PCRES 1996-006PLANNING COMMISSION RESOLUTION 96-006
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF A ONE-YEAR TIME
EXTENSION FOR TENTATIVE TRACT 27224 (1ST
EXTENSION) TO ALLOW A 98-LOT SINGLE FAMILY
RESIDENTIAL LAND SALES SUBDIVISION ON
APPROXIMATELY 40 ACRES
CASE NO.: TTM 27224 (1ST TIME EXTENSION)
APPLICANT: ELLIOT/POLIAK FAMILIES
WHEREAS, the Planning Commission of the City of La Quinta, California, did on
the 27th day of February, 1996, hold a duly noticed Public Hearing to consider the request of
Elliot/Poliak Families, for a one year extension of a previously approved 98-lot single family
subdivision of 40 acres, generally on the east side of Madison Street, 1/4 mile south of 54th
Avenue, more particularly described as:
BEING A SUBDIVISION OF THE NORTH Y: OF SECTION 15,
TOWNSHIP 6 SOUTH, RANGE 7 EAST, SAN BERNARDINO
MERIDIAN (APN: 767-320-002)
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 (EA 91-216) approved in 1992, 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 27224 (1st Time Extension):
A. The proposed map or vesting map is consistent with the City of L.a Quinta General Plan
and any applicable specific plans.
The project is a Low Density Residential (LDR) District with Rural Residential Overlay per
the provisions of the 1992 General Plan Update; therefore, all provisions of Land Use
Element (Chapter 2) shall be met. Tentative Tract 27244 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 91-
216.
The site is zoned R-1 10,000 (One Family Dwelling) which permits single family
developments, and within the Equestrian Overlay District (Chapter 9.117 of the LQMC).
All plans for future 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.
RESOPC.151/conapM.363
Resolution 96-006
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 on -site streets will be public (50-feet
wide or larger) which is consistent with City standards. Access for the single family lots
will be provided from internal public streets that intersect with Madison Street, a
primary arterial street. The density and design standards for the tract will comply with
the Rural Residential Overlay as designated in the Land Use Element of the General Plan
(Chapter 2).
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
1992. 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 per Environmental Assessment 91-216.
Before on -site grading, the applicant shall employ a qualified archaeologist and
paleontologist to conduct on -site research and review for prehistoric and historic
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.
D. The design of the subdivision or type of improvements are not likely to cause serious
public health problems.
Noise impacts from existing and future road noise on Madison 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 noise study shall ensure that
future roadway noise is less than 60 dB CNEL in outdoor areas and 45 dB CNEL or less
for interior areas to conform with the City's 1992 General Plan Update. 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.
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 streets are planned to provide direct access to each single family lot. All
required public easements will provide access to the site or support necessary
infrastructure improvements. A traffic signal will be built when warranted at the
intersection of Street Lot "A" with Madison Street. A retention basin and CVWD well
site will also be required.
Reno PC.I S I /conapM.363
Resolution 96-006
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 91-216 as
approved in 1992;
3. That it does now recommend approval of the Tentative Tract Map 27244 (1st 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 27th day of February, 1996, by the following vote, to wit:
AYES: Commissioners Anderson, Barrows, Butler, Gardner, Newkirk, Tyler, and
Chairman Abels
NOES: None
ABSENT: None
ABSTAIN: None
It ABELS, Chairman
of a Quinta, California
ATTEST:
iY HER,�AN, Community Development Director
of La Quinta, California
RESOPC 151 iconaprvl.363
PLANNING COMMISSION RESOLUTION 96-006
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT 27224
FEBRUARY 27, 1996
* Modified by Planning Commission on February 27, 1996
Tentative Tract Map 27224, marked Exhibit "A', shall comply with the requirements and
standards of the State Subdivision Map Act and the City of La Quinta Subdivision Ordinance,
unless otherwise modified by the following conditions.
2. This Tentative Tract Map approval shall expire on January, 21, 1997 unless approved for a
2nd extension pursuant to the City of La Quinta Subdivision Ordinance.
3. Prior to any site disturbance being permitted, including preliminary site work and/or
archaeological investigation, the project developer shall submit and have approved a Fugitive
Dust Control Plan (FRCP), in accordance with Chapter 6.16 of the La Quinta Municipal
Code. The plan shall define all areas proposed for development and shall indicate time lines
for any phasing of the project, and shall establish standards for comprehensive control of both
anthropogenic and natural creation of airborne dust due to development activities on site.
Phased projects must prepare a plan that addresses control measures over the entire build out
of the project, such as for disturbed lands pending future development.
4. 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
♦ Coachella Valley Unified School District
♦ Imperial Irrigation District
♦ California Regional Water Quality Board (NPDES Permit)
Evidence of said permits or clearances from the above -mentioned agencies shall tie presented
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
conapm].363
Planning Commission Resolution 96-006
Conditions of Approval - Recommended
Tentative Tract 27224
February 27, 1996
issuance of a grading or site construction permit, the applicant shall submit a copy of an
approved Storm Water Pollution Protection Plan.
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.
6. The appropriate Community Development Department approval shall be secured prior to
establishing any of the following facilities uses:
A. Temporary construction facilities.
B. Sales facilities, including their appurtenant signage.
C. On -site advertising/construction signs.
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 a Certificate of Occupancy, 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
conaprvl.363
Planning Commission Resolution 96-006
Conditions of Approval - Recommended
Tentative Tract 27224
February 27,1996
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 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 a Certificate 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 connplete 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.
Prior to the issuance of a grading permit, the Developer shad 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 testing
results.
A list of the qualified archaeological monitor(s), cultural resources management firm
employees, and any assistant(s)/representative(s), shall be submitted to the Community
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 Community
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 areas 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
Community Development Department.
conaprvl.363
Planning Commission Resolution 96-006
Conditions of Approval - Recommended
Tentative Tract 27224
February 27, 1996
8. Street name proposals (3 per street) shall be submitted for review and approval by the
Community Development Department prior to recordation of a portion of the final map.
Street name signs shall be furnished and installed by the developer in accordance with
standards of the City Engineer. Sign type and design shall be subject to review and approval
of the Community Development Department and the Public Works :Department.
9. Prior to final map approval by the City Council, the applicant shall meet the parkland
dedication requirement as set forth in Section 13.24.030, La Quinta Subdivision Ordinance,
by paying parkland fees in -lieu, as may be determined in accordance: with said Section.
10. 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 malt 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 (berating, walls., and landscaping, etc.),
and other techniques so as to avoid the isolated appearance given by walled developments.
11. If the tract is phased, tract phasing plans, including phasing of public improvements, shall be
submitted for review and approval by the Community Development Department and Public
Works Department prior to final map approval.
12. All exterior lighting including that for signage and landscaping shall comply with `'Dark Sky"
Ordinance (Chapter 9.210 of the Municipal Zoning Code).
FIRE DEPARTMENT
13. Schedule a fire protection approved super fire hydrants, (6" x 4" x 2-1/2" x 2-1/2") 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 two hours duration at 20 psi.
14. Prior to recordation of the final map, applicant/developer shall furnish one blueline copy of
the water system plan 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 signedlapproved 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".
15. 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.
conaprv1.363
Planning Commission Resolution 96-006
Conditions of Approval - Recommended
Tentative Tract 27224
February 27, 1996
A temporary water supply for fire protection may be allowed for the construction of model
units only. Plans for a temporary water system must be submitted to the Fire Department for
review prior to issuance of building permits.
16. Applicant shall dedicate public street right-of-way and utility easements in conformance with
the City's General Plan, Municipal Code, applicable Specific Plans if any, and as required by
the City Engineer, as follows:
A. Right-of-way geometry for cul-de-sacs, knuckle turns andcorner cut -backs shall
conform with Riverside County Standard Drawings . #800, #801, and #805
respectively unless otherwise approved by the City Engineer.
B. Madison Street - Primary Arterial, 55-foot half width;
C. "A" Street (Madison to "IT') - Divided, each side shall be 37.5 feet wide;
D. On -site Through Streets - Local Street, 60-foot full width;
E. On -site Cul-de-sacs, 50-foot full width.
If the City Engineer determines that public access rights to proposed street rights -of -way
shown on the tentative map are necessary prior to approval of final maps dedicating the
rights -of -way, the developer shall grant temporary public access easements to those areas
within 60 days of written request by the City.
Dedications shall include additional widths as necessary for dedicated right and lefl: turn lanes,
bus turnouts, etc.
17. Applicant shall provide a fully improved landscaped setback lot of noted width adjacent to
the following street right -of way(s):
A. Madison Street, 20-feet wide;
B. "A" Street (Madison to "I ), 7-feet wide;
18. Applicant shall provide a fully improved 11-foot wide landscaped raised median in "A" Street
between Madison and "IT' Street. The median shall be a lettered lot on the subdivision map.
19. Applicant shall vacate vehicle access rights to Madison Street from. all abutting lots, except
the CVWD well site. Access to Madison Street from this land division shall be restricted to
street intersections only.
conaprvl.363
Planning Commission Resolution 96-006
Conditions of Approval - Recommended
Tentative Tract 27224
February 27, 1996
20. Turning movements of traffic accessing the subject subdivision from adjoining public streets
shall be as follows:
ONES �J.r .r
1. "A" Street: left and right turns in and out are allowed;
2. "r' Street: right turn in and out only.
21. The median island on Madison Street shall have no opening in it to permit vehicular left turn
movements into or out of the subdivision where "I" Street .intersects Madison Street.
The access locations into the subdivision shall be approximately 63:5 and 1155 feet north of
the southerly tract boundary.
22. Applicant shall have street improvement plans prepared by a registered civil engineer. Street
improvements shall be designed and constructed for all streets within the proposed
subdivision and for off -site streets as required by these condition:; of approval. All street
improvements shall be designed and constructed in accordance with the LQMC and adopted
Standard Drawings, and City Engineer and shall include all appurtenant components required
by same, except mid -block street lighting, such as but not limited to traffic; signs and
channelization markings, street name signs, sidewalks, and raised medians where required by
the City General Plan. Street design shall take into account the soil strength, anticipated traffic
loading, and design life. The minimum structural section for residential streets shall be 3" AC
over 4" Class 2 Base.
Miscellaneous incidental improvements and enhancements to existing improvements where
joined by the newly required improvements shall be designed and constructed as required by
the City engineer to assure the new and existing improvements are appropriate integrated to
provide a finished product that conforms with City standards and practices. This includes
tapered off -site street transitions that extend beyond tract boundaries and join the widened
and existing street sections.
The following specific street widths shall be constructed to conform with the General Plan
street type noted therewith:
A. ON -SITE STREETS
1. A Street (Madison to H) - divided street, 27 feet wide between curb faces for
each roadway.
2. A Street (H to B), B, C, D, E, H, and I Streets - full width Local Street, 40
feet wide, refer to Std Dwg #104;
3. F, G, and J Streets - full width Local Street caul -de -sac, 36 feet wide, refer to
Std Dwg #800.
conaprv1.363
Planning Commission Resolution 96-006
Conditions of Approval - Recommended
Tentative Tract 27224
February27,1996
B. OFF -SITE STREETS
The City is contemplating adoption of a major thorough fare improvement ordinance
which is intended to distribute the improvement 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, all land division maps
within this project shall be subject to exaction by said ordinance, provided the
ordinance is adopted 60 days prior to recordation of the map.
If in the event, the Major Thoroughfare Improvement Ordinance is not adopted, the off -site
street improvements for this project shall be as follows:
Madison Street (portion contiguous to tract) - install remaining portion of Primary
Arterial (86' width option) improvements, refer to Std Dwl; #100.
23. Applicant shall construct, or enter into agreement to construct, the site grading, off -site public
improvements and utilities, and on -site common area improvements before the final map is
recorded. Applicant shall pay cash, in lieu of and equivalent to the respective fair -share
construction cost, for those improvements that the applicant has partial cost responsibility and
construction must be deferred until the full complement of funding is available. Payment of
cash may be deferred to a future date mutually agreed upon, by applicant and City, provided
security for said future payment is posted by applicant.
24. 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 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.
25. The tract grading plan shall be prepared by a registered civil engineer and approved by the
City Engineer prior to final map approval.
26. The tract shall be designed and graded in a manner so the difference in building pad elevations
between contiguous lots that share a common street frontage or join lots with adjoining
existing tracts or approved tentative tracts does not exceed three (3.0) feet. The pad
elevations of contiguous lots within the subject tract that do not share a common street shall
not exceed five (5.0) feet.
conaprvl.363
Planning Commission Resolution 96-006
Conditions of Approval - Recommended
Tentative Tract 27224
Febmary 27, 1996
If applicant is unable to comply with the pad elevation differential requirement, the City will
consider and may approve other alternatives that satisfy the City's intent to promote and
ensure community acceptance and buyer satisfaction with the proposed development.
27. The tract shall be graded in a manner that permits storm flow in excess of the retention basin
capacity to flow out of the tract through a designated emergency overflow outlet and into the
historic drainage relief route. Similarly, the tract shall be graded in a manner that anticipates
receiving storm flow from adjoining property at locations that have historically received flow.
28. 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 exceed six feet. The
basin slopes shall not exceed 3:1. The percolation rate shall be considered to be zero inches
per hour unless applicant provides site -specific data that indicates otherwise. 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 applicant is responsible shall extend to the centerline
of any public street contiguous to the site.
29. A trickling sand filter and leachfield shall be installed in the retention basin to percolate
nuisance water in conformance with requirements of the City Engineer. The sand filter and
leach field shall be sized to percolate 22 gallons per 1000 square feet of lot area per day.
30. Landscape and irrigation plans shall be prepared by a licensed landscape architect for the
landscaped lots. The plans and proposed landscaping improvements shall be in conformance
with requirements of the Community Development Director, City Engineer, and Coachella
Valley Water District and the plans shall be signed by these officials prior to construction.
31. Applicant shall submit a copy of the proposed grading, landscaping and irrigation plans to the
Coachella Valley Water District for review and approval with respect to the District's Water
Management Program.
32. Applicant shall maintain the landscaped areas of the subdivision such as the landscaped
setback lots and retention basins until accepted by the City Engineer for maintenance by the
Lighting and Landscape District.
33. Applicant shall construct a six-foot wide meandering sidewalk in the easterly parkway and
landscaped setback lot along Madison Street.
mnaprvl.363
Planning Commission Resolution 96-006
Conditions of Approval - Recommended
Tentative Tract 27224
Febmay 27,1996
34. Applicant shall provide a blanket easement that covers the entire landscaped setback lots for
the purpose of meandering public sidewalk.
35. All existing and proposed telecommunication, television cable, and electric power fines which
the power authority will accept underground, that are adjacent to the proposed site or on -site,
shall be installed in underground facilities.
36. Underground utilities that lie directly under street improvements or portions thereof shall be
installed, with trenches compacted to City standards, prior to installation of that portion of
the street improvements. A soils engineer retained by applicant shall provide certified reports
of soil compaction tests for review by the City engineer.
37. 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 the
final map without the approval of the City Engineer.
38. 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.
39. Applicant shall retain a California registered civil engineer, or designate one who is on
applicant's staff to exercise sufficient supervision and quality control during construction of
the tract grading and improvements to certify compliance with the plans, specifications,
applicable codes, and ordinances. The engineer retained or designated by the applicant to
implement this responsibility shall provide the following certifications and documents upon
completion of construction:
A. The engineer shall sign and seal a statement placed on the "as built" plans that says
"all (grading and grades) (improvements) on these plans were, properly monitored by
qualified personnel under my supervision during construction for compliance with the
plans and specifications and the work shown hereon was constructed as approved,
except where otherwise noted hereon and specifically acknowledged by the City
Engineer".
B. Prior to issuance of any building permit, the engineer shall provide a separate
document, signed and sealed, to the City Engineer that documents the 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. 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.
C. Provide to the City Engineer a signed set of"as built" reproducible drawings of the
site grading and all improvements installed by the applicant.
conaprvl.363
Planning Commission Resolution 96-006
Conditions of Approval - Recommended
Tentative Tmet 27224
Febnmry 27,1996
40. Applicant is responsible for the cost to design and install a traffic signal at the following
locations:
A Madison Street at 54th Avenue; 6.25% fair -share responsibility.
B. Madison Street at "A" Street; 50% fair -share responsibility.
41. All single family homes shall be single story and no higher than 24 feet as measured from
building pad elevation as noted on the approved grading plan.
42. The production plans shall be approved by the Planning Commission prior to the submission
of the plans to the Building and Safety Department for construction permit issuance via a plot
plan application.
43. The minimum lot size shall be 10,000 square feet. The tract map shall be revised and
submitted to the Community Development Department prior to final map submission.
44. The provisions of the R-1 Zoning designation shall apply unless modified herein with all
homes with sloped roofs having clay or concrete tile.
45. All homes shall be required to install front yard landscaping prior to final occupancy. Each
lot shall have two 15-gallon shade trees (comer lots five 15-gallon trees), ten 5-gallon shrubs
and other landscaping (e.g., turf, turf and gravel, etc.), acceptable to the Community
Development Department. The applicant/developer is encouraged to use drought resistant and
native plant materials for the project. The landscaping concept shall be approved currently
with the review of the model homes plans by the Planning Commission. The applicant will be
permitted to post securities to insure that the front yard landscaping is installed for each home
if the applicant does not have plant material installed at the time the house is finaled. All
landscaping materials shall be installed within 60 days after occupancy clearances have been
given.
46. The mitigation measures of Environmental Assessment 91 216 shall be met.
47. * An equestrian trail shall be provided between the east edge of the sidewalk on Madison Street
and the property line. The trail and the sidewalk shall be divided by a split rail fence and the
trail should be eight feet wide.
48. The developer shall disclose to the prospective buyers of the lots that the keeping of horses
or other livestock will not be allowed. The developer shall also disclose that the keeping of
horses on abutting properties is permitted if the property is zoned R-1 20,000 or larger
pursuant to the City's Municipal Zoning Code.
conaprvl.363
Planning Commission Resolution 96-006
Conditions of Approval - Recommended
Tentative Tract 27224
February 27,1996
49. Impacts shall be mitigated in accordance with the provisions of AB 1600, Section 53080 and
63995 of the Government Code or the then existing legislation and/or local ordinances
adopted pursuant thereto or any applicable mitigation agreement entered into by the
developer and the District. In addition, the City, developer and the Coachella Valley Unified
School District shall cooperate in exploring alternatives to provide lands or facilities to the
District, through joint use agreements, dedications, or Mello -Roos ]District formation.
50. Perimeter security walls where required by the Noise Study shall be :subject to the following
standards:
A. Setback from right-of-way lines along Madison Street shall average 30 feet.
B. All wall designs, including location and materials, shall be subject to review by the
Planning Commission.
C. Perimeter wall shall incorporate noise abatement requirements.
51.• 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.
"Streets and Drainage" plans shall normally include signals, sidewalks, equestrian trails, 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). The combined plans shall be signed by CVWD prior to 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.
52. 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.
conaprv1.363
Planning Commission Resolution 96-006
Conditions of Approval - Recommended
Tentative Tract 27224
February 27, 1996
When final plans are approved by the City, the developer shall furnish accurate computer files
of the complete, approved plans on storage media and in program format acceptable the City
Engineer.
53. If improvements are secured, the applicant shall provide approved estimates of improvement
costs. Estimates shall comply with the schedule of unit costs adopted by City resolution or
ordinance. For items not fisted in the City's schedule, estimates shall meet the approval of the
City Engineer.
Estimates for utilities and other improvements under the jurisdiction of outside agencies shall
be approved by those agencies. Security is not required for telephone, gas, or T.V. cable
improvements. However, tract improvements shall not be agendized for final acceptance until
the City receives confirmation from the appropriate authority that the applicant has met all
requirements for service to lots within the subdivision.
54. The applicant shall employ construction quality -assurance measures which meet the approval
of the City Engineer.
55. 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.
56. 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.
57. 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 appficant
makes application for the plan checks and permits.
58. The provisions of Rural Residential Overlay (General Plan Policy 2-1.2.3) shall be met during
the preparation of the final map.
conaprv1.363