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PCRES 1997-024PLANNING COMMISSION RESOLUTION 97- 024 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF TENTATIVE TRACT MAP 28409 TO ALLOW A 19-LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION AND MISCELLANEOUS LETTERED LOTS ON APPROXIMATELY 9.15 ACRES CASE NO.: TENTATIVE TRACT MAP 28409 APPLICANTS: C.B. MURPHY AND L. R. KUNKLE WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 25th day of March, 1997, hold duly noticed Public Hearing to create 19 single family lots on a 9.15-acre site, generally on the north side of Avenida Montezuma, east of the Bear Creek Channel and west of Avenida Juarez, more particularly described as: Portion of the SW 1/4 of Section 1, T6E, R6E, SBBM (APN: 773-030-009 and portions of 773-030-010, 773-115-003, and 773-151-012) 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 96-335 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 Tentative Tract Map 28409: A. The proposed map is consistent with the City of La Quinta General Plan, Zoning Code, and Subdivision Ordinance. The property is designated Medium Density Residential (4-8 dwelling units per acre) per the General Plan. The project density is two dwellings per acre which is under the maximum level for the MDR District. Tentative Tract Map 28409 is consistent with the goals, policies and intent of the La Quinta General Plan Land Use Element provided conditions are met. RFSOPC90-13 /28409-13 Planning Commission Resolution 97-024 Parkland fees shall be paid to the City to develop parks within the City pursuant to the provisions contained in the General Plan (Chapter 5) and Subdivision Ordinance. The site is zoned RM but subject to RC development standards per Ordinance #294 which permits single family development on lots at least 7,200 square feet or larger. The proposed lots are larger than 12,000 square feet and designed for custom single family houses in compliance with City requirements. 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 are private and designed per the standards of the Circulation Element (Chapter 3.0) of the General Plan. Access to the Tract will be from Street Lot "A" on Avenida Montezuma. The density and design standards for the Tract will comply with the Land Use Element (Chapter 2.0) of the General Plan and 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. This previously graded site is vacant and suitable for development based on the environmental studies prepared for the project that are on file with staff. This project will not cause substantial environmental damage or injury to fish or wildlife, or their habitat because mitigation measures and Conditions are recommended. 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, 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. RESOPC90-H /28409-13 Planning Commission Resolution 97-024 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 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 Tentative Tract Map 28409 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 25'h day of March, 1997, by the following vote, to wit: AYES: Commissioners Butler, Gardner, Newkirk, Tyler, Woodard andChairman Abels. NOES: None. ABSENT: Commissioner Seaton, ABSTAIN: None JACQL1"S ABELS, Chairman rtv o La Quinta, California ATTEST: JE HERf�IAIQ�Community Development Director C' y f La Quinta, California RESOPM9 13 /29409-13 PLANNING COMMISSION RESOLUTION 97-024 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 28409 MURPHY/KUNKLE MARCH 25, 1997 * Modified by the Planning Commission on March 25, 1997 CONDITIONS OF APPROVAL GENERAL 1 . 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 773- 030-009 and portions of 773-030-010, 773-115-003 and 773-151-012). 2. Tentative Tract Map No. 28409 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. 3. Prior to the issuance of a grading permit or 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: - 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. 28409-13/RES090-13 Planning Commission Resolution 97-024 Tentative Tract Map 28409 The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit. For subdivisions requiring project -specific 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. 4. 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. 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. 7.* 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. Lot A - Private Entry Street - 46-foot width. B. Lot B - Private Street - 37-foot width. C. CVWD maintenance road along Bear Creek Channel - Adequate right of way to accommodate existing roadway as approved by the City Engineer. 28409-13/RES090-13 2 Planning commission Resolution 97-024 Tentative Tract Map 28409 8. The applicant shall dedicate 10-foot public utility easements contiguous with and along both sides of all private streets. 9. The applicant shall create perimeter setback lots, of minimum width as noted, adjacent to the following street rights of way: A. Avenida Montezuma - 10' The minimum width may be used as an average if a meandering wall design is approved. For developments with public interior streets, perimeter setback lots shall be dedicated to the City. For developments with private interior streets, perimeter setback lots shall remain in private ownership. Where public sidewalks are required on privately -owned setback lots, the applicant shall dedicate blanket sidewalk easements over the setback lots. 10. The applicant shall vacate abutter's rights of access to Avenida Montezuma from lots abutting the street. Access to this street shall be restricted to access points listed hereinafter or as approved by the City. 11. The applicant shall dedicate any easements necessary for placement of and access to utility lines and structures, drainage basins, mailbox clusters, park lands, bike paths, 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) AND PARCEL 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. 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. 28409-13/RESO90-13 3 Plannine Commission Resolution 97-024 Tentative Tract Map 28409 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. 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. 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. IMPROVEMENT 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. 28409-13/RES090-13 - 4 Planning Commission Resolution 97-024 Tentative Tract Map 28409 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. 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 & landscaping, gates, etc.) shall be constructed or secured prior to approval of the first final map unless otherwise approved by the City Engineer. GRADING 21. 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. 22. 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 acceptable to the city, in an amount sufficient to guarantee compliance with the provisions of the permit. 28409-13/RESO90-13 5 Planning Commission Resolution 97-024 Tentative Tract Map 28409 23. The applicant shall comply with the City's flood protection ordinance. 24. The applicant shall furnish a thorough preliminary geological and soils engineering report (the "soils report") with the grading plan. 25. 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. 26.*The applicant shall match building pad elevations of existing residential lots along the east boundary of the subdivision unless otherwise approved by the City Engineer. Building pad elevations on contiguous lots within this subdivision shall not differ by more than three feet except for lots 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 with the proposed development. 27. 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 28. 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. 28409-13IRE5090-13 6 Planning Commission Resolution 97-024 Tentative Tract Map 19409 29.*Stormwater shall normally be retained in common retention basins. Easements for drainage to the retention basin shall be provided as required by the City Engineer. Individual -lot basins or other retention schemes may be approved by the City Engineer for lots 2'/2 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 Chapter 13.24, LQMC. 30. 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. 31. 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. 32. 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. 33.* In developments for which security will be provided by public safety entities, i.e.: the La Quinta Building and Safety Department or the Riverside County Sheriff's Department, all areas of common retention basins shall be visible from the adjacent street(s) as deemed necessary. No fence or wall shall be constructed around retention basins except as approved by the Community Development Director and the City Engineer. 34. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 35. 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. 36. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 28409-13/RES090-13 7 Planning Commission Resolution 97-024 Tentative Tract Map 28409 37. If any storm water or nuisance water from this development is proposed to drain to off -site locations, 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. If the applicant utilizes direct drainage of stormwater to the Bear Creek Channel, the Homeowners' Association for this development shall be responsible for any sampling and testing of effluent which may required under the City's NPDES Permit and for any other obligations and/or expenses which may arise from the direct discharge of the development's stormwater to the channel. The Tract CC & R's shall reflect the existence of this potential obligation. UTILITIES 38. 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. 39. 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 40. 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. 41.*The following minimum street improvements shall be constructed to conform with the General Plan street type noted in parentheses: 28409-13/RESO90-13 8 Planning Commission Resolution 97-024 Tentative Tract Map 28409 PRIVATE STREETS AND CUL DE SACS 1) Lot A (Entry Drive) - 46 feet (curb face to curb face) with 2-foot median. The applicant shall modify the vertical and horizontal alignment of the existing Avenida Montezuma bike path at the entry drive as required by the City Engineer. 2) Lot B - 36 feet wide. 3) Cul de sac curb radius - 45'. Features contained in the approved construction plans may warrant additional street widths or other measures as determined by the City Engineer. 42. Vehicular access shall be restricted to the entry drive, the centerline of which is located approximately 300 feet westerly of the southeast corner of the subdivision, and to any approved emergency access. 43. 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. 44. 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. 45. 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. 46. 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. 28409-13/RES090-13 9 Planning Commission Resolution 97-024 Tentative Tract Map 1_8409 47. All streets proposed to serve residential or other access driveways shall be designed and constructed with vertical 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. 48. 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. 49. 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 percent of homes within the tract. LANDSCAPING 50. 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. 28409-13/RES090-13 10 Planning Commission Resolution 97-024 Tentative Tract Map 18409 51. The applicant shall provide landscape improvements in the perimeter setback areas or lots along Avenida Montezuma. 52.*Landscape and irrigation plans for landscaped lots, landscape setback areas, medians, common retention basins, and park facilities shall be prepared by a licensed landscape architect and comply with Chapter 8.13 LQMC. The perimeter wall and landscaping improvements shall be approved by the Planning Commission. After approval from the Planning Commission, 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. 53. Slopes in landscape areas shall not exceed 5:1 within public rights of way and 3:1 outside the right of way. 54. 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. 55. 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. 56. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 57. The perimeter landscaping and irrigation plan shall be reviewed and approved by the Planning Commission prior to building permit issuance for the houses within the Tract. Palm trees installed along Avenida Montezuma shall have a minimum brown trunk height of 8-feet, and no less than 80 percent of the trees along Avenida Montezuma shall be 24"- or 36"-box specimen trees (e.g., minimum 1.75" to 3" diameter trunk width per tree type) with remaining trees 15 gallon in size with 1" trunks. Ground mounted lighting shall be used periodically to accent the parkway trees. Shrub spacing shall be 3'-0" on center unless plant types are clustered to form distinctive design themes. The parkway landscaping shall be installed either during construction of the Tract improvements or prior to the release of a Certificate of Occupancy for any house. 28409-13/RES090-13 Planning Commission Resolution 97-024 Tentative Tract Map 28409 The developer shall worl< with the Public Works Department to insure that the planned landscaping improvements along Avenida Montezuma are consistent with the City's plans under the Urban Forestry project. 58. The screen wall along Avenida Montezuma shall be decorative and include pilasters at 50-foot intervals (Chapter 9.60 of LQMC). Wall openings are encouraged. The wall shall vary in height either by grade elevation changes at 100-foot intervals or fluctuations in height, but not exceed six feet in overall height. If additional height is determined by an applicant prepared acoustic study it shall be provided by berming beneath wall. The design and location of the screen wall shall be reviewed and approved by the Planning Commission during review of the parkway landscaping. The perimeter Tract wall, excluding Avenida Montezuma, shall be constructed using tan slumpstone masonry blocks or other decorative material(s) which is compatible with the project entry wall design. 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. 28409-13/RES090-13 12 Planning Commission Resolution 97-024 Tentative Tract Map 28409 MAINTENANCE 63. *The applicant shall make provisions for continuous maintenance of drainage, common and perimeter landscaping and on -site street improvements by a Homeowners Association (HOA). The applicant shall maintain off -site public improvements until final acceptance of improvements by the HOA. 64. The applicant shall provide an executive summary maintenance booklet for streets, landscaping and related improvements, perimeter walls, drainage facilities, or any other 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. 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 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. 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 69. Schedule (A) fire protection approved Super fire hydrants (6" X 4" X 21/2" 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 two-hour duration at 20 psi. 28409-13 /RES090-13 13 Plannin., Commission Resolution 97-024 Tentative Tract Mar, 29409 70. 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." 71. 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. 72. Gates installed to restrict access shall be power operated and equipped with a Fire Department override system consisting of Knox Key Operated switches, series KS-2P with dust cover, mounted per recommended standard of the Knox Company. Improvement plans for the entry street and gates shall be submitted to the Fire, Public Works and Community Development Departments for review/approval prior to installation. MISCELLANEOUS 73. 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. 74. The Tract layout shall comply with all Zoning Code requirements. 75. Prior to final map approval, Covenants, Conditions and Restrictions (CC and R's) shall be submitted to the City Attorney for review and comment. The CC and R's shall be recorded with the Riverside County Recorder's Office and a recorded copy shall be submitted to the Community Development Department. 76. All mitigation measures of Environmental Assessment 96-335 shall be met. 77. 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. 78.*All single family houses shall be single -story and not exceed 17-feet in overall height. 28409-131RES090-13 14