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PCRES 1996-003PLANNING COMMISSION RESOLUTION 96-003 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 26148 TO ALLOW A 54-LOT SINGLE FAMILY RESIDENTIAL LAND SALES SUBDIVISION ON APPROXIMATELY 14 ACRES CASE NO.: TTM 26148 (2ND TIME EXTENSION) APPLICANT: AMCOR REALTY FUND HI WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 13th day of February, 1996, hold a duly noticed Public Hearing to consider the request ofAMCOR Realty Fund III to have a one year extension of a previously approved 54 lot single family subdivision on 14 acres, generally on the east side of Washington Street and north of 50th Avenue, more particularly described as: BEING A SUBDIVISION OF PARCEL 1 OF DESERT CLUB MANOR NO. 2, BOOK 23, PAGE 99 OF MAPS, RIVERSIDE COUNTY, CALIFORNIA, OR MORE SPECIFICALLY IN THE SOUTH HALF OF THE SOUTHEAST QUARTER OF SECTION 31, T5S, R7E, SAN BERNARDINO MERIDIAN (APN: 646-070- 006 - PREVIOUSLY 617-020-016) 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 conducted (EA 90-181) 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 26148 (2nd Time Extension): A. The proposed map or vesting map is consistent with the City of La Quinta General Plan, Zoning Code and any applicable specific plans. The project is located in a Low Density Residential (LDR) District of the 1992 General Plan Update that allows 2-4 dwelling units per acre. Tentative Tract 26148 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 90-181, are completed. Resorc.141%conapro.359 Planning Commission Resolution 96-003 The site is zoned SR (Special Residential) which permits single family developments. Each home site will be 7,200 sq. ft. or larger. All plans for single family homes shall be consistent with the provisions of the Zoning Code (e.g., specifically Chapter 9.42 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. 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 internal streets for the tract will be public. The streets are all 60-foot rights -of -way. Project access to the project can take place on Washington Street (Major Arterial) or 50th Avenue (Primary Arterial) and will be restricted to right -in and right -out traffic movements. 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 by the Commission and Council in 1990. The original development plan "rill not cause substantial environmental damage or injury to fish or wildlife, or their habitat because the previously adopted Negative Declaration of Environmental Impact has required mitigation measures (EA 90-191). The City's 1990 Environmental Determination was mailed to the County of Riverside for posting and certified by their organization on December 5, 1990. Before on -site grading, they shall employ a qualified archeologist and paleontologist to conduct on -site research and review to find out if prehistoric remains are present. The project consultant shall submit these findings in report form to staff. The consultant's report shall indicate his or her findings and convey any important information that we should know about the site or its development. Monitoring shall be required during grading work. 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. D. The design of the subdivision or type of improvements are not likely to cause serious public health problems. The subject site is physically suitable for the proposed land division, and the design of Tentative Tract 26148 (2nd Time Extension) will not cause substantial environmental damage or injury to fish or wildlife, or their habitat because mitigation measures have been required. The 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. a PSOPC.141 /co napM.359 Planning Commission Resolution 96003 Noise impacts from existing and future road noise on Washington Street and 50th Avenue shall be analyzed and mitigation measures shall be employed to reduce exterior noise for those homes along this Major Arterial street to levels consistent with Table: EH -I of Chapter 8 of the General Plan (Environmental Hazards Element). The applicant's future noise study shall conform with the City's 1992 General Plan standards which require noise to be less than 60 dB CNEL in outdoor areas (45 bB or less for interior areas). To meet these provisions, fencing, landscaping and other noise mitigation measures shall be employed to benefit the future residents. 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. The proposed public 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 southwest corner of the site. 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; NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 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 90-181 as approved in 1990; That it does now recommend approval of the Tentative Tract Map 26148 (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 13th day of February, 1996, by the following vote, to wit: AYES: Commissioners Anderson, Barrows, Butler, Newkirk, Tyler, and Chairman Abels NOES: None ABSENT: Commissioner Gardner ABSTAIN: None RPSOPC.141 /conaprv1.359 Planning Commission Resolution 96 003 ABELS, Chairman )uinta, California ATTEST: W BE", Community Development Director of La O uinta, California RP8OPC.1Q/conaprvl.359 PLANNING COMMISSION RESOLUTION 96-003 CONDITIONS OF APPROVAL TENTATIVE TRACT 26148, TIME EXTENSION #2 FEBRUARY 13, 1996 L Tentative Tract Map 26148 shall comply with the requirements and standards of the State Subdivision Map Act and the City of La Quinta Subdivision Ordinance (Chapter 13.04 et. seq.), unless otherwise modified by the following conditions. 2. This Tentative Tract Map approval shall expire December 4, 1996, unless approved for further extension pursuant to the City of La Quinta Subdivision Ordinance. 3. 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 on -site grading work. 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 an occupancy certificate, the project archaeologist shall submit six copies of the 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. A list of qualified archaeological monitors and cultural resource management firms is available at the Community Development Department in City Hall. Prior to issuance of a grading permit, the applicant shall retain a professionally qualified paleontologist to provide monitoring of earthmoving activities, including trenching for both on -site and off -site related work. 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 a paleontologic monitor to be present during 100% of the earthmoving activities. If, after conapM.359 Planning Commission Resolution 96-003 Conditions of Approval - Recommended Tentative Tract 26148, Time Extension #2 February 13, 1996 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 or stop 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 by the Historic Preservation Commission signifies completion of the program of mitigation. 4. 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. 5. The applicant shall provide a bus turnout and waiting shelter on Washington Street that complies with the requirements of Sunline Transit. Yt : 00 : ►II It 1 � ►I 6. The property owner shall dedicate right-of-way for public streets as follows: a. Washington Street: half street (60-feet) right-of-way for 120-foot wide Major Arterial Street as measured from the Washington Street Specific Plan centerline. b. 50th Avenue: half street (50-feet) right-of-way for 100-foot wide Primary Arterial Street. C. On -site public streets: full street (60-feet) right-of-way for a local street per the General Plan, plus corner cutbacks at intersections, and suitable right-of-way geometric for "knuckle" turns as required by the City Engineer. The property owner shall construct, or enter into an agreement to construct, street improvements and appurtenant amenities for the following streets according to the requirements of the City Engineer and the La Quinta Municipal Code prior to approval of the final map. conaprv1.359 Planning Commission Resolution 96-003 Conditions of Approval - Recommended Tentative Tract 26148, Time Extension #2 February 13, 1996 a. On -site public c r .etc: 40-foot wide street improvements per Riverside County Standard Drawing No. 104. b. Wachi-ngtQ Street: half street improvements per Riverside County Standard Drawing No. 100B with 18-foot wide median plus an eight -foot -wide sidewalk and all appurtenant improvements. C. 50th Avenue: 50th Avenue, from Washington Street to the east side of the Evacuation Channel: three-quarter street improvements per Riverside County Standard Drawing No. 100 with 12-foot wide median and sidewalk and all appurtenant improvements. Improvements shall include all appurtenances such as traffic signs, channelization markings, raised median if required, street name signs, sidewalks, and centralized mail delivery approved in design and location by the U.S. Post Office and the City Engineer. :Mid -block street lighting is not required. Enhancement of existing improvements may be required to integrate the proposed improvements with existing conditions. This includes street width transitions extending beyond tract boundaries. Access points and turning movements of traffic shall be restricted as follows: a. 50th Avenue - 509 feet east of the west tract right-of-way line: Right-in/right-out. b. Washington Street - 430 feet north of the south tract right-of-way line: Right-in/right- out only. The City is contemplating adoption of a Major Thoroughfare Improvements Ordinance. The Ordinance is intended to distribute the cost of major thoroughfare construction evenly and fairly on undeveloped land at the time the land is subdivided or developed for beneficial use. 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. If the Ordinance becomes applicable to this subdivision, the applicant's obligation to construct certain improvements above -listed (i.e., street improvements) may be satisfied through participation in the thoroughfare improvement program. 8. Improvement plans submitted to the City for plan checking shall be submitted on 24" x 36" media in the categories of "Rough Grading," "Precise Grading," "Streets & Drainage," and "Landscaping." All plans shall have signature blocks for the City Engineer and are not approved for construction until they are signed. conaprv1.359 Planning Commission Resolution 96-003 Conditions of Approval - Recommended Tentative Tract 26148, Time Extension R2 February 13, 1996 "Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates and entryways, and parking lots. If water and sewer plans are included on the street and drainage plans, the plans shall have an additional signature block for the Coachella Valley Water District (CVWD). CVWD shall sign the combined plans before their submittal for the City Engineer's signature. "Landscaping" plans shall normally include landscape improvements, irrigation, lighting, and perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. The City may maintain standard plans, details and/or construction notes for elements of construction. For a fee established by City resolution, the developer may acquire standard plan and/or detail sheets from the City. When the City approves final plans, the developer shall furnish accurate computer files of the complete, approved plans on storage media and in program formal. acceptable to the City Engineer. 9. The developer shall amend the Tentative Tract Map to eliminate the portion of "F" Street extending from "B" Street to Saguaro Drive. 1 I.1t IN I NK63 WAUtI • 11 a M N 11BUt ht o1I112: M6:' �11wUZUrM 10. Before final map approval by the City Council, the developer shall meet the parkland dedication requirements as set forth in Section 13.48 of the La Quinta Subdivision Ordinance by paying parkland fees -in -lieu of parkland dedication requirements in accordance with said Section. It. A qualified acoustical engineer shall prepare a noise study, 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 the perimeter arterial streets, and recommend alternative mitigation techniques. Recommendations of the study shall be incorporated into the tract design. The study shall consider useof building setbacks, engineering design, building orientation, noise barriers (berming and landscaping, etc.), and other techniques to avoid the isolated appearance given by walled developments pursuant to the provisions of the 1992 General Plan. 12. If improvements are phased with multiple final maps or other administrative approvals (plot plans, conditional use permits, etc.), off -site improvements (i.e., struts) and development - wide improvements (i.e., perimeter walls & landscaping, gates, etc.) shall be constructed or secured prior to approval of the first final map unless otherwise approved by the City Engineer. conaprvl.359 Planning Commission Resolution 96-003 Conditions of Approval - Recommended Tentative Tract 26148, Time Extension #2 February 13, 1996 If the applicant desires to phase improvements and obligations required by the Conditions of Approval and secure those phases separately, a phasing plan shall be submitted to the Public Works Department for review and approval by the City Engineer. The applicant shall complete required improvements and satisfy obligations as set forth in the approved phasing plan. Improvements and obligations required of each phase shall be completed and satisfied prior to completion of homes or occupancy of permanent buildings within the phase unless a construction sequencing plan for that phase is approved by the City Engineer. 13. A homeowners' association to fund and maintain the following improvements shall be formed: a. Perimeter landscaping areas b. A retention basin C. A portion of right-of-way and remnant parcels within the subdivision that are not contiguous to a buildable lot. The developer may elect to redesign the tract in a way that eliminates these unmaintained areas. ;:11► "40 U U 0141 I►4 14. The tract grading plan shall be prepared by a registered civil engineer and approved by the City Engineer prior to issuance of a grading permit. 15. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots within this development, but not sharing common street frontages, where the differential shall not exceed five feet. 16. 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 submitted at different times. 17. The developer shall submit a copy of the proposed landscaping and irrigation plans to Coachella Valley Water District for review and approval with respect to CVWD's Water Management Program and according to the City's water conservation provisions (Chapter 8.13 of the La Quinta Municipal Code). conaprv1.359 Planning Commission Resolution 96-003 Conditions of Approval - Recommended Tentative Tract 26148, Time Extension #2 February 13, 1996 18. A thorough preliminary engineering geological and soils engineering investigation shall be conducted with a report submitted for review along with the grading plan. The report's recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the 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. 19. Any earthwork on contiguous properties requires a written authorization from the owner(s) (slope easement) in a form acceptable to the City Engineer. 20. The developer shall show all existing utility facilities on the final map including CVWD sewer lines. 21. Storm water runoff produced in 24 hours by a 100-year storm shalll.be retained on -site in a landscaped retention basin. An on -site landscaped retention basin designed for a maximum water depth not to exceed six -feet shall be provided. 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. The tributary drainage area for which the developer is responsible shall extend to the centerline of any public street contiguous to the site. The tract shall be graded to receive storm water from adjoining properties at locations that have historically received storm water drainage. The developer shall design and install an underground pipe to carry overflow drainage from the basin to the La Quinta Evacuation Channel. The outfall structure at the Channel shall be constructed to CVWD requirements, if allowed. 22. The developer shall construct facilities to handle nuisance water from this subdivision and from the west side of Washington Street. The facilities may consist of a sand -filter leach field in the drainage basin or of suitable piping connections to the overflow drainage pipe to the Evacuation Channel. With either system, the applicant shall provide an inlet pipe stub -out to the Washington Street right-of-way for future connection of a system carrying the nuisance water from the west side of Washington Street to the Evacuation Channel. conaprvl.359 Planning Commission Resolution 96-003 Conditions of Approval - Recommended Tentative Tmct 26148, Time Extension #2 February 13, 1996 23. Drainage disposal facilities shall be provided as required by the City Engineer. The applicant shall comply with the provisions of the City Master Plan of Drainage, including payment of any drainage fees required therewith. l Ir; : S MI O t; a .i 24. The developer shall comply with the following requirements of the Public Works Department: a. The applicant shall dedicate all necessary public street and utility easements as required, including all corner cutbacks. b. The applicant shall submit street improvement plans prepared by a registered civil engineer. 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 La Quinta Municipal Code three- inch AC over four -inch Class 2 Base minimum for residential streets). Street design shall take into account the soil strength, the anticipated traffic loading and 20-year street design life. C. Street name signs shall be furnished and installed by the Developer in accordance with City standards. Prior to issuance of 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. 25. The applicant shall vacate abutter's rights of access to the following streets from lots abutting the streets: a. Washington Street b. 50th Avenue Access to these streets shall be restricted to street intersections or other approved access locations. The applicant shall dedicate right-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. conaprvl.359 Planning Commission Resolution 96-003 Conditions of Approval - Recommended Tentative Tract 26148, Time Extension #2 February 13, 1996 26, Improvement plans for the entry streets shall be submitted to the City Engineer and Fire Department for review/approval prior to the final map approval Y:: 1 ,`fClf►l 27, A minimum 20-foot landscaped setback shall be provided along Washington Street and 50th Avenue. The Community Development Department shall approve the final design solution for the project. Setbacks shall be measured from ultimate right-of-way lines. a. The minimum setbacks may be modified to an "average" if a meandering or curvilinear wall design is used. b. Setback areas shall be established as a separate common lot and be maintained as set forth in Condition 13, unless the Community Development Department approves an alternate method. Applicant shall acquire easements from CVWD as necessary for encroachments into the storm channel including the knuckle turn at the intersection of "C" and "D" Streets and a seven -foot -curb -to -right-of-way line setback for this knuckle and the east side of "D" Street. 28. The tract layout shall comply with all the SR Zoning code requirements, including, minimum lot size (7200 sq. ft.) excepting for procedure for submittal and approval of unit elevations. The latter shall be processed in accordance with Condition 39. I I � : y ► I► : ►II► : ►I I : ►I I : ' I► !� 29. Before 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 landowner 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; Planting of cover crop or vegetation upon previously graded but undeveloped portions of the site; and C. Provision of wind breaks or wind rows, fencing, and/or landscaping to reduce the effects upon adjacent properties and property owners. The landowner shall comply conaprvl.359 Planning Commission Resolution 96-003 Conditions of Approval - Recommended Tentative Tract 26148, Time Extension #2 February 13, 1996 with requirements of the Director of Public Works and Community Development. All construction and graded areas shall be watered at least twice daily while being used to prevent the emission of dust and blowsand. 30. Graded but undeveloped land shall be maintained in a condition 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. 31. Prior to final map approval, the applicant shall submit to the Community Development Department for review and approval a preliminary plan (or plans) showing the following: a. landscaping, including plant types, sizes, spacing locations, and irrigation system for all landscape buffer areas including portions of right-of-way and remnant parcels within the subdivision that are not contiguous to a buildable lot. Desert or native plant species and drought resistant planting materials shall be incorporated into the landscape plan. No lawn, and only emitter or bubbler, irrigation shall be allowed in area between curb and sidewalk. b. Location of the meandering sidewalk along Washington Street and 50th Avenue. Note: this sidewalk shall meander within both the landscape buffer and the parkway area. The applicant shall comply with the requirements of the Washington Street Specific Plan (SP 86-007). C. Location and design detail of any proposed and/or required walls. d. Exterior lighting plans, emphasizing minimization of light: and glare impacts to surrounding properties. e. Landscaping of a retention basin, i.e., grass with accent trees and an irrigation system. 32. Prior to final map approval, the subdivider shall submit criteria to be used for landscaping of all individual lot front yards. At a minimum, the criteria shall provide for shrubs, two trees, ground cover, (five trees on a comer) and an irrigation system. 11 1►11111► 1 M "tM a (635 Dean N WIMTOXIJkill) t IFO1 M 1T �;Ilj1 M U I%ZLVN W DI 00 conaprv1.359 Planning Commission Resolution 96-003 Conditions of Approval - Recommended Tentative Tract 26148, Time Extension #2 February 13, 1996 33. 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: • City Fire Marshal • City of La Quinta Public Works Department • Community Development Department • Coachella Valley Water District • Desert Sands Unified School 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, the applicant shall furnish proof of said approvals prior to obtaining City approvals and signatures on the plans. Evidence of said permits or clearances from the above -mentioned agencies shall bepresented to the Building and Safety Department at the time of the application for a building permit for the use contemplated herewith. For projects requiring NPDES construction permits, the applicant shall include: a copy of the application for the Notice of Intent with grading plans submitted for plan checking. Prior to issuance of a grading or site construction permit, the application shall submit a copy of an approved Storm Water Pollution Protection Plan. 34. 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. 35. The maximum building height of structures in this tract shall be limited to seventeen feet or one story in height, whichever is less. 36. The appropriate Community Development Department approval shall be secured prior to establishing any of the following uses: a. Temporary construction facilities. b. Temporary sales facilities. C. On -site advertising/construction signs. 37. Landscape and irrigation plans for landscaped lots, common retention basins, park facilities, and other areas indicated in Condition 13 shall be prepared by a licensed landscape architect. conaprv1.359 Planning Commission Resolution 96-003 Conditions of Approval - Recommended Tentative Tract 26148, Time Extension N2 February 13, 1996 The 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 pursuant to Chapter 8.13 of the Municipal Code. 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. These improvements shall be constructed with the tract improvements and shall be maintained in accordance with Condition 13. 38. Prior to the issuance of a grading permit, the developer shall prepare and submit a written report to the Community Development Director demonstrating compliance with those Conditions of Approval and Mitigation Measures of TT 26148 and EA. 90-181, which must be satisfied prior to the issuance of a grading permit. Prior to the issuance of a building permit, the developer shall prepare and submit a written report to the Community development Director demonstrating compliance with those conditions of approval and mitigation measures of EA. 90-181 and TT 26148 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 EA 90-181 and TT 26148. The Community Development Director may require inspection or other monitoring to assure such compliance. 39. The applicant shall submit complete, detailed architectural elevations for all units, for the 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 & Rs as necessary. The latter shall be submitted to the Community Development Department and City Attorney for review. Consideration shall be given to providing shade protection over ,glass areas through architecture of building. 40. The Developer will be required to construct the following prior to final inspection of housing units on affected lots. f a. A masonry wall along the east side of Lots 1, 31 (or lot adjacent to Channel), 32, and 54. These walls shall all comprise the same or similar materials and wall design. wnaprvl.359 planning Commission Resolution 96-003 Conditions of Approval - Recommended Tentative Tract 26148, Time. Extension p2 February 13, 1996 This requirement is to ensure that a cohesive and uniform image is provided on the eastern side of TT 26148 for viewers traveling west on 50th ,Avenue. b. A masonry wall along the boundaries of the retention basin lot, as approved by the Community Development Director. C. A six-foot high masonry wall along the northern boundary of the project. The height of this wall shall be measured from the height of the existing and estimated proposed pad levels of lots on the south side of Saguaro Drive. :Existing; sections of wall along this property boundary built by homeowners shall remain and not be duplicated. In the situation where a wooden fence has been constructed along the rear of a property bordering the north side of TT 26148, permission shall be obtained from the property owners in question before construction of that wall segment lakes place. KINEFFTNY-5NONoxiii-Railinvittic 41. Prior to the final building inspection of the 30th unit two publicly maintained roads shall be provided connecting this subdivision to Washington Street and 50th Avenue. 42. The developer shall comply with all requirements of the Coachella Valley Water District as noted in their letter dated October 16, 1990 on file with the Community Development Department. 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. 43. All on -site and off -site utilities including any existing utility poles shall be installed underground and trenches compacted to City standards prior to construction of any street improvements. The soils engineer retained by the applicant shall provide the; necessary certified compaction test reports for review by the City Engineer, as may be required. ul :►I • I)o 13 0•� 44. All requirements of the Fire Marshal shall be complied with. 45. Grading, drainage, street, lighting, landscaping and irrigation, park, gate, and perimeter wall plans are not approved for construction until they have been signed by the City Engineer. conaprvl.359 Planning Commission Resolution 96-003 Conditions of Approval - Recommended Tentative Tract 26148, Time Extension #2 February 13, 1996 46. The applicant shall employ construction quality -assurance measures which meet the: approval of the City Engineer. 47. The applicant shall employ or retain California registered civil engineers, geotechnical engineers, or surveyors, as appropriate, who will provide, or have their agents provide, sufficient supervision and verification of the construction to be able to furnish and sign accurate record drawings. 48. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans which were 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. 49. The developer 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. All fees shall be paid prior to acceptance of the: final map by the City Council. 50. The applicant shall pay all deposits and fees required by the City for plan checking and construction inspection. Deposit and fee amounts shall be those in effect when the: applicant makes application for the plan checks and permits. conaprvl.359 s0 O ON op A� /..ia Attachment 1 QV ht 4 W Location Map Z =s b c. q � C • O I I �Y 3�J o c f.! O i . ♦ Z y 0 �>>..+y 3'r ♦ O e '... W7Vd 31D'O y .. •4e 1 {qp tr rw•ore rYr `e . � O L O O L O o U aj Z m v N f ro w ro —--�`;aaats uouigsu�A = I $A D 'a Attachment 2 TT 21555 PARC LA QUINTA PRIVATE STREETS TT 25154 SAGEBRUSH AV ;��`� Co �al �2w,` Z B TT O LEBRUSH DR %q �� Z G`C'�``` Co SAGUARO DR ,,�J J ` 3 -.......................................................................... `�Ay �` < in ` ' E PROPOSED TRACT J� Z TT 26148 9 50th AVENUE ROAD CIRCULATION IN SURROUNDING AREA Attachment 3 :UZIP �..� a V' .eCL- Ca 'Y�yIE� Co Z Lo CU a_ u Q g Z< ! cc U : W -. . cr- cc C ; Z H J r. W Z Cc _ r J 13a.uS uoj2uigsRAk N -t" o ia: v Q p EO.