PCRES 1996-016PLANNING COMMISSION RESOLUTION 96-016
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL APPROVAL OF
A FIRST ONE-YEAR TIME EXTENSION FOR TENTATIVE
TRACT 27899 TO ALLOW A Ill -LOT SINGLE FAMILY
RESIDENTIAL LAND SALES SUBDIVISION ON
APPROXIMATELY 30t ACRES
CASE NO.: TTM 27899 (FIRST TIME EXTENSION)
APPLICANT: CEriTURY-CROWELL COMMUNITIES
WHEREAS, the Planning; Commission of the City of La Quinta, California, did on the
14th day of May, 1996, hold a duly noticed Public Hearing to consider the request of Century -
Crowell Communities for a one-year time extension of a previously approved 111 lot single family
subdivision on 30f acres, generally on the south side of Miles Avenue, east of Adams Street, more
particularly described as:
A PORTION OF SECTION 20, T5S, R7E, SAN BERNARDINO
BASE AND MERIDIAN.
WHEREAS, said Tentative Map has complied with the requirements of "The Rules
to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63), in
that the Community Development Director has determined that the original environmental assessment
conducted (EA 88-098) in 1988, 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 27899 (First Time Extension):
A. The proposed 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 27899 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 88-098, are
completed.
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Planning Commission Resolution 96-016
The site is zoned R-1 (Single Family Residential) which permits single family developments.
Each home site will be 7,200 square feet or larger. All plans for single family houses shall be
consistent with the provisions of the Zoning Code 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, or 50-foot, rights -of -way. Project access to the project can take place
on Adams Street or to the east.
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 City Council in 1994. The original development plan will 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 88-098).
Before on -site grading, they shall employ a qualified archeologist to conduct on -site research
and review to find out if prehistoric or historic 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.
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 27899 (First 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.
Noise impacts from existing and future road noise on Miles Avenue and Adams Street 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-1 of Chapter 8 of
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Planning Commission Resolution 96-0I6
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 dB 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.
WHEREAS, in the review of this Tentative Tract Map one-year time extension 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 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 88-098 as
approved in 1988;
3. That it does now recommend approval of the Tentative Tract Map 27899 (First 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 the 14th day of May, 1996, by the following vote, to wit:
AYES: Commissioners Anderson, Barrows, Butler, Gardner, Newkirk, Tyler and Chairman
Abels
f►[elm�l 61"a
ABSENT: NONE
FAWW. I� .l 1 i11"n
resope.202
Planning Commission Resolution 96-016
JACQUES ABELS, ChairmE
City fLa Quinta, California
ATTEST:
dLRR BE", Community Development Director
City of La Qu nta, California
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PLANNING COMMISSION RESOLUTION 96-016
CONDITIONS OF APPROVAL -ADOPTED
TENTATIVE TRACT 27899 (FXrENSION #1)
MAY 14, 1996
* Modified by Planning Commission January 11, 1994
** Modified by Planning Commission May 14, 1996
*** Added by Planning Commission May 14, 1996
Tentative Tract 27899 shall comply with the requirements and standards of the
State Subdivision Map Act and the City of La Quinta Land Division Ordinance,
unless otherwise modified by the following conditions.
2.** This Tentative Tract Map approval shall expire one-year after the City Council
approval of the extension pursuant to the City of La Quinta Subdivision
Ordinance.
3.** 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 houses or
occupancy of permanent buildings within the phase unless a construction
sequencing plan for that phase is approved by the City Engineer.
4.** Prior to the issuance of a grading or building permit for construction of any
building or use contemplated by the approval, the applicant shall obtain permits
and/or clearances from the following public agencies:
Fire Marshal
Public Works Department (Grading Permit, Improvement Permit)
Community Development Department
- Riverside County Environmental Health Department
- Desert Sands Unified School District
- Coachella Valley Water District
- Imperial Irrigation District
- California Regional Water Quality Control Board (NPDES Permit)
The applicant is responsible for any requirements of the permits or clearances
from those jurisdictions. If the requirements include approval of improvement
CONAPRVL.401
PLANNING COMMISSION RESOLUTION 96-016
CONDITIONS OF APPROVAL
TENTATIVE TRACT 27899 (EXTENSION #1)
MAY 14, 1996
plans, applicant shall furnish proof of said approvals prior to obtaining City
approval of the plans.
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
applicant shall submit a copy of an approved Storm Water Pollution Protection
Plan.
5. 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.** PRIOR TO ISSUANCE OF A GRADING PERMIT, the Applicant shall retain
a professionally qualified archaeologist to monitor rough grading and trenching
of the project site, as recommended by the archaeological survey report prepared
for Tracts 26188, 25303 and 27899 by Archaeological Advisory Group, October
1994. The monitor is authorized to temporarily divert or stop equipment in order
to investigate exposed cultural deposits.
PRIOR TO ISSUANCE OF OCCUPANCY CERTIFICATE, the project
archaeologist shall submit a final report (2 copies) 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.
7.** A noise study shall be prepared by a qualified acoustical engineer, to be
submitted to the Community Development Department for review and approval
prior to final map approval. The study shall concentrate on noise impacts on the
tract from perimeter arterial streets, per the General Plan standards and
recommend alternative mitigation techniques. Recommendations of the study
shall be incorporated into the tract design. The study shall consider use of
building setbacks, engineering design, building orientation, noise barriers
(berming and landscaping, etc.), and other techniques so as to avoid the isolated
appearance given by walled developments.
8.** Applicant to maintain the perimeter parkway lots along Miles Avenue and
Adams Street until the City Engineer accepts them for maintenance by the City.
In no event will the City accept the parkway lots for maintenance until the lots
within the subject tract are included on the tax assessment roll and producing
tax revenue to the City Lighting and Landscaping District.
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PLANNING COMMISSION RESOLUTION 96-016
CONDITIONS OF APPROVAL
TENTATIVE TRACT 27899 (EXTENSION #1)
MAY 14, 1996
9. Prior to issuance of any Grading Permit or any land disturbing activities, the
applicant shall pay the required mitigation fees for the Coachella Valley Fringe -
Toed Lizard Habitat Conversion Program, as adopted by the City, in the amount
of $600 per acre of disturbed land.
IMPROVEMENT AGREEMENT
10.** The applicant shall construct improvements and/or satisfy obligations, or enter
into a secured agreement to construct improvements and/or satisfy obligations
required by the City prior to filing a final map or parcel map or issuance of a
certificate of compliance for a waived parcel map. For secured agreements,
security provided, and the release thereof, shall conform with Chapter 13,
LQMC.
Improvements to be made or agreed to shall include removal of any existing
structures or obstructions which are not part of the proposed improvements.
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 listed 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 telephone authority that the applicant has met all requi ements for
telephone service to lots within the development
11. If tract improvements are phased with multiple final maps, off -site
improvements (ie; streets) and tract -wide improvements (ie; perimeter walls,
common -area and setback landscaping, and gates) shall be constructed or
secured prior to approval of: the first final map unless otherwise approved by the
engineer.
The City Engineer may consider proposals by the applicant to stage the
installation of off -site and tract -wide improvements with development of two or
more phases within the tentative map.
12. The applicant shall pay cash or provide security in guarantee of cash payment
for required improvements which are deferred for future construction by others.
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PLANNING COMMISSION RESOLUTION 96-016
CONDITIONS OF APPROVAL
TENTATIVE TRACT 27899 (EXTENSION #1)
MAY 14, 1996
Deferred improvements for this tract include:
A. Traffic signal at Miles Avenue and Adams Street - the applicant is
responsible for 20% of the cost to design and construct.
The applicant's responsibility for deferred improvements may be satisfied
through participation in a City major thoroughfare improvement program if this
development becomes subject to such a program.
DEDICATIONS
13.** The applicant shall dedicate public street right-of-way and utility easements in
conformance with the City's General Plan, Municipal Code, applicable specific
plans, and as required by the City Engineer.
Dedications required of this tract include:
A. Miles Avenue - half of 110-foot right-of-way
B. Adams Street - half of 88-foot right-of-way
Street right-of-way geometry for cul-de-sacs, knuckle turns and corner cut -backs
shall conform with Riverside County Standard Drawings #800, #801, and #805
respectively unless otherwise approved by the City Engineer.
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 applicant shall grant temporary
public access easements to those areas within 60 days of written request by the
City.
14.** The applicant shall dedicate common -area setback lots, of minimum width as
noted, adjacent to the following street rights of way:
A. Miles Avenue - 20 feet
B. Adams Street - 10 feet
Minimum widths may be used as average widths for meandering wall designs.
CONAPRVL.401
PLANNING COMMISSION RESOLUTION 96-016
CONDITIONS OF APPROVAL
TENTATIVE TRACT 27899 (EXTENSION #1)
MAY 14, 1996
15. The applicant shall vacate vehicle access rights to the following streets from lots
abutting the streets:
A. Miles Avenue
B. Adams Street
Access to these streets shall be restricted to street intersections and approved
emergency access locations..
16. The applicant shall dedicate any easements necessary for placement of and
access to utility lines and structures, park lands, drainage basins, common
areas, and mailbox clusters.
17. The applicant shall cause no easements to be granted or recorded over any
portion of this property between the date of approval by the City Council and
the date of recording of any final map(s) covering the same portion of the
property unless such easements are approved by the City Engineer.
18. The requirements of the City's Off -Street Parking Ordinance shall be met
concerning all supplemental accessory facilities.
19.** Prior to final map approval by the City Council, the applicant shall meet the
Parkland Dedication requirements as set forth in Section 13.48.060, La Quinta
Municipal Code by paying parkland fees in -lieu of parkland as determined in
accordance with said section.
GRADING
20. Prior to occupation of the project site for construction purposes, the applicant
shall submit and receive approval of a Fugitive Dust Control plan prepared in
accordance with Chapter 6.10, La Quinta Municipal Code. In accordance with
said Chapter, the applicant shall furnish security, in a form acceptable to the
City, in an amount sufficient to guarantee compliance with the provisions of the
permit.
21. The applicant shall comply with the City's Flood Protection Ordinance.
22. A thorough preliminary engineering, geological and soils engineering
investigation shall be conducted. The report of the investigation ("the soils
report") shall be submitted with the grading plan.
CONAPRVL.401
PLANNING COMMISSION RESOLUTION 96-016
CONDITIONS OF APPROVAL
TENTATIVE TRACT 27899 (EXTENSION #1)
MAY 14, 1996
23.** A grading plan shall be prepared by a registered civil engineer. The plan must
meet the approval of the City Engineer prior to approval of a grading permit.
Building pad elevations on contiguous lots shall not differ by more than three
feet, except for lots within this development which do not share common street
frontage where the differential shall not exceed five feet. If the applicant is
unable to comply with the pad elevation differential requirement, the City will
consider and may approve alternatives that preserve community acceptance and
buyer satisfaction with the proposed development.
The grading plan shall conform with the recommendations of the soils report
and shall be certified as adequate by a soils engineer or an engineering
geologist. A statement shall appear on the final map(s), if any are required of
this development, that a soils report has been prepared pursuant; to Section
17953 of the Health and Safety Code.
Prior to issuance of any building permit the applicant shall provide a separate
document bearing the seal and signature of a California registered civil
engineer, geotechnical engineer, or surveyor that lists actual building pad
elevations. The document shall, for each building pad in the tract, state the pad
elevation approved on the grading plan, the as -built elevation, and shall clearly
identify the difference, if any. The data shall be organized by tract phase and
lot number and shall be cumulative if the data is submitted at different times.
24. The tract shall be graded to permit storm flow in excess of retention capacity to
flow out of the tract through a designated overflow outlet and into the historic
drainage relief route. The tract shall be graded to receive storm flow from
adjoining property at locations that have historically received flow.
25. Storm water run-off produced in 24 hours during a 100-year storm shall be
retained on site or in alternate facilities on adjacent property. The tributary
drainage area for which the applicant is responsible shall extend to the
centerline of adjacent public streets.
If alternate off -site retention facilities are proposed, the applicant shall execute
a written agreement with the owners of said adjacent property and shall provide
evidence of the agreement to the City Engineer prior to the City's approval of
drainage plans for this development.
CONAPRVL.401
PLANNING COMMISSION RESOLUTION 96-016
CONDITIONS OF APPROVAL
TENTATIVE TRACT 27899 (EXTENSION #1)
MAY 14, 1996
26.** In design of retention facihties, the percolation rate shall be considered to be
zero unless the applicant provides site -specific data that indicates otherwise.
A trickling sand filter and leachfield of a design approved by the City Engineer
shall be installed to percolate nuisance water. The sand filter and leach field
shall be sized to percolate 22 gallons per day per 1,000 square feet of drainage
area.
Retention basin slopes shall not exceed 3:1. If retention is on individual lots,
the retention depth shall not exceed two feet. If retention is in one or more
common retention basins, the retention depth shall not exceed six feet.
No fence or wall shall be constructed around retention basins except as
approved by the Community Development Director and the City Engineer.
27. The design of the tract shall not cause any change in flood boundaries, levels or
frequencies in any area outside the tract.
28. The applicant shall install dry wells at selected locations as approved by the
City Engineer to remove nuisance water from street gutters. Dry wells shall be
located in a manner to intercept nuisance water at tributary flowline distances
not to exceed 1,320 feet. Surface drainage systems shall not require
crossgutters on local collector streets.
UTILITIES
29. All existing and proposed utilities adjacent to or within the proposed
development shall be installed underground. High -voltage power lines which
the power authority will not accept underground are exempt from this
requirement.
30. In areas where hardscape surface improvements are planned, underground
utilities shall be installed prior to construction of the surface improvements.
The applicant shall provide certified reports for utility trench compaction tests
for approval of the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
31.** The City is contemplating adoption of a major thoroughfare improvement
program. If the program is in effect 60 days prior to recordation of any final
map for this development, the development shall be subject to the provisions of
the ordinance.
CONAPRVL.401
PLANNING COMMISSION RESOLUTION 96-016
CONDPCIONS OF APPROVAL
TENTATIVE TRACT 27899 (EXTENSION #1)
MAY 14, 1996
If this development is not subject to a major thoroughfare improvement
program, the applicant shall be responsible for all street and traffic
improvements required herein.
32.** Improvement plans for all on- and off -site streets and access gates shall be
prepared by a registered civil engineer. Improvements shall be designed and
constructed in accordance with the La Quinta Municipal Code, adopted
Standard Drawings, and as; approved by the City Engineer.
Street pavement sections shall be based on a Caltrans design procedure for a 20-
year life and shall consider soil strength and anticipated traffic loading
(including site and building construction traffic). The minimum pavement
sections shall be as follows:
Residential
3.0" a.c./4.50" a.b.
Collector
4.0"/5.00"
Secondary Arterial
4.0"/6.00"
Primary Arterial
4.5"/6.00"
Major Arterial
5.51,/6.501,
The applicant shall submit mix designs for road base and pavement materials,
including complete testing lab results, for review and approval by the City.
Paving operations shall not: be scheduled until mix design(s) are approved.
33.** Improvements shall include all appurtenances such as traffic signs,
channelization markings, raised medians if required, street name signs,
sidewalks, and mailbox clusters approved in design and location by the U.S.
Post Office and the City Engineer. Mid -block street lighting is not required.
Prior to occupancy of homes or other permanent buildings -within the
development, the applicant shall install all street and sidewalk improvements,
traffic control devices and street name signs along access routes to those
buildings.
34. The City Engineer may require miscellaneous incidental improvements and
enhancements to existing improvements as necessary to integrate the new work
with existing improvements and provide a finished product conforming with
City standards and practices. This may include, but is not limited to, street
width transitions extending beyond tract boundaries.
35. The following street improvements shall be constructed to conform with the
General Plan street type noted in parentheses:
CONAPRVL.401
PLANNING COMMISSION RESOLUTION 96-016
CONDITIONS OF APPROVAL
TENTATIVE TRACT 27899 (EXTENSION #1)
MAY 14, 1996
A. OFF -SITE STREETS
1) Miles Avenue (Primary Arterial) - applicant is responsible for half
of 86-foot improvement with 18-foot raised landscape median plus
a six-foot sidewalk.
2) Adams Street (Secondary Arterial) - applicant is responsible for
half of 64-foot improvement plus a six-foot sidewalk. Adams Street
shall be designed to the ultimate grade desired by the City for the
area between Miles Avenue and Westward Ho Drive. The full
required improvement shall be constructed along the :frontage of
this development.
B. ON -SITE STREETS
1) Cul-de-sacs - 36-foot curb -to -curb improvement within a 50-foot
right-of-way. The applicant shall dedicate five foot -wide public
utility easements outside the right-of-way on both sides.
2) All remaining streets - 40-foot curb -to -curb improvement within a
60-foot right-of-way.
The applicant shall dedicate five foot wide public utility easements
outside the right-of-way on both sides of all interior streets.
Initially, one publicly, maintained road shall be provided connecting this
development to Adams Street, Miles Avenue, or Dune Palms Road. Prior
to issuance of the 31st Occupancy Permit for the development, a second
such publicly maintained road shall be provided.
36. The termination point of the streets shown as Diane Drive, Victoria Drive,
Desert Stream Drive, and Ashley Place on Exhibit "A" (Tentative Tract Map),
shall be barricaded to the satisfaction of the Public Works Department. If the
road network for the adjoining tracts have been constructed and completed, then
the above streets shall be constructed to connect with these subdivisions, in
accordance with the approved street improvement plans and the requirements
of the City Engineer.
LANDSCAPING
37.** The applicant shall provide landscape improvements in the setback lots along
the following streets:
CONAPRVL.401
PLANNING COMMISSION RESOLUTION 96-016
CONDITIONS OF APPROVAL
TENTATIVE TRACT 27899 (EXTENSION #1)
MAY 14, 1996
A. Miles Avenue
B. Adams Street
Slopes in landscape areas shall not exceed 5:1 within public rights -of -way and
3:1 outside the right-of-way. Use of lawn shall be minimized with no lawn or
spray irrigation within 5-feet of street curb.
38.** Prior to issuance of any grading permits, the applicant shall submit to the
Community Development Department an interim landscape program for the
entire tract, which shall be for the purpose of wind erosion and dust control.
The land owner shall institute blowsand and dust control measures during the
grading and site development. These shall include but not be limited to:
a. The use of irrigation during any construction activities;
b. Planting of cover crop or vegetation upon previously graded but
undeveloped portions of the site; and,
C. Provision of wind breaks or wind rows, fencing, and/or landscaping to
reduce the effects upon adjacent properties and property owners. The
land owner shall comply with requirements of the Director of Public
Works and the Director of Planning and Development. All construction
and graded areas shall be watered at least twice daily while! being used
to prevent emission of dust and blowsand.
39.** Prior to the issuance of a grading permit, the applicant shall submit to the
Community Development Department for review and approval a plan (or plans)
showing the following:
a. Landscaping, including plant types, sizes, spacing locations, and
irrigation system for all landscape buffer areas. Desert or native plant
species and drought resistant planting materials shall be incorporated
into the landscape plan.
b. Location and design detail of any proposed and/or required walls.
C. Exterior lighting plan, emphasizing minimization of light and glare
impacts to surrounding properties.
40.** Landscape and irrigation plans for landscaped lots, common retention basins
and park facilities shall be prepared by a licensed landscape architect.
Landscape areas shall have permanent irrigation improvements meeting the
CONAPRVL.401
PLANNING COMMISSION RESOLUTION 96-016
CONDITIONS OF APPROVAL
TENTATIVE TRACT 27899 (EXTENSION #I)
MAY 14, 1996
requirements of the City Engineer. Common basins and park areas shall be
designed with a turf grass surface which can be mowed with standard tractor -
mounted equipment.
Landscape and irrigation plans shall meet the requirements of and be signed by
the Community Development Director, the City Engineer, the Coachella Valley
Water District, and the Riverside County Agricultural Commissioner.
41. The applicant shall insure that landscaping plans and utility plans are
coordinated to provide visual screening of above -ground utility structures.
42.** The applicant shall provide public transit amenities if required by Sunline
Transit and/or the City Engineer. These amenities shall include, as a. minimum,
a bus turnout location and passenger waiting shelter. The precise location and
character of the turnout and shelter shall be as determined by Sunline Transit
and the City Engineer.
43. The applicant shall employ construction quality -assurance measures which
meet the approval of the City Engineer.
44. The applicant shall employ or retain California registered civil engineers,
geotechnical engineers, or surveyors, as appropriate, who will provide, or have
his or her agents provide, sufficient supervision and verification of the
construction to be able to furnish and sign accurate record drawings and certify
compliance of all work with approved plans, specifications and applicable codes.
45. Upon completion of construction, the applicant shall furnish the City
reproducible record drawings of all plans signed by the City Engineer. Each
sheet of the drawings shall have the words "Record Drawings," ".As -Built" or
"As -Constructed" clearly marked on each sheet and be stamped and signed by
the engineer or surveyor certifying to the accuracy of the drawings.
MAINTENANCE
46. The applicant shall make provisions for continuous maintenance of'.landscaping
and related improvements.
47. The applicant shall maintain the landscaped areas of the subdivision such as
common lots, landscaped setbacks and retention basins until those areas have
CONAPRVL.401
PLANNING COMMISSION RESOLUTION 96-016
CONDITIONS OF APPROVAL
TENTATIVE TRACT 27899 (EXTENSION #1)
MAY 14, 1996
been accepted for maintenance by the City's Landscape and Lighting; District or
a homeowner's association (HOA). The applicant shall maintain all other
improvements until final acceptance of tract improvements by the City Council.
FEES AND DEPOSITS
48. The applicant shall pay all deposits and fees required by the City for plan
checking and construction inspection. Deposits and fee amounts shall be those
in effect when the applicant makes application for the plan checks and permits.
FIRE
49. Schedule "A" fire protection approved Super fire hydrants, (6' x 4" x 2'/2" x 21Y2")
shall be located at each street intersection spaced not more than 330 feet apart
in any direction with no portion of any frontage more than 165 feet; from a fire
hydrant. Minimum fire flow shall be 1000 gpm for 2 hours duration at 20 psi.
50. Prior to recordation of the final map, applicant/developer shall furnish one
blueline copy of the water system plans to the Fire Department for
review/approval. Plans shall conform to the fire hydrant types, location and
spacing, and the system shall meet the fire flow requirements. Plans shall be
signed/approved by a registered civil engineer and the local water company with
the following certification: "I certify that the design of the water system is in
accordance with the requirements prescribed by the Riverside County Fire
Department."
51. The required water system including fire hydrants shall be installed and
accepted by the appropriate water agency prior to any combustible building
material being placed on an individual lot.
52. A temporary water supply for fire protection may be allowed for the construction
of the model units only. Plans for a temporary water system must be submitted
to the Fire Department for review prior to issuance of building permits.
TRACT DESIGN
53.** A minimum 20-foot landscaped setback shall be required along Miles Avenue;
a minimum 10-foot setback along Adams Street. Design of the setbacks shall
be approved by the Community Development Department. Setbacks shall be
measured from ultimate right-of-way lines.
a. The minimum setbacks may be modified to an "average" if a meandering
or curvilinear wall design is used.
CONAPRVL.401
PLANNING COMMISSION RESOLUTION 96-016
CONDITIONS OF APPROVAL
TENTATIVE TRACT 27899 (EXTENSION #1)
MAY 14, 1996
b. Setback areas shall be established as a separate common lot and be
maintained as set forth in Condition #8, unless an alternate method is
approved by the Community Development Department.
54. The tract layout shall comply with all the R-1 zoning requirements, including
minimum lot size and minimum average depth of a lot. The minimum lot size
to be recorded in a final map shall be 7,200 square feet.
55.* All dwelling units within 1510 feet of the ultimate right-of-ways of Miles Avenue
shall be limited to one story, not to exceed 20 feet in height.
56. The appropriate Planning approval shall be secured prior to establishing any
of the following uses:
a. Temporary construction facilities
b. Sales facilities, including their appurtenant signage
C. On -site advertising/construction signs
57.** The applicant shall submit complete detailed or architectural elevations for all
units, for Planning Commission review and approval as a Business Item prior
to building permit issuance. The architectural standards shall be :included as
part of the CC & R's (if any). The latter shall be submitted to the Community
Development Department :for review.
58.** Prior to the issuance of a. grading permit, the applicant shall prepare and
submit a written report to the Community Development Director demonstrating
compliance with those Conditions of Approval and mitigation measures of TT
27899 and Environmental Assessment 88-098, which must be satisfied prior to
the issuance of a grading permit.
Prior to the issuance of a building permit, the applicant shall prepare and
submit a written report to the Community Development Director demonstrating
compliance with those Conditions of Approval and mitigation measures of
Environmental Assessment 88-098 and TT 27899 which must be satisfied prior
to the issuance of a building permit.
Prior to final building inspection approval, the applicant shall prepare and
submit a written report to the Community Development Director demonstrating
compliance with all remaining Conditions of Approval and mitigation measures
of Environmental Assessments 88-098 and TT 27899. The Community
Development Director may require inspection or other monitoring to assure such
compliance.
CONAPRVL.401
PLANNING COMMISSION RESOLUTION 96-016
CONDITIONS OF APPROVAL
TENTATIVE TRACT 27899 (EXTENSION #1)
MAY 14, 1996
PUBLIC SERVICES AND UTILITIES
59. The applicant shall comply with all requirements of the Coachella Valley Water
District as stated in their letter dated December 21, 1993, attached to these
conditions. Any necessary parcels for district facility expansion shall be shown
on the final map and conveyed to the Coachella Valley Water District, in
accordance with the Subdivision Map Act.
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60. Grading, drainage, street, lighting, landscaping & irrigation, park:, gate, and
perimeter wall plans are not approved for construction until they have been
signed by the City Engineer.
61. Prior to issuance of the first Certificates of Occupancy for buildings within the
tract, the applicant shall install traffic control devices and street name signs
along access roads to those buildings.
62. The applicant shall include the following statement in the tract's CC & R's:
"There will be a City park on land adjacent to the south of
the tract. Within this park there will be recreational and
outdoor activities and facilities which could include, but are
not limited to, ball fields, parking lots, and exterior
lighting".
63 ***Upon their approval by the city Council, the City Clerk is authorized to file these
Conditions of Approval with the Riverside County Recorder for recordation
against the properties to which they apply.
64.***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 except precise grading
plans shall have signature blocks for the City Engineer. Precise grading plans
shall have signature blocks for the Community Development Director and the
Building Official. Plans are not approved for construction until they are signed.
"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). The combined
plans shall be signed by CVWD prior to their submittal for the City Engineer's
signature.
CONAPRVL.401
PLANNING COMMISSION RESOLUTION 96-016
CONDPPIONS OF APPROVAL
TENTATIVE TRACT 27899 (EXTENSION #1)
MAY 14, 1996
"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 applicant
may acquire standard plan and/or detail sheets from the City.
65.***As part of the filing of a final map for approval by the City Council, the applicant
shall furnish accurate CAD files of the map and improvement plans. The files
shall be submitted on storage media and in a program format acceptable to the
City Engineer.
CONAPRVL.401