PCRES 1997-011PLANNING COMMISSION RESOLUTION 97-011
A RESOLUTION OF THE PLANNING COMMISSION
O�F THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF VESTING TENTATIVE TRACT MAP
28458 TO ALLOW A 115-LOT SINGLE FAMILY
RESIDENTIAL SUBDIVISION AND MISCELLANEOUS
LETTERED LOTS ON APPROXIMATELY 28.8-ACRES
CASE NO.: VESTING TENTATIVE TRACT MAP 28458
APPLICANT: EZ OKIE
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 101h day of December, 1996, 141h day of January, 1997, and 111h day of
February, 1997, hold duly noticed Public Hearings for a 28.8-acre site with 115 single
family lots, generally on the north side of Fred Waring Drive and 1,615-feet east of
Washington Street, more particularly described as:
Portion of the S'/z SE'/< of Section 18, T5S, R7E, SBBM
(APN: 609-080-013 and 609-070-035)
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). The Community Development Department has prepared
Environmental Assessment 96-331 for this project which states the project will not
have a significant impact on the environment based on conditions; 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 make the following Mandatory Findings of approval to justify
a recommendation for approval of said Vesting Tentative Tract Map 28458:
A. The proposed map is consistent with the City of La Quinta General Plan and
any applicable specific plans.
The property is designated Low Density Residential (2-4 dwelling units per
acre) per the provisions of the 1992 General Plan Update. The project density
is 3.5 dwellings per acre which is under the maximum level for the LDR
District. Vesting Tentative Tract 28458 is consistent with the goals, policies
and intent of the La Quinta General Plan Land Use Element (Chapter 2)
provided conditions are met.
RESOPC82-Glin¢d
Planning Commission Resolution 97-011
The site is zoned RL (Low Density Residential District) which permits single
family development on lots at least 7,200 sq. ft. The proposed lots are 7,200
sq. ft. or larger. The future houses shall be consistent with the approved site
plan.
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, as conditioned, will conform to
City standards as outlined in the General Plan and Subdivision Ordinance.
All on -site streets will be public (50' to 60' wide rights -of -way) which is
consistent with the Circulation Element (Chapter 3.0). Access to the Tract will
be from Street Lot "B" on Fred Waring Drive as shared access point with
Vesting Tentative Tract Map 28457 and Street Lot "I", a connection to future
Palm Royale Drive. The density and design standards for the tract will comply
with the Land Use Element (Chapter 2.0) of the General Plan and the Zoning
Code.
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 vacant and covered by sand dunes and native shrub brush.
Mitigation fees will be paid and environmental studies (i.e., cultural resources,
noise, drainage, geotechnical, biologic, air quality, etc.) were completed for this
application. The studies generally state that development will not adversely
affect local wildlife habitats because this is an isolated area surrounded by
urban development. This project will not cause substantial environmental
damage or injury to fish or wildlife, or their habitat because mitigation
measures were completed at the time the site was disturbed or will be
mitigated based on the proposed Conditions of Approval.
D. The design of the subdivision or type of improvements are not likely to cause
serious public health problems.
The design of the subdivision, as conditionally approved, will not cause serious
public health problems because they will install urban improvements based on
City, County, State, and Federal requirements.
RESOPC82-dfinal
Planning Commission Resolution 97-011
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.
WHEREAS, in the review of this Vesting 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 Planning
Commission in this case;
2. That it does recommend approval to the City Council of Vesting Tentative Tract
Map 28458 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 City Planning Commission, held on the 11`h day of February, 1997, by the
following vote, to wit:
AYES: Commissioners Butler, Gardner, Newkirk, Seaton, Tyler, Woodard and
Chairman Abels.
NOES: None
ABSENT: None
ABSTAIN: None
JACQUES ABELS, Chairman
City �f La Quinta, California
RBSOPC82-c/final
Planning Commission Resolution 97-011
ATTEST:
/ JERRY MERMAN, Community Development Director
City of la Quinta, California
RE4orC82-afinal
CONDITIONS OF APPROVAL - ADOPTED
VESTING TENTATIVE TRACT MAP 28458
EZ OKIE (ROGER SNELLENBERGER)
FEBRUARY 11, 1997
Modified by the Planning Commission on February 11, 1997
CONDITIONS OF APPROVAL
GENERAL
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 (i.e., Assessor's Parcel Numbers 609-080-013 and 609-070-035).
2. Vesting Tentative Tract Map No. 28458 shall comply with the requirements and standards of
§§ 66410-66499.58 of the California Government Code (the Subdivision Map Act) and Title
13 of the La Quinta Municipal Code (LQMC) unless otherwise modified by the following
conditions. This map shall expire two years after approval by the City Council unless extended
pursuant to the provisions of the Subdivision Ordinance.
The applicant shall obtain permits and/or clearances from the following public agencies; as
needed:
- Fire Marshal
- Public Works Department (Grading Permit, Improvement Permit)
- Community Development Department
- Riverside Co. 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 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 the
proposed Storm Water Pollution Protection Plan for review by the Public Works Department.
28458-13A
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.
PROPERTY RIGHTS
5. All easements, rights of way and other property rights required of the tentative map or
otherwise necessary to facilitate the ultimate use of the development and functioning of
improvements shall be dedicated, granted or otherwise conferred, or the process of said
dedication, granting, or conferral shall be ensured, prior to approval of a final map or filing of
a certificate of compliance for waiver of a final map. The conferral shall include irrevocable
offers to dedicate or grant easements to the City for access to and maintenance, construction,
and reconstruction of all essential improvements which are located on privately -held lots or
parcels.
Prior to approval of a final map or grading plan, the applicant shall furnish proof of temporary
or permanent easements or written permission, as appropriate, from owners of any properties
on which grading, retaining wall construction, permanent slopes, or other encroachments are
to occur.
6. If the applicant proposes vacation or abandonment of any existing rights of way or access
easements which will diminish access rights to any properties owned by others, the applicant
shall provide approved alternate rights of way or access easements to those properties.
The applicant shall dedicate public and private 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 development include:
A. Interior Lots B, F, H, I, L, & M: Sixty -foot right of way plus corner cutbacks.
B. Interior Lots C, D, E, G, H, J, & K: Fifty -foot right of way plus corner cutbacks.
C. Fred Waring Drive: Additional widths as necessary for dedicated right and left turn lanes
and bus turnouts included in the approved improvement plans.
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.
28458-13A
8. The applicant shall vacate abutter's rights of access to Fred Waring Drive and Palm Royale
Drive from lots abutting those streets. Access to Fred Waring Drive and Palm Royale Drive
shall be restricted to access points listed hereinafter or as approved by the City.
9. If this map is approved and records prior to recordation of Tract 28457 to the east, the
applicant shall acquire and deed public rights of way for Lot E and a portion of Lot B of that
proposed map to provide access to Fred Waring Drive. If so required, the executed deed or
deeds shall be furnished to the City prior to agendization of Tract 28458 for City Council
approval.
10. The applicant shall acquire easements allowing drainage into the proposed retention basin on
proposed Tract 28457. If this map is approved and records prior to recordation of Tract
28457, the applicant shall acquire rights to construct and maintain the proposed retention basin
and the drainage conveyance system to the basin.
IL The applicant shall dedicate any easements necessary for placement of and access to utility lines
and structures, drainage basins, mailbox clusters, park lands, and common areas.
12. 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.
FINAL MAP(S)
13. As part of the filing package for final map approval, the applicant shall furnish accurate
AutoCad files of the complete map, as approved by the City's map checker, on storage media
and in a program format acceptable to the City Engineer. The files shall utilize standard
AutoCad menu choices so they may be fully retrieved into a basic AutoCad program.
IMPROVEMENT PLANS
14. 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 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
28458-13A 3
(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.
15. 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.
16. When final plans are approved by the City, and prior to approval of the final map, the applicant
shall furnish accurate AutoCad files of the complete, approved plans on storage media
acceptable to the City Engineer. The files shall utilize standard AutoCad menu choices so they
may be fully retrieved into a basic AutoCad program. At the completion of construction and
prior to final acceptance of improvements, the applicant shall update the files to reflect as -
constructed conditions including approved revisions to the plans.
INIPROVEMENT AGREEMENT
17. The applicant shall construct improvements and/or satisfy obligations, or furnish an executed,
secured agreement to construct improvements and/or satisfy obligations required by the City
prior to agendization of 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 Title 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.
18. 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
requirements for telephone service to lots within the development.
28458-13A 4
19. If the applicant desires to phase improvements and obligations required by the conditions of
approval and secure those phases separately, a phasing plan shall be submitted to the Public
Works Department for review and approval by the City Engineer.
The applicant shall complete required improvements and satisfy obligations as set forth in the
approved phasing plan. Improvements and obligations required of each phase shall be
completed and satisfied prior to completion of homes or occupancy of permanent buildings
within the phase unless a construction sequencing plan for that phase is approved by the City
Engineer.
20. If improvements are phased with multiple final maps or other administrative approvals (plot
plans, conditional use permits, etc.), off -site improvements and development -wide
improvements (ie: retention basins, perimeter walls and landscaping, etc.) shall be constructed
or secured prior to approval of the first final map unless otherwise approved by the City
Engineer.
21. The applicant shall pay cash or provide security in guarantee of cash payment for applicant's
required share of improvements which have been or will be constructed by others (participatory
improvements).
Participatory improvements for this development include:
A. Fourteen -foot -wide (14') raised, landscaped median in the portion of Fred Waring Drive
adjacent to this tentative tract.
B. Traffic signals at the Palm Royale Drive intersections with Fred Waring Drive and
Washington Street - Participation shall be prorated according to area (26.56%) or
predicted traffic generation for Parcels 1 through 4 of Parcel Map 27131.
The applicant's obligations for all or a portion of the participatory improvements may, at the
City's option, be satisfied by participation in a major thoroughfare improvement program if this
development becomes subject to such a program.
GRADING
22. Graded, undeveloped land shall be maintained to prevent dust and blowsand nuisances. The
land shall be planted with interim landscaping or provided with other wind and water erosion
control measures approved by the Community Development and Public Works Departments.
23. 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 6.16,
LQMC. In accordance with said Chapter, the Applicant shall furnish security, in a form
28458-13A
acceptable to the city, in an amount sufficient to guarantee compliance with the provisions of
the permit.
24. The applicant shall comply with the City's flood protection ordinance.
25. The applicant shall furnish a thorough preliminary geological and soils engineering report (the
"soils report") with the grading plan.
26. A grading plan shall be prepared by a registered civil engineer and must meet the approval of
the City Engineer prior to issuance of a grading permit. 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.
27. The applicant shall endeavor to minimize differences in elevation at the interface of this
development with abutting properties and of separate tracts within this development, if any.
Building pad elevations on contiguous lots shall not differ by more than three feet except for
lots within a tract, but not sharing 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.
28. Prior to issuance of building permits, the applicant shall provide a separate document, bearing
the seal and signature of a California registered civil engineer or surveyor, that lists actual
building pad elevations for the building lots. The document shall list the pad elevation
approved on the grading plan, the as -built elevation, and the difference between the two, if any.
The data shall be organized by lot number and shall be listed cumulatively if submitted at
different times.
DRAINAGE
29. Stormwater falling on site during the peak 24-hour period of a 100-year storm shall be retained
within the development unless otherwise approved by the City Engineer. The tributary
drainage area shall extend to the centerline of adjacent public streets.
30. Stormwater shall normally be retained in common retention basins. Individual -lot basins or
other retention schemes may be approved by the City Engineer for lots 2'/z acres in size or
larger or where the use of common retention is determined by the City Engineer to be
impracticable. If individual -lot retention is approved, the applicant shall meet all individual -lot
retention provisions of Title 13, LQMC.
28458-13A
31. In design of retention facilities, the maximum percolation rate shall be two inches per hour.
The percolation rate will be considered to be zero unless the applicant provides site -specific
data indicating otherwise.
32. 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.
33. Retention basin slopes shall not exceed 3: I. 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.
34. In developments for which security will be provided by public safety entities, ie: the La Quinta
Safety Department or the Riverside County Sheriffs Department, all areas of common
retention basins shall be visible from the adjacent street(s). No fence or wall shall be
constructed around retention basins except as approved by the Community Development
Director and the City Engineer.
35. The design of the development shall not cause any increase in flood boundaries, levels or
frequencies in any area outside the development.
36. The development shall be graded to permit storm flow in excess of retention capacity to flow
out of the development through a designated overflow outlet and into the historic drainage
relief route.
37. Storm drainage historically received from adjoining property shall be received and retained or
passed through into the historic downstream drainage relief route.
38. If any storm water or nuisance water from this development is proposed to drain to off -site
locations other than the proposed retention basin and trickling filter system on Tract 28457,
the applicant may be required to design and install first -flush storage, oil/water separation
devices or other screening or pretreatment method(s) to minimize conveyance of contaminants
to off -site locations. Drainage to off -site locations and methods of treatment or screening shall
meet the approval of the City Engineer.
UTILITIES
39. All existing and proposed utilities within or adjacent to the proposed development shall be
installed underground. High -voltage power lines which the power authority will not accept
underground are exempt from this requirement.
28458-13A
40. In areas where hardscape surface improvements are planned, underground utilities shall be
installed prior to construction of surface improvements. The applicant shall provide certified
reports of utility trench compaction tests for approval of the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
41. 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 or issuance of a certificate
of compliance for any waived final map, the development or portions thereof may be subject
to the provisions of the ordinance.
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.
42. The following minimum street improvements shall be constructed to conform with the General
Plan (Circulation Element) street type noted in parentheses:
A. OFF -SITE STREETS
1) Fred Waring Drive (Major Arterial): Complete the 46' north half of the street plus
6' wide meandering sidewalk. If approved by the City at the time of final map
approval, the median shall be striped asphalt only and the raised, landscaped
median improvement will be constructed by others.
2) Access to Fred Waring via Lots E and B of proposed Tract 28457 to the east: If
this improvement has not been constructed prior to approval of a final map within
this tentative map, the applicant shall secure the cost of constructing the
improvement including necessary improvements to Fred Waring Drive from the
access drive to the east boundary of this tentative tract (28458). The improvement
shall be constructed prior to final inspection and occupancy of any home within
this tract. If the improvement is constructed by the developer of Tract 28457, the
City will release the applicant's security for the improvement subject to satisfaction
of any cost -sharing requirements.
3)* Access to Fred Waring via Palm Royale Drive: If this portion of Palm Royale
Drive has not been constructed prior to approval of a final map within this
tentative map, the applicant shall secure the cost of constructing the improvement.
Construction of this access shall be completed prior to issuance of any occupancy
permit constructed in this Tract. If the improvement is constructed by others, the
City will release the applicant's security and responsibility for the improvement
subject to satisfaction of any cost -sharing requirements.
28458-13A 8
4) Traffic Signals at the intersections of Palm Royale Drive with Fred Waring and
Washington Streets: Participatory improvement as specified herein.
B. ON -SITE PUBLIC STREETS
1) Interior Lot B, F, H, I, L, & M: Sixty -foot (60') right of way plus corner cutbacks.
2) Interior Lots C, D, E, G, J, K, & H: Fifty -foot (50') right of way plus comer
cutbacks.
3) Cul de sac curb radii - 38'
Bus turnouts, acceleration/deceleration lanes, and/or other features contained in the
approved construction plans may warrant additional street widths or other measures as
determined by the City Engineer.
43. Access points and turning movements of traffic shall be restricted as follows:
A. Main (shared) access drive centered approximately 123' east of east tract boundary: Left
in and right in, right -out only, and
B. Lot I - Unrestricted access from and to Palm Royale Drive.
C. Lots M and B - Unrestricted access from and to the property abutting the east boundary.
44. Improvements shall include all appurtenances such as traffic signs, channelization markings and
devices, 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.
45. The City Engineer may require improvements extending beyond development boundaries such
as, but not limited to, pavement elevation transitions, street width transitions, or other
incidental work which will ensure that newly constructed improvements are safely integrated
with existing improvements and conform with the City's standards and practices.
46. Improvement plans for all on- and off -site streets and access gates shall be prepared by
registered professional engineer(s) authorized to practice in the State of California.
Improvements shall be designed and constructed in accordance with the LQMC, adopted
Standard and Supplemental Drawings and Specifications, and as approved by the City
Engineer.
28458-13A 9
47. Street right of way geometry for culs-de-sac, 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.
48. All streets proposed to serve residential or other access driveways shall be designed and
constructed with curbs and gutters or shall have other approved methods to convey nuisance
water without ponding in yard or drive areas and to facilitate street sweeping.
49. Street pavement sections shall be based on a Caltrans design 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 & Parking Areas 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 5.5"/6.50"
The applicant shall submit current (no more than two years old) mix designs for base materials,
Portland cement concrete and asphalt concrete, including complete mix design lab results, for
review and approval by the City. For mix designs over six months old, the submittal shall
include recent (no more than six months old) aggregate gradation test results to confirm that
the mix design gradations can be reproduced in production of the base or paving material.
Construction operations shall not be scheduled until mix designs are approved.
50. 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. If on -site streets are initially constructed
with only a portion of the full thickness of pavement, the applicant shall complete the pavement
when directed by the City but in any case prior to final inspections of any of the final ten (10%)
percent of homes within the tract.
WALLS AND LANDSCAPING
51. Perimeter walls and required landscaping for the entire perimeter to be enclosed shall be
constructed prior to final inspection and occupancy of any homes within the tract unless a
phasing plan or construction schedule is approved by the City Engineer and Community
Development Director.
52. The applicant shall provide landscape improvements in the perimeter setback areas or lots along
Fred Waring Drive.
28458-13A 10
53. Landscape and irrigation plans for landscaped lots, landscape setback areas, medians (if
required), common retention basins, and park facilities shall be prepared by a licensed landscape
architect. All palm trees installed along Fred Waring Drive and Palm Royale Drive shall have
a minimum brown trunk height of 10-feet, and shall be skinned (25% or greater) and include
accent uplighting mounted on the trunk at 8' above the finished grade level. No less than 70
percent of the trees along Fred Waring Drive and Palm Royale Drive shall be 24% or 36"-box
specimen trees (e.g., minimum 1 3/4" to 3" diameter trunk width per tree type) with remaining
trees 15 gallon in size with I" trunks. Ground mounted lighting shall be used periodically to
accent the parkway trees in conjunction with the lighting for the palm trees. Shrub spacing
shall be 3-feet on center unless plant types are clustered to form distinctive design themes. The
parkway landscaping and wall along the perimeter of the project shall be installed during
construction of the developer's Phase #1 project improvements and be ready for a final
inspection prior to the release of a Certificate of Occupancy for any house.
Landscape and irrigation plans shall be approved by the Community Development Department.
Landscape and irrigation construction plans shall be submitted to the Public Works Department
for review and approval by the City Engineer. The plans are not approved for construction
until they have been approved and signed by the City Engineer, the Coachella Valley Water
District, and the Riverside County Agricultural Commissioner.
54. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the
right of way.
55. Landscape areas shall have permanent irrigation improvements meeting the requirements of the
City Engineer. Use of lawn shall be minimized with no lawn or spray irrigation within 5-feet
of curbs along public streets.
56. Unless otherwise approved by 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.
57. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide
visual screening of above ground utility structures.
PUBLIC SERVICES
58. The applicant shall provide public transit amenities as required by Sunline Transit and/or the
City Engineer. These amenities may include a bus turnout location and passenger waiting
shelter along Fred Waring Drive. The location and character of the amenities shall be as
determined by Sunline Transit and the City Engineer.
28458-13A I 1
QUALITY ASSURANCE
59. The applicant shall employ construction quality -assurance measures which meet the approval
of the City Engineer.
60. The subdivider shall arrange and bear the cost of measurement, sampling and testing not
included in the City's permit inspection program but which are required by the City to provide
evidence that materials and their placement comply with plans and specifications.
61. 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.
62. 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. The applicant shall revise the plan computer files previously submitted to the City
to reflect the as -constructed condition.
MAINTENANCE
63. The applicant shall make provisions for continuous maintenance of landscaping and related
improvements in landscaped setbacks, retention basins and other public or common areas unless
and until those areas have been accepted for maintenance by the City's Landscape and Lighting
District. The applicant shall maintain all other improvements until final acceptance of
improvements by the City Council.
64. The applicant shall provide an executive summary maintenance booklet for improvements to
be maintained by an HOA. The booklet should include drawings of the facilities, recommended
maintenance procedures and frequency, and a costing algorithm with fixed and variable factors
to assist the HOA in planning for routine and long term maintenance.
FEES AND DEPOSITS
65. The applicant shall pay all deposits and fees required by the City for plan checking and
construction inspection. Deposit and fee amounts shall be those in effect when the applicant
makes application for plan checking and permits. All fees paid for development permits shall
be paid as required by City Council Resolution in effect at the time of application.
66. Prior to approval of a final map or completion of any approval process for modification of
boundaries of the property subject to these conditions, the applicant shall process a
28458-13A 12
reapportionment of any bonded assessment(s) against the property and pay the cost of the
reapportionment.
67. Parkland fees shall be paid prior to final map approval as required by the Subdivision Ordinance
(Chapter 13.48).
68. Fringe -toed Lizard habitat mitigation fees ($600/acre) shall be prior to site grading or land
disturbance.
69. Two checks made out to the County of Riverside in the amounts of $1,250.00 and $78.00 for
the project's environmental assessment (Negative Declaration) shall be submitted to the
Community Development Department within 24-hours after review of the map by the City
Council.
FIRE DEPARTMENT
70. Schedule (A) fire protection approved Super fire hydrants (6" X 4" X 2'/2" X 2'/2") will be
located at each street intersection spaced not more than 330-feet apart in any direction with any
portion of any frontage more than 165-feet from a fire hydrant. Minimum fire flow will be
1,000 g.p.m. for a 2-hour duration at 20 psi.
71. Prior to recordation of the final map, the applicant/developer shall furnish one blueline copy of
the water system plans to the Fire Department for review and approval. Plans will conform to
the fire hydrant types, location and spacing, and the system will meet the fire flow
requirements. Plans will be approved and signed 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."
72. The required water system including fire hydrants will be installed and accepted by the
appropriate water agency prior to any combustible building material being placed on an
individual lot.
73. 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.
74. * The applicant/developer shall install secondary fire access prior to the issuance of the 36' house
permit.
CULTURAL RESOURCES
75. A qualified archaeologist shall be present during site grading activities as required by EA 96-
331.
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MISCELLANEOUS
76. All houses constructed shall comply with the Uniform Building Code in effect when the plans
are submitted for plan check by the Building and Safety Department.
77. The Tract layout shall comply with all the RL Zoning Code requirements.
78. Prior to final map approval, Covenants, Conditions and Restrictions (CC and R's) shall be
submitted to the City Attorney for review and comment if applicable.
79. All Conditions of Approval for Site Plan Development Permit 96-594 shall be met, as required.
80. All mitigation measures of Environmental Assessment 96-331 shall be met.
81. Permanent signing for the tract shall be approved by the Planning Commission prior to issuance
of a building permit for said structure(s) pursuant to the provisions of Chapter 9.160 of the
Zoning Ordinance.
82. Prior to approval of the final map, all single family lots along Fred Waring Drive which have
the perimeter wall offsets at the rear of the lot shall be enlarged to reflect the preliminary
landscape plan submittal.
83.* The plotting of the residential units constructed on cul-de-sac lots shall be subject to
Community Development Department review and approval. The location of the units on the
lots shall take into consideration uniqueness of yard areas.
84. * On Plans 4A and 5A, the roof mass shall be revised to breakup the straight line of the hip roof.
85. * Plans 3 and 6 may only offer a third car garage option. It shall not be offered or provided as
a bedroom option.
86. * Changes to unit location, type, and plotting shall be permitted to be approved by the Director
of Community Development pursuant to Section 9.60.290 (Compatibility Review) of the
Municipal Code.
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