection of Avenue 53. All access points on Jefferson Street shall be: limited to right in/out movements only regardless of location. 50. Applicant shall make access provisions for access to the landscape nursery from an interior private street, which shall become available for use only after the nursery land is subdivided for single family residential use. The lots of the subdivided nursery land shall be incorporated into the homeowners association for TT 26444 and the future landowners of the lots shall enjoy the same rights, privileges, and obligations .as enjoyed by the other members of the association. 51. If the private streets are planned to be gated "C" street shall be widened to provide a turnaround space. 52. The map shall be revised to include 53rd Avenue with a primary street access from the tract to 53rd Avenue to the satisfaction of the City. 53. A biological assessment shall be prepared by a qualified biologist: to determine existence of Flat -Tailed Horned Lizard on site. Mitigation measures as recommended by assessment shall be complied with. 54. The city is contemplating adoption of a major thoroughfare improvements ordinance. If the ordinance is adopted at least 60 days prior to recordation of any final map in this development, this project shall be subject to the provisions of the; ordinance. 55. 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. CONAPRVL.352 Conditions of Approval - Adopted Tentative Tract 26444 January 9, 1996 56. Prior to issuance of Certificates of Occupancy for buildings within the tract, Applicant shall install traffic control devices and street name signs along; access roads to those buildings. CONAPRVL.352