PCRES 1998-089PLANNING COMMISSION RESOLUTION 98-089
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF TENTATIVE TRACT 26855
(REVISED) TO ALLOW A 95-LOT SINGLE FAMILY
RESIDENTIAL LAND SUBDIVISION AND
MISCELLANEOUS AMENITY LOTS ON
APPROXIMATELY 33.8 ACRES LOCATED ON THE
EAST SIDE OF JEFFERSON STREET, SOUTH OF
AVENUE 50.
CASE NO.: TENTATIVE TRACT 26855 REVISED
APPLICANT: KEITH ENGINEERING, Inc
(BROOKFIELD CALIFORNIA LAND HOLDINGS)
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 8th day of December, 1998, hold a duly noticed Public Hearing and
recommended approval to the City Council, for a 33.8 acre site with 95 single family
lots and other amenity lots, generally located on the east side of Jefferson, south of
Avenue 50, more particularly described as:
A PORTION OF THE NW 1/4 OF SECTION 4,
TOWNSHIP 6 SOUTH, RANGE 7 EAST,
SAN BERNARDINO BASE AND MERIDIAN
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Commission did make the following Mandatory Findings of approval to justify said
Tentative Tract Map 26855:
A. The proposed map is consistent with the City of La Quinta General Plan.
The project is a Low Density Residential (LDR) District per the provisions of the
1992 General Plan Update; therefore, all provisions of Land Use Element
(Chapter 2) shall be met. Tentative Tract 26855 is consistent with the goals,
policies and intent of the La Quinta General Plan provided conditions contained
herein are met to ensure consistency with the General Plan and mitigation of
environmental consequences pursuant to Environmental Assessment 91-194,
addendum 1.
B. The design, or improvement of, the proposed subdivision is consistent with the
La Quinta General Plan and the Subdivision Ordinance.
PCRESO.TT26855
Planning Commission Resolution 98-089
All streets and improvements in the project conform to City standards
contained in the General Plan and Subdivision Ordinance as designed. All on -
site streets will be private (37-feet wide right-of-way). Access for the single
family lots will be provided from an internal north/south street planned under
tentative tract map. The density and design standards for the tract will comply
with the.Land Use Element of the General Plan (Chapter 2).
The design of the proposed subdivision, or type of improvements is consistent
with the City of La Quinta General Plan in that the subdivision has on -site
drainage, flood water retention, and internal circulation system acceptable to
the City Engineer.
C. The site is physically suitable for the type of development in that the slope and
topographic relief is relatively flat, and the soil type is suitable for residential
development.
D. The design of the subdivision, or type of improvements are not likely to cause
substantial environmental damage, or substantially and unavoidably injure fish,
or wildlife, or their habitats in that a Mitigated Negative Declaration of
Environmental Impact was certified for EA 91-194, Addendum 1 on May 19,
1998. An Addendum has been prepared to evaluate the environmental impacts
associated with minor changes in the project. The Community Development
Department has determined that no significant environmental impacts which
cannot be mitigated will result from this project. Therefore, no further
environmental documentation is necessary.
E. The design of the subdivision, or type of improvements are not likely to cause
serious public health problems in that the Fire Marshall, Sheriff's Department,
and the City's Building and Safety Department have reviewed the proposal for
public health conditions and the project is conditioned as appropriate.
F. The design of the subdivision, of 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 in the proposed internal streets will
be privately owned and maintained, and that there will be no publicly -owned
improvements with the tentative tract map.
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;
PCRESO.TT26855
Planning Commission Resolution 98-089
2. That it does recommend approval to the City Council of Tentative Tract Map
26855 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 this the 8'h day of December, 1998, by the
following vote, to wit:
AYES: Commissioners Abels, Kirk, Robbins, and Chairman Tyler.
NOES: None
ABSENT: Commissioner Butler.
ABSTAIN: None
Robert T. Tyler, Chairman
City of La Quinta, California
ATTEST:
Y HERM�AN, Community Development Director
)f La Quinta, California
RESOLUTION 98-089
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 26855, REVISED
DECEMBER 8, 1998
GENERAL CONDITIONS OF APPROVAL
1. Developer agrees to indemnify, defend and hold harmless the City of La Quinta in the
event of any legal claim or litigation arising out of the City's approval of this project. The
City of La Quinta shall have the right to select its defense counsel in its sole discretion.
2. Upon their approval by the City Council, the City Clerk is directed to file these
Conditions of Approval with the Riverside County Recorder for recordation against the
properties to which they apply.
3. This Tentative Tract Map approval shall expire on January 5, 2000, unless a First Time
Extension pursuant to the City of La Quinta Land Division Ordinance is approved by the
City Council.
4. Tentative Tract Map 26855 shall comply with the requirements and standards of §§
66410-66499.58 of the California Government Code (the Subdivision Map Act) and
Chapter 13 of the La Quinta Municipal Code (LQMC).
5. 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
• Coachella Valley Unified School District
• Coachella Valley Water District
• Imperial Irrigation District
• California 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.
The applicant shall comply with applicable provisions of the City's NPDES stormwater
discharge permit. For projects requiring project -specific NPDES construction permits,
the applicant shall submit a copy of the Notice of Intent received from the CWQCB prior
to issuance of a grading or site construction permit. The applicant shall ensure that the
required Storm Water Pollution Protection Plan is available for inspection at the project
site
Resolution 98-089
Conditions of Approval -Adopted
Brookfield Homes
TT 26855, Revised
6. 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
7. 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 parcel map or a waiver of parcel 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.
8. Prior to approval of a final map, parcel map or grading plan and prior to issuance of a
grading permit, the applicant shall furnish proof of temporary or permanent easements
or written permission, as appropriate, from owners of any abutting properties on which
grading, retaining wall construction, permanent slopes, or other encroachments are to
occur.
9. 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 or notarized letters of consent from the property owners.
10. 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. Jefferson Street, Major Arterial - Sixty -foot half of one -hundred -twenty -foot right of
way
B. Private Streets - Thirty -seven -foot right of way plus 10-foot public utility easements
on both sides
Dedications shall include additional widths as necessary for dedicated right and left turn
lanes, bus turnouts, and other features contained in the approved construction 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.
AAPC.COA7F26855revised.wpd 2
Resolution 98-089
Conditions of Approval -Adopted
Brookfield Homes
TT 26855, Revised
11. The applicant shall create perimeter setback lots, of minimum width as noted, adjacent
to the following street rights of way:
A. Jefferson Street - Twenty -foot width
Minimum widths may be used as average widths if meandering wall designs are
approved.
Required setback areas or lots shall apply to all existing and proposed street frontage
of the parcel or parcels being subdivided including, but not limited to, remainder parcels
and lots dedicated or deeded to others such as water well and power substation sites.
Where public sidewalks are placed on privately -owned setback lots, the applicant shall
dedicate blanket sidewalk easements over the setback lots.
12. The applicant shall vacate abutters' rights of access to Jefferson Street from lots
abutting the street. Direct access to this street shall be restricted to access points listed
hereinafter or as approved by the City.
13. The applicant shall dedicate any easements necessary for placement of and access to
utility lines and structures, drainage basins, mailbox clusters, and common areas.
14. Prior to approval of any final map, the applicant shall obtain easements from the owner
of the property to the south (proposed Tentative Tract 26718) for shared street access
and for installation, operation and use of the proposed shared stormwater retention
basin, and shall grant or dedicate like easements to the owner(s) of that property
15. 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 MANS) AND PARCEL MAP(S)
16. 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.
If the map was not produced in AutoCad or a file format which can be converted to
AutoCad, the City Engineer may accept raster -image files of the map.
AAPC.COA7"r26855revised.wpd 3
Resolution 98-089
Conditions of Approval -Adopted
Brookfield Homes
TT 26855, Revised
IMPROVEMENT PLANS
17. 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 (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.
18. 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.
19. 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.
If the plans were not produced in AutoCad or a file format which can be converted to
AutoCad, the City Engineer may accept raster -image files of the plans.
IMPROVEMENT AGREEMENT
20. 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 approval 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 Chapter 13, LQMC.
4
A:\PC.COA.TT26855reviwd.wpd
Resolution 98-089
Conditions of Approval -Adopted
Brookfield Homes
TT 26855, Revised
Improvements to be made or agreed to shall include removal of any existing structures
or obstructions which are not part of the proposed improvements.
21. 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.
22. 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 (e.g., retention basins, perimeter walls & landscaping, gates) shall be
constructed or secured prior to approval of the first phase unless otherwise approved
by the City Engineer. 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 phasing plan is approved by the City
Engineer.
23. 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. Intersection of Pomelo and Jefferson Street - 13.9% of the cost to design and
construct traffic signals.
B. Jefferson Street - 32.6% of the cost to design and construct a bus turnout and
shelter meeting the requirements of Sunline Transit Agency and the City Engineer.
C. Jefferson Street - Reimburse Landmark Land Company (or its successors or
assigns) for any street improvements installed by Landmark (or its successors or
assigns) on the east side of the centerline of Jefferson Street along the frontage
of Tentative Tract 26855.
AAPC.COkM6855revised.wpd 5
Resolution 98-089
Conditions of Approval -Adopted
Brookfield Homes
TT 26855, Revised
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
24. 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.
25. 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.
26. The applicant shall comply with the City's flood protection ordinance
27. The applicant shall furnish a thorough preliminary geological and soils engineering
report (the "soils report") with the grading plan.
28. 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.
29. The applicant shall endeavor to minimize differences in elevation at the interface of this
development with abutting properties and of separate tracts and lots within this
development. 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 compliance with this requirement is
impractical, the City will consider and may approve alternatives which minimize safety
concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade
differential.
A-.\PC.COA.TT26855revised.wpd 6
Resolution 98-089
Conditions of Approval -Adopted
Brookfield Homes
TT 26855, Revised
30. 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
The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the
following:
31. The design of the development shall not cause any increase in flood boundaries, levels
or frequencies in any area outside the development.
32. Stormwater falling on site during the peak 24-hour period of a 100-year storm (the
design 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.
33. 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'/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.
The applicant shall endeavor to minimize differences in elevation at abutting properties
and between separate tracts and lots within this development. 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 compliance with this requirement is impractical, the City will consider and may
approve alternatives which minimize safety concerns, maintenance difficulties and
neighboring -owner dissatisfaction with the grade differential.
34. Storm flow in excess of retention capacity shall be routed through a designated overflow
outlet and into the historic drainage relief route.
35. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
36. 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.
A:\PC.COA.'M6855revised.wpd 7
Resolution 98-089
Conditions of Approval -Adopted
Brookfield Homes
TT 26855, Revised
37. 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.
38. Nuisance water shall be retained on site and be disposed of in a trickling sand filter and
leachfield approved by the City Engineer. The sand filter and leachfield shall be
designed to contain surges of 3 gph/1,000 sq. ft. (of landscape area) and infiltrate 5
gpd/1,000 sq. ft."
39. In developments for which security will be provided by public safety entities (e.g., the
La Quinta Safety Department or the Riverside County Sheriff's 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.
40. If the applicant proposes drainage of stormwater from a design storm directly or
indirectly to public waterways, the applicant and, subsequently, the Homeowners'
Association shall be responsible for any sampling and testing of the development's
effluent which may required under the City's NPDES Permit or other city- or area -wide
pollution prevention program and for any other obligations and/or expenses which may
arise from the such discharge of the development's stormwater or nuisance water. The
tract CC & Rs shall reflect the existence of this potential obligation.
UTILITIES
41. All existing and proposed utilities within or adjacent to the proposed development shall
be installed underground. Power lines exceeding 34.5 kv are exempt from this
requirement.
42. 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
43. 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.
A:\PC.CO&TT26855revis d.wpd 8
Resolution 98-089
Conditions of Approval -Adopted
Brookfield Homes
TT 26856, Revised
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.
44. The following minimum street improvements shall be constructed to conform with the
General Plan street type noted in parentheses:
A. OFF -SITE STREETS
1. Jefferson Street (Major Arterial) - Install east half of 102-foot (curbface to
curbface) improvement plus meandering eight -foot -wide sidewalk/bikepath
B. PRIVATE STREETS AND CULS DE SAC
1. Residential - 36 feet wide if double loaded (building lots on both sides), 32 feet
if single loaded
2. Cul de sac curb radius - 45'
3. Main entryway -As shown on Tentative Map or otherwise approved by the City
Engineer
C. EMERGENCY ACCESS
The applicant shall construct no more than 40 homes within this tract before cross -
access routes, an emergency access route or other secondary tract access is
improved as required by the City Engineer.
Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, bus
turnouts, dedicated turn lanes, and other features contained in the approved
construction plans may warrant additional street widths as determined by the City
Engineer.
45. Access points and turning movements of traffic shall be restricted as follows:
A. Main Project Entryway - Divided ingress/egress drive centered approximately 770
feet south of the most northerly tract boundary.
B. Connecting road (between Lots 12 and 13) to the property to the south. The City
may require that this connection be restricted to emergency use.
C. If required by the Fire Department, emergency access approved by the City
Engineer.
AOPCcoxTr26855revis d.wpd 9
Resolution 98-089
Conditions of Approval -Adopted
Brookfield Homes
TT 26855, Revised
46. 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.
47. 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.
48. 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.
49. 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.
50. 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 and to facilitate street sweeping. Unused
curb cuts on any lot shall be restored to normal curbing prior to final inspection of
permanent building(s) on the lot.
51. 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 8 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 listed structural sections are minimums, not defaults. Street pavement sections
shall be designed using Caltrans design procedures with site -specific data for soil
strength and traffic volumes.
A:\PC.00A.TT26855revised.wpd 10
Resolution 98-089
Conditions of Approval -Adopted
Brookfield Homes
TT 26855, Revised
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 at the time proposed
for construction) 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.
52. Final inspection and occupancy of homes or other permanent buildings within the
development will not be approved until the homes or permanent buildings have
improved access, including street and sidewalk improvements, traffic control devices
and street name signs, to publicly -maintained streets. 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
53. 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.
54. The applicant shall provide landscape improvements in the perimeter setback areas or
lots along Jefferson Street.
55. 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.
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.
56. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas
outside the right of way unless otherwise approved by the City Engineer.
A:\PC.COAT726855revised.wpd 11
Resolution 98-089
Conditions of Approval -Adopted
Brookfield Homes
TT 26855, Revised
57. 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.
58. Unless otherwise approved by the City Engineer, common basins and park areas shall
be designed with grades and turf grass surface which can be mowed with standard
tractor -mounted equipment.
59. The applicant shall ensure that landscaping plans and utility plans are coordinated to
provide visual screening of above -ground utility structures.
60. Prior to final map approval, the applicant shall submit landscaping drawings, in
conformance with the current Zoning Code, to the Community Development Department
for review and approval which identifies the following:
A. Landscaping, for the perimeter and entry areas including plant types, sizes,
spacing, location, and irrigation system. Desert or native plant species and drought
resistant planting materials shall be incorporated into the landscape plan. Lawn
shall be minimized and not used within five feet of the curb. No spray heads shall
be used adjacent to street curbing or sidewalk areas. All trees within the
landscape setback, including berming of perimeter setbacks, shall be a minimum
24-inch box, 1.5 inch calipher size. Berming shall be included with a gentle slope
of one to three feet.
QUALITY ASSURANCE
61. The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
62. 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. Testing shall include a retention basin sand filter percolation test, as
approved by the City Engineer, after required tract improvements are complete and soils
have been permanently stabilized.
63, 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.
A:\PC.COXTM6855revised.Wpd 12
Resolution 98-089
Conditions of Approval -Adopted
Brookfield Homes
TT 26855, Revised
64. 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
65. The applicant shall make provisions for continuous and perpetual maintenance of all
required improvements unless and until expressly released from said responsibility by
the City.
FEES AND DEPOSITS
66. 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.
67. Parkland fees shall be paid prior to final map approval as required by the Subdivision
Ordinance (Chapter 13.48).
TRACT DESIGN
68. Development of the project site shall comply with Tentative Tract Map Exhibit, as
contained in the Community Development Department's file for this tentative tract, and
with the following conditions, which conditions shall take precedence in the event of any
conflict with the provisions of the tentative tract map.
69. Structures shall have a "windows closed" condition requiring a mechanical ventilation
system and upgraded window with a minimum sound transmission class rating for Lots
1 through 10.
70. A minimum six-foot high, solid, decorative, masonry wall with a two and a half foot berm
shall be provided along the perimeters of the project; the wall shall be a meandering
wall along the Jefferson Street perimeter of the project. The exact location, design, and
materials shall be subject to review and approval by the Community Development
Department prior to issuance of a grading permit.
71. All lighting facilities shall comply with Chapter 9.60.160 (Outdoor Lighting) and be
designed to minimize light and glare impacts to surrounding property. All lighting to be
installed shall be subject to review and approval by the Community Development
Department.
A:\PC.COkM6855revis d.wpd 13
Resolution 98-089
Conditions of Approval -Adopted
Brookfield Homes
TT 26855, Revised
72. If installed, design of security gate entry shall be reviewed and approved by the Public
Works and Community Development Departments prior to final map approval.
BUILDING AND SITE DESIGN
73. Single-family lots 1 through 10 shall be developed with one story units, not to exceed
22 feet in height.
FIRE MARSHAL
74. The applicant shall comply with the requirements of the Fire Marshal, who may approve
alternate means of compliance where deemed appropriate and equivalent to these
standards:
A. Fire hydrants in accordance with CVWD Standard W-33 shall be located at each
street intersection spaced not more than 330 feet apart in any direction with no
portion with no portion of any lot frontage more than 165 feet from a fire hydrant.
Minimum fire flow shall be 1000 gpm for a 2 hour duration at 20 psi. Blue dot
reflectors shall be mounted in the middle of streets directly on line with fire
hydrants.
B. Applicant/developer will provide written certification from the appropriate water
company that the required fire hydrant(s) are either existing or that financial
arrangements have been made to provide them.
C. 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. The
plans shall conform with the Fire Marshal's requirements for types, location and
spacing of hydrants and 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."
D. 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.
A:\PC.COATT26855reviwd.wpd 14
Resolution 98-089
Conditions of Approval -Adopted
Brookfield Homes
TT 26855, Revised
E. If installed, 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 Department for review/approval prior to installation.
F. 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.
MANAGEMENT
76. Prior to the recordation of the final map, the applicant shall submit to the Community
Development Director the following documents which shall demonstrate to the
satisfaction of the City that the open space/recreation areas and private streets and
drives shall be maintained in accordance with the intent and purpose of this approval.
A. The document to convey title;
B. Covenants, Conditions, and Restrictions to be recorded; and,
C. Management and maintenance agreement to be entered into with the unit/lot
owners of this land division.
The approved Covenants, Conditions, and Restrictions shall be recorded a the same
time that the final subdivision map is recorded.
A Homeowner's Association, with the unqualified right to assess the owners of the
individual units for reasonable maintenance costs, shall be established and
continuously maintained. The association shall have the right to lien the property of any
owners who default in the payment of their assessments. Such lien shall not be
subordinate to any encumbrance other than a first deed of trust, provided that such
deed of trust is made in good faith and for value and is of record prior to the lien of the
homeowners association.
MISCELLANEOUS
77. Grading, drainage, street, lighting, landscaping & irrigation, park, gate, and perimeter
wall and meandering sidewalk plans are not approved for construction until they have
been signed by the City Engineer.
78. Prior to issuance of Certificates of Occupancy for buildings within the tract, the applicant
shall install traffic control devices and street sign names along access roads to those
buildings.
AAPC.00ATT26855revis d.wpd 15
Resolution 98-089
Conditions of Approval -Adopted
Brookfield Homes
TT 26855, Revised
79. Street names shall be submitted and approved by the Community Development
Department prior to final map approval and street sign installation. Lot A and C of each
tract shall have the same street name.
79. All potential purchasers of lots shall be notified in writing there are horses on
surrounding properties that may be allowed to remain. Method of notification shall be
approved by the Community Development Director prior to recordation of the final map.
80. Prior to recordation of the first final map, a reciprocal access easement shall be granted
allowing the ten acre property to the west (not a part of this subdivision) emergency
secondary access through Tentative Tract 26855.
81. Prior to issuance of a grading permit, the applicant shall submit to the Community
Development Department the a Phase I Archaeological Assessment ( in compliance
with CEQA guidelines) for the site, at applicant/developer's expense.
A:V'C.COATT86855reviwd.wpd 16