PCRES 1999-080PLANNING COMMISSION RESOLUTION 99-080
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL TO INCREASE NUMBER
OF SINGLE FAMILY LOTS FROM 133 TO 152, ADD OTHER
COMMON LOTS, AND REMOVE A PRIVATE STREET LOT,
ON 172.88 ACRES LOCATED AT THE NORTHEAST
CORNER OF MADISON STREET AND AVENUE 58
CASE NO.: REVISED TENTATIVE TRACT MAP 29147
APPLICANT: KSL LAND CORPORATION
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 23`d day of November, 1999, hold a duly noticed Public Hearing for KSL LAND
CORPORATION for development of 152 single family residential lots, a future
development lot and other common lot subdivision on 172.88 acres in Specific Plans 83-
002 and 90-017, generally located at the northeast corner of Madison Street and Avenue
58, more particularly described as:
Parcels 4 and 5 of Lot Line Adjustments 95-208 and 98-286; SW 1/4 of
Section 22, T6S, R7E, SBBM (APN: 761-140-015, 761-170-036 thru -039)
WHEREAS, said Revised Tentative Tract Map has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of 1970"
as amended (Resolution 83-63). The La Quinta Community Development Department has
determined that Tentative Tract Map 29147 is within Specific Plans 83-002 and 90-017
and is exempt from the California Environmental Quality Act of 1970, as amended, per
Public Resources Code Section 65457(a). Environmental Impact Reports (State
Clearinghouse Numbers 83062922 and 90020727) for the Specific Plans were certified by
the City Council in 1984 and 1991, respectively. No changed circumstances or conditions
exist which would trigger the preparation of a subsequent environmental impact report
pursuant to Public Resources Code 21166; 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 recommending approval
of said Revised Tentative Tract Map 29147:
Finding Number 1 - Consistency with General Plan:
A. The property is designed Low Density Residential (LDR). The Land Use Element
of the General Plan allows residential land uses. The project is consistent with the
goals, policies and intent of the La Quinta General Plan Land Use Element
(Chapter 2 ) because residential lots are proposed and the density is less than
allowed. The project, as conditioned, is consistent with the goals, objectives, and
policies of the General Plan Circulation Element in that the perimeter streets will be
improved as required.
Finding Number 2 - Consistency with Specific Plans 83-002 (Amendment #3) and 90-017
and City Zoning Ordinance:
A. The proposed single family lots exceed the minimum size requirement of 6,500
square feet. Specific Plan 83-002 allows 5,000 houses and SP 90-017 allows 880
houses oriented around golf courses and other resort commercial land uses. The
proposed 152 residential lots are consistent with and will not negatively impact the
overall growth and development of PGA West.
B. The proposed single family lots are consistent with the City's Zoning Code in that
development standards and criteria contained in the PGA West Specific Plans
supplement and/or replace those in the City's Zoning Code. Detached (or attached)
single family houses will be built as required. Conditions are recommended
ensuring compliance with both the PGA West Specific Plans and Zoning Code.
Finding Number 3 - Compliance with the California Environmental Quality Act:
A. Revised Tentative Tract Map 29147 is within Specific Plans 83-002 and 90-017.
The project is exempt from the California Environmental Quality Act per Public
Resources Code Section 65457(a). Environmental Impact Reports (State
Clearinghouse Numbers 83062922 and 90020727) were certified by the City
Council in 1984 and 1991 for each specific plan, respectively. No changed
circumstances, or conditions, exist which would trigger the preparation of a
subsequent Environmental Impact Report pursuant to Public Resources Code
21166.
Finding Number 4 - Site and Landscape Design:
A. The proposed site design conforms with the design guidelines identified in SP 83-
002 and 90-017 and provides a harmonious transition between other approved
residential lots in PGA West.
B. The proposed common landscaping will be privately maintained. The landscape
areas complement the surrounding residential areas in that it enhances the
aesthetic and visual quality of the area.
C. The site is relatively flat which makes it physically suitable for the proposed land
division.
Finding Number 5 - Site Improvements:
A. Stormwater runoff will be diverted to the existing golf courses to ensure on- and off -
site properties are not impacted from seasonal storms. Well sites and tract grading
will be designed to direct and dispose of all blow -off water on site.
B. The proposed private streets serve all proposed lots and connects to other existing
streets in the PGA West development. Internal access is provided as required
ensuring public safety vehicles proper access to this residential area.
C. Infrastructure improvements such as gas, electric, sewer, and water will be
extended to service the site in underground facilities as planned under the Specific
Plan. No adverse impacts have been identified based on letters of response from
affected public agencies.
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 hereby require compliance with those mitigation measures required for
Specific Plans 83-002 and 90-017, as amended,
3. That it does hereby confirm the conclusion that the Environmental Impact Reports
for the Specific Plans 83-002 and 90-017, as amended, assessed the
environmental concerns of this revised tentative tract map; and,
4. That it does recommend approval to the City Council of Revised Tentative Tract
Map 29147 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 the 23rd day of November, 1999, by the following vote, to
wit.
AYES: Commissioners Abels, Butler, Robbins, Tyler, and Chairman Kirk
NOES: None
ABSENT: None
ABSTAIN: None
O IRK, Chairman
City of La Quinta, California
ATTEST:
RY HERMAN, Community Development Director
of La Quinta, California
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PLANNING COMMISSION RESOLUTION 99-080
CONDITIONS OF APPROVAL - ADOPTED
REVISED TENTATIVE TRACT MAP 29147
KSL LAND CORPORATION
NOVEMBER 23, 1999
1. This approval shall expire and become null and void on December 7, 2001, unless
an extension of time is granted according to the requirements of Section 13.12.150
of the Subdivision Ordinance.
2. The subdivider agrees to defend, indemnify, and hold harmless the City of La Quinta
(the "City"), its agents, officers and employees from any claim, action or proceeding
to attack, set aside, void, or annul the approval of this tentative map or any final
map thereunder. The City shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the subdivider of any claim, action or proceeding and
shall cooperate fully in the defense.
3. The tentative map and all final maps pursuant thereto shall comply with the
requirements and standards of § § 66410 through 66499.58 of the California
Government Code (the Subdivision Map Act) and Chapter 13 of the La Quinta
Municipal Code (LQMC).
4. Prior to the issuance of a grading, construction or building permit, 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 (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
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
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Planning Commission Resolution 99-080
Revised Tentative Tract Map 29147- Adopted
November 23, 1999
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.
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5. Prior to approval of a final map, the applicant shall acquire or confer easements and
other property rights required of the tentative map or otherwise necessary for
construction or proper functioning of the proposed development. Conferred rights
shall include irrevocable offers to dedicate or grant access easements to the City
for emergency services and for maintenance, construction, and reconstruction of
essential improvements.
6. The applicant shall dedicate or grant 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.
7. Right of way dedications required of this development include:
A. Madison Street - 55-foot half of 110-foot right of way.
B. Avenue 58 - 55-foot half of 110-foot right of way.
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 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 interim easements to those areas within
60 days of written request by the City.
8. The applicant shall dedicate ten -foot public utility easements contiguous with and
along both sides of all private streets. The easements may be reduced to five feet
with the express concurrence of IID.
9. The applicant shall create perimeter setbacks along public rights of way as follows
(listed setback depth is the average depth if meandering wall design is approved):
A. Madison Street - 20 feet
B. Avenue 58 - 20 feet
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Planning Commission Resolution 99-080
Revised Tentative Tract Map 29147- Adopted
November 23, 1999
The setback requirement applies to all frontage including, but not limited to,
remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the
applicant shall dedicate blanket easements for those purposes.
10. The applicant shall dedicate easements necessary for placement of and access to
utility lines and structures, drainage basins, mailbox clusters, park lands, and
common areas.
11. The applicant shall vacate abutter's rights of access to public streets and properties
from all frontage along those streets and properties except access points shown on
the approved tentative map.
12. The applicant shall furnish proof of 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.
13. 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.
14, Prior to approval of a final map, 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 items 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.
IMPROVEMENT PLANS
As used throughout these conditions of approval, professional titles such as "engineer,"
"surveyor," and "architect" refer to persons currently certified or licensed to practice
their respective professions in the State of California.
_ 15. Improvement plans shall be prepared by or under the direct supervision of qualified
engineers and landscape architects, as appropriate. Plans shall be submitted on 24"
x 36" media in the categories of "Rough Grading," "Precise Grading," "Streets &
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Planning Commission Resolution 99-080
Revised Tentative Tract Map 29147- Adopted -
November 23, 1999
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,
equestrian paths, entry drives, gates, and parking lots. "Landscaping" plans shall
normally include irrigation improvements, landscape lighting and entry monuments.
"Precise Grading" plans shall normally include perimeter walls.
Plans for improvements not listed above shall be in formats approved by the City
Engineer.
16. 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.
17. When final plans are approved by the City, 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 items 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.
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.
1 •;$ u i ;
18. Depending on the timing of development of the lots or parcels created by this map
and the status of off -site improvements at that time, the subdivider may be required
to construct improvements, to reimburse others who construct improvements that
are obligations of this map, to secure the cost of the improvements for future
construction by others, or a combination of these methods.
In the event that any of the improvements required herein are constructed by the
City prior to approval of any final map pursuant to this tentative map, the applicant
shall, at the time of approval of the final map, reimburse the City for the cost of
those improvements.
19. 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
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Planning Commission Resolution 99-080
Revised Tentative Tract Map 29147- Adopted
November 23, 1999
certificate of compliance for a waived parcel map. For secured agreements,
security provided, and the release thereof, shall conform with Chapter 13, LQMC.
Improvements to be made or agreed to shall include removal of any existing
structures or obstructions which are not part of the proposed improvements.
20. If improvements are secured, the applicant shall provide estimates of improvement
costs for checking and approval by the City Engineer. 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 other
agencies shall be approved by those agencies. Security is not required for
telephone, gas, or T.V. cable improvements. However, development -wide
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.
21. If improvements are phased with multiple final maps or other administrative
approvals (e.g., a Site Development Permit), off -site improvements and common
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 and subsequent phases unless a
construction phasing plan is approved by the City Engineer.
22. If the applicant fails to construct improvements or satisfy obligations in a timely
manner or as specified in an approved phasing plan or in an improvement
agreement, the City shall have the right to halt issuance of building permits or final
building inspections, withhold other approvals related to the development of the
project or call upon the surety to complete the improvements.
23. The applicant's obligations for portions of the required 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.
24. This development shall comply with Chapter 8.11 of the LQMC (Flood Hazard
Regulations). If any portion of any proposed building lot in the development is
located within or immediately adjacent to a flood hazard area as identified on the
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Planning Commission Resolution 99-080
Revised Tentative Tract Map 29147- Adopted
November 23, 1999
City's Flood Insurance Rate Maps, the development shall be graded to ensure that
all floors and exterior fill (at the foundation) are above the level of the project (100-
year) flood and building pads are compacted to 95% Proctor Density as required in
Title 44 of the Code of Federal Regulations, Section 65.5(a) (6). Prior to issuance
of building permits for lots which are so located, the applicant shall receive
Conditional Letters of Map Revision based on Fill (CLOMR/F) from FEMA. Prior to
final acceptance by the City of subdivision improvements, the applicant shall have
received final LOMR/Fs for all such lots.
25. The applicant shall furnish a preliminary geotechnical ("soils") report and a grading
plan prepared by a qualified engineer. The grading plan shall conform with the
recommendations of the soils report and be certified as adequate by a soils engineer
or engineering geologist. The plan must be approved by the City Engineer prior to
issuance of a grading permit. A statement shall appear on final maps (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. 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.
27. 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 or parcel map, 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.
28. 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. 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.
29. The applicant shall maintain graded, undeveloped land to prevent wind and water
erosion of soils. The land shall be planted with interim landscaping or provided with
other erosion control measures approved by the Community Development and Public
Works Departments.
30. Prior to issuance of building permits, the applicant shall provide building pad
certifications stamped and signed by a civil engineer or surveyor. The certifications
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Planning Commission Resolution 99-080
Revised Tentative Tract Map 29147- Adopted
November 23, 1999
shall list approved pad elevations, actual elevations, 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.
31. Stormwater water and nuisance water handling shall conform with the approved
hydrology and drainage plans for Specific Plans 83-002 and 90-017.
UTILITIES
32. The applicant shall obtain the approval of the City Engineer for the location of all
above -ground utility structures including, but not limited to, traffic signal cabinets,
electrical vaults, water valves, and telephone stands, to ensure optimum placement
for aesthetic as well as practical purposes.
33. Existing and proposed wire and cable utilities within or adjacent to the proposed
development shall be installed underground. Power lines exceeding 34.5 kv are
exempt from this requirement.
34. Underground utilities shall be installed prior to overlying hardscape. The applicant
shall provide certified reports of trench compaction for approval of the City
Engineer.
35. The applicant shall install the following street improvements to conform with the
General Plan street type noted in parentheses. (Public street improvements shall
conform with the City's General Plan in effect at the time of construction.)
A. OFF -SITE STREETS
11 Madison Street (Primary Arterial) - Construct the east half of a 86-foot
street improvement including the full 18-foot landscape median.
2) Avenue 58 (Primary Arterial) - Construct the north half of a 86-foot
street improvement including half of the 18-foot landscape median.
3► Traffic Signals - 100% of the cost to design and install traffic signals at
the secondary residential access drives on Madison Street and Avenue
58, when warranted.
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Planning Commission Resolution 99-080
Revised Tentative Tract Map 29147- Adopted
November 23, 1999
B. PRIVATE STREETS AND CULS DE SAC
1) Residential: 36-foot travel width. Width may be reduced to 32 feet with
parking restricted to one side and 28 feet with on -street parking
prohibited if there is adequate off-street parking for residents and visitors
and the applicant provides for perpetual enforcement of the restrictions
by the homeowners association.
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.
36. General access points and turning movements of traffic are limited to the following:
A. Secondary Residential Access on Madison Street approximately 1,490 feet
north of the centerline of Avenue 58 - full turning movements (with traffic
signal).
B. Secondary Residential Access on Avenue 58 approximately 1,490 feet east
of the centerline of Madison Street - full turning movements (with traffic
signal).
37. Improvements shall include appurtenances such as traffic control signs, markings
and other devices. Mid -block street lighting is not required.
38. The applicant may be required to extend improvements beyond development
boundaries to ensure they safely integrate with existing improvements (e.g.,
grading; traffic control devices and transitions in alignment, elevation or dimensions
of streets and sidewalks).
39. Improvements shall be designed and constructed in accordance with the LQMC,
adopted standards, supplemental drawings and specifications, and as approved by
the City Engineer. Improvement plans for streets, access gates and parking areas
shall be stamped and signed by qualified engineers.
40. Street right of way geometry for knuckle turns and corner cut -backs shall conform
with Riverside County Standard Drawings #801 and #805 respectively unless
otherwise approved by the City Engineer.
41. Streets shall have vertical curbs or other approved curb configurations which _
convey water without ponding and provide lateral containment of dust and residue
for 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.
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Planning Commission Resolution 99-080
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November 23, 1999
42. The applicant shall design street pavement sections using Caltrans' design
procedure (20-year life) and site -specific data for soil strength and anticipated traffic
loading (including construction traffic)• Minimum structural sections shall be as
follows (or approved equivalents for alternate materials):
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"
43. The applicant shall submit current mix designs (less than two years old at the time
of construction) for base, asphalt concrete and Portland cement concrete. The
submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include recent
(less than six months old at the time of construction) aggregate gradation test
results confirming that design gradations can be achieved in current production.
The applicant shall not schedule construction operations until mix designs are
approved.
44. The City will conduct final inspections of homes and other habitable buildings only
when the buildings have improved street and (if required) sidewalk access to
publicly -maintained streets. The improvements shall include required traffic control
devices, pavement markings and street name signs. If on -site streets are initially
constructed with partial pavement thickness, the applicant shall complete the
pavement prior to final inspections of the last ten percent of homes within the tract
or when directed by the City, whichever comes first.
45. The applicant shall provide landscaping in required setbacks, retention basins and
common lots.
46. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a licensed landscape architect and
comply with Chapter 8.13 of the Municipal Code.
The applicant shall submit off -site landscaping plans for approval by the Community
Development Department prior to plan checking by the Public Works Department.
When plan checking is complete, the applicant shall obtain the signatures of CVWD
and the Riverside County Agricultural Commissioner prior to submitting for signature
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November 23, 1999
by the City Engineer. Plans are not approved for construction until signed by the
City Engineer.
47. 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 18 inches of curbs along public streets.
48. 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.
49. The landscape improvements for Madison Street shall be designed to comply with
Policy 3-4.1.6 of the General Plan (i.e., Agrarian Image Corridor).
50. The applicant shall ensure that landscaping plans and utility plans are coordinated
to provide visual screening of above -ground utility structures.
51. The developer and subsequent property owner shall continuously maintain all
required landscaping in a healthy and viable condition as required by Section
9.60.240 (E3) of the Zoning Ordinance.
52. The applicant shall provide public transit improvements as required by Sunline
Transit and/or the City.
QUALITY ASSURANCE
53. The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
54. The applicant shall employ or retain qualified civil engineers, geotechnical engineers,
surveyors, or other appropriate professionals to provide sufficient construction
supervision to be able to furnish and sign accurate record drawings.
55. The applicant shall arrange and bear the cost of measurement, sampling and testing
procedures not included in the City's inspection program but required by the City
as evidence that construction materials and methods comply with plans and
specifications. Where retention basins are installed, testing shall include a sand
filter percolation test, as approved by the City Engineer, after tributary -area
improvements are complete and soils have been permanently stabilized.
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November 23, 1999
56. Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all public improvement plans which were signed by the City
Engineer. Each sheet shall be clearly marked "Record Drawings," "As -Built" or "As -
Constructed" and shall be stamped and signed by the engineer or surveyor
certifying to the accuracy of the drawings. The applicant shall revise the CAD or
raster -image files previously submitted to the City to reflect as -constructed
conditions.
Y ASSURAN
57. The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
58. 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.
59. The applicant shall employ, or retain, California registered civil engineers,
geotechnical engineers, or surveyors, as appropriate, who will provide, or have their
agents provide, sufficientsupervision and verification of the construction to be able
to furnish and sign accurate record drawings.
60. 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.
61. The applicant shall make provisions for continuous, perpetual maintenance of all
required improvements unless and until expressly released from said responsibility
by the City. This shall include formation of a homeowner's association or other
arrangement acceptable to the City for maintenance of retention basins, common
areas and perimeter walls and landscaping.
62. Fire hydrants in accordance with Coachella Valley Water District Standard W-33
shall be located at each street intersection spaced not more than 330 feet apart in
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any direction with no portion of any lot frontage more than 165 feet from a fire
hydrant. Minimum fire flow shall be 1,000 g.p.m. for a 2-hour duration at 20 psi.
Blue dot reflectors shall be mounted in the middle of streets directly in line with fire
hydrants.
63. Applicant/developer will provide written certification for the appropriate water
company that the required fire hydrant(s) are either existing or that financial
arrangements have been made to provide them.
64. Prior to recordation of the final map, applicant/developer shall furnish one blueline
copy of the water system plans to the Fire Department for review/approval. Plans
shall conform to the fire hydrant types, location and spacing, and the system will
meet the fire flow requirements. Plans will be signed and approved by the
registered Civil Engineer and the local water company with the following
certification: "/ certify that the design of the water system is in accordance with the
requirements prescribed by the Riverside County Fire Department."
65. The required water system including fire hydrants will be installed and accepted by
the appropriate water agency prior to any combustible building materials being
placed on an individual lot.
66. 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.
67. 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.
68. Gate entrance openings shall be not less than 16 feet in width. All gates shall be
located at least 40 feet from the roadway and shall open to allow a vehicle to stop
without obstructing traffic on the road. Gates shall have either a secondary power
supply or an approved manual means to release mechanical control of the gate in
the event of loss of primary power.
FEES AND DEPOSITS
69. The applicant shall pay the City's established fees for plan checking and
construction inspection. Fee amounts shall be those in effect when the applicant
makes application for plan checking and permits.
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Planning Commission Resolution 99-080
Revised Tentative Tract Map 29147- Adopted
November 23, 1999
70. 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.
71. Plan check fees required by the Riverside Country Fire Department shall be paid
when plans are submitted for review and approval.
72. Prior to final map approval, parkland mitigation fees for houses within SP 90-017
shall be paid to the Community Development Department.
MISCELLANEOUS
73. All public agency letters received for this case are made part of the case file
documents for plan checking purposes.
74. Applicable conditions of Specific Plans 83-002 (Amendment #3) and 90-017 as
amended shall be met prior to building permit issuance.
75. The layout and design of the permanent tract access gates shall be approved by the
Community Development Department after review and approval by the Fire
Department.
76. The project's Homeowners' Association (HOA) will be organized to administer and
maintain common open space, perimeter landscaping, private roads, security, and
architectural consistency pursuant Section 12.0 (Phasing and Implementation) of
SP 90-017 and as required by SP 83-002.
77. Prior to building permit issuance, housing plans for the tract shall be reviewed and
approved by the Planning Commission.
78. The applicant shall construct an equestrian trail along the Madison Street frontage.
The location and design of the trail shall be approved by the City. A split rail fence
shall be constructed to separate the equestrian trail from the pedestrian sidewalk
and perimeter wall in accordance with Section 9.140.060 (Item E, 3a) of the Zoning
Ordinance. The equestrian facilities shall match the improvements being installed
for Tract 28838 and be completed prior to issuance of Certificate of Occupancy for
the first residence. Bonding for the equestrian facilities shall be posted prior to final
map approval.
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