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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