PCRES 2000-014PLANNING COMMISSION RESOLUTION 2000-014
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF TENTATIVE TRACT MAP TO
SUBDIVIDE 2.44 GROSS ACRES IN THE LOW
DENSITY RESIDENTIAL ZONING DISTRICT INTO
TEN SINGLE FAMILY LOTS, ONE STREET LOT, AND
THREE LETTERED LOTS LOCATED ON THE EAST
SIDE OF ADAMS STREET, APPROXIMATELY 360
FEET NORTH OF MILES AVENUE
CASE NO.: TENTATIVE TRACT MAP 29624
APPLICANT: WORLD DEVELOPMENT
WHEREAS, the Planning Commission of the City of La Quinta, California, did
on the 28`h day of March, and the 11`h day of April, 2000, hold a duly noticed Public Hearing
at the request of World Development to subdivide 2.44 gross acres in the Low Density
Residential Zoning District into ten single family residential lots, one street lot, and three
lettered landscape lots generally located on the east side of Adams Street, 360 feet north
of Miles Avenue, more particularly described as:
Parcel 2 of Tentative Parcel Map 29288
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 to approve said Tentative
Tract Map 29624:
Finding Number 1 - Consistency with CEQA
Subsequent Environmental Assessment 99-382 was prepared for the proposed
residential subdivision with a recommended Mitigated Negative Declaration of
Environmental Impact. Special studies for noise, geotechnical issues, biology,
cultural resources, and hydrology were prepared for the environmental review. With
the implementation of the recommended mitigation measures for noise and
biological issues, impacts will be mitigated to a level of insignificance.
Finding Number 2 - Consistency with the General Plan
The proposed tentative tract map is consistent with the City's General Plan with the
implementation of Conditions of Approval to provide for adequate stormwater
drainage for each lot, and the appropriate cul de sac radius width of 45 feet. The
PALE SLI E\peresTTM29624 World3-28-2000.wpd
Planning Commission Resolution 2000-014
Tentative Tract 29624- Final
April 11, 2000
project proposes 4 dwelling units per acre which is consistent with the Low Density
Residential land use designation of 2 to 4 dwelling units per acre.
Finding Number 3 - Consistency of Design and Improvements
The design and improvements of the proposed subdivision are consistent with the
City's General Plan, with the implementation of recommended conditions of
approval to ensure proper sidewalk widths and location, and timing of their
construction.
Finding Number 4 - Consistency of Public Easements
As conditioned, the design of the subdivision and type of improvements, acquired
by the public at large, for access through or use of property within the proposed
subdivision will not conflict with such easements.
Finding Number 5 - Public Health and Safety
The design of the subdivision and type of improvements are not likely to cause
serious public health problems, in that this issue was considered in Environmental
Assessment 99-382 and Subsequent Environmental Assessment 99-382, in which
no significant health or safety impacts were identified for the proposed project.
Finding Number 6 - Suitability of Site
The site of the proposed subdivision is physically suitable for the proposal as slopes
do not exceed 20% and there are no identified geological constraints on the
property that would prevent development pursuant to the geotechnical study
prepared for the subdivision.
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
Tentative Tract Map 29624;
3. That it does recommend approval of Tentative Tract Map 29624 to the City Council
for the reasons set forth in this Resolution and subject to the attached conditions.
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Planning Commission Resolution 2000-014
Tentative Tract 29624- Final
April 11, 2000
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta
Planning Commission held on this 11th day of April, 2000, by the following vote, to wit:
AYES: Commissioners Abels, Butler, Tyler, and Vice Chairman Robbins
NOES: None
ABSENT: Chairman Kirk
ABSTAIN: None C.
Qj'a
STEVE ROBBINS, Vice Chairman
City of La Quinta, California
ATTEST:
f'2Y HE MAN, Community Development Director
of La uinta, California
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PLANNING COMMISSION RESOLUTION 2000-014
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29624
WORLD DEVELOPMENT
APRIL 11, 2000
GENERAL
1. 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.
2. This tentative map and any final maps thereunder 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).
3. 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
• Desert Sands 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 CWQCB acknowledgment of the applicant's
Notice of Intent 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.
4. Final maps under this tentative map shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at the time
of final map approval.
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Planning Commission Resolution 2000-014
Conditions of Approval - Adopted
Tentative Tract Map 29624 - World Development
April 11, 2000
PROPERTY RIGHTS
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. Rights of way and easements required of this map include:
A. PUBLIC STREETS
1) Adams Street: 44-foot half of an 88-foot right of way.
B. PRIVATE STREETS
1) Ladera Drive: 29-foot width with parking provided on -site and enforced by
the Homeowners Association. For cul de sac bulb, be similar in form to
Riverside County Standard 800 with 45-foot radius, unless the General Plan
requirement is changed to allow a smaller radius.
B. LANDSCAPE LOTS AND DRAINAGE EASEMENT
1) The applicant shall create lettered common landscape lots at the north end
of the cul de sac (approximately 60 feet wide) and of the easterly 75 feet,
plus or minus, of Lot 10 for maintenance by the homeowner's association.
The applicant shall grant a permanent easement across the latter lot or a
portion thereof, as necessary, to accept and convey drainage from Parcel
1 of Tentative Parcel Map 29288.
8. 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.
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. Adams Street - 10 feet.
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Planning Commission Resolution 2000-014
Conditions of Approval - Adopted
Tentative Tract Map 29624 - World Development
April 11, 2000
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 Adams Street with the
exception of the temporary construction access.
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. 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
14. The applicant shall cause no easements to be granted or recorded over any portion of
this property between the date of approval of this tentative map 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)
15. 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
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.
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Planning Commission Resolution 2000-014
Conditions of Approval - Adopted
Tentative Tract Map 29624 - World Development
April 11, 2000
16. 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 &
Drainage," and "Landscaping." Precise grading plans shall have signature blocks for
Community Development Director and the Building Official. All other plans shall have
signature blocks for the City Engineer. Plans are not approved for construction until
they are signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike 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.
17. 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.
18. 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.
IMPROVEMENT AGREEMENT
19. 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 construct additional improvements subject to
reimbursement by others, 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,
the Applicant shall, at the time of approval of a map or other development or building
permit, reimburse the City for the cost of those improvements.
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Planning Commission Resolution 2000-014
Conditions of Approval - Adopted
Tentative Tract Map 29624 - World Development
April 11, 2000
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.
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 required herein have been previously secured with the underlying
Tentative Parcel Map 29288, the applicant will not be required to duplicate that
security. However, final inspection and occupancy of homes in this tract will not be
approved until the improvements are complete unless the applicant has an approved
phasing plan and is in compliance with the provisions of the plan.
22. 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 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.
23. If improvements are phased with multiple final maps or other administrative approvals
(e.g., Site Development Permits), 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.
24. 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.
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Planning Commission Resolution 2000-014
Conditions of Approval - Adopted
Tentative Tract Map 29624 - World Development
April 11, 2000
GRADING
25. 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 or may
be located within a flood hazard area as identified on the 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 furnish certifications as required by FEMA that the
above conditions have been met.
26. Prior to issuance of a grading permit, the applicant shall furnish a preliminary
geotechnical ("soils") report and an approved 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.
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.
27. 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.
28. 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.
The limits given in this condition and the previous condition are not entitlements and
more restrictive limits may be imposed in the map approval or plan checking process.
If compliance with the limits is impractical, however, the City will consider alternatives
which minimize safety concerns, maintenance difficulties and neighboring -owner
dissatisfaction with the grade differential.
29. 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.
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Planning Commission Resolution 2000-014
Conditions of Approval - Adopted
Tentative Tract Map 29624 - World Development
April 11, 2000
30. 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.
31. Prior to issuance of building permits, the applicant shall provide building pad
certifications stamped and signed by qualified engineers or surveyors. For each pad,
the certification shall list the approved elevation, the actual elevation, the difference
between the two, if any, and pad compaction. The data shall be organized by lot
number and listed cumulatively if submitted at different times.
DRAINAGE
32. This tract and the adjacent Parcel 1 from Tentative Parcel Map 29288 will be allowed
to convey runoff along existing streets to retention basins constructed for Tract 23913
(Quinterra)• The design of this site shall include provisions for surface flow of runoff
from Parcel 1 to the surface of Ladera Drive.
UTILITIES
33. The applicant shall obtain the approval of the City Engineer for the location of all utility
lines within the right of way and 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 practical and aesthetic purposes.
34, All new utility lines shall be installed underground with the proposed development.
35. Utilities shall be installed prior to overlying hardscape. For installation of utilities in
existing, improved streets, the applicant shall comply with trench restoration
requirements maintained or required by the City Engineer. The applicant shall provide
certified reports of trench compaction for approval of the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
36. 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
1) Adams Street - Construct eight -foot sidewalk.
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Planning Commission Resolution 2000-014
Conditions of Approval - Adopted
Tentative Tract Map 29624 - World Development
April 11, 2000
B. ON -SITE PRIVATE STREETS
11 Ladera Drive - 28-foot travel width (between curb faces). The cul de sac
bulb shall be similar in form to Riverside County Standard 800 with a 44.5-
foot radius, unless the General Plan is amended to allow a smaller radius.
C. Applicant provides gate and turnaround on Ladera Drive.
37. Improvements shall include appurtenances such as traffic control signs, markings and
other devices, raised medians if required, street name signs, and sidewalks. Mid -block
street lighting is not required.
38. 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 shall be stamped and signed by qualified engineers.
39. Streets shall have vertical curbs 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.
40. 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" c.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"
41. 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.
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Planning Commission Resolution 2000-014
Conditions of Approval - Adopted
Tentative Tract Map 29624 - World Development
April 11, 2000
42. 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.
LANDSCAPING
43. The applicant shall provide landscaping in required setbacks and common lots.
44. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a licensed landscape architect.
The applicant shall submit 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 by the
City Engineer. Plans are not approved for construction until signed by the City
Engineer.
45. 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.
PUBLIC SERVICES
46. The applicant shall provide public transit improvements as required by Sunline Transit
and approved by the City Engineer.
QUALITY ASSURANCE
47. The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
48. 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.
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Planning Commission Resolution 2000-014
Conditions of Approval - Adopted
Tentative Tract Map 29624 - World Development
April 11, 2000
49. 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, specifications
and applicable regulations.
50. Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all improvement plans which were signed by the City. 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.
MAINTENANCE
51. The applicant shall maintain required public improvements until expressly released from
this responsibility by the appropriate public agency. The applicant shall make
provisions in the CC&Rs for continuous, perpetual maintenance of the perimeter wall
and landscaping and the common landscape lot required herein.
FEES AND DEPOSITS
52. 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.
MISCELLANEOUS
53. The design of the perimeter wall along Adams Street shall be slump stone with a 1-
inch masonry cap and pilasters to match the wall at each property line point. The wall
shall be curved at the southwest corner, adjacent to Adams Street.
54. Prior to issuance of a grading permit, final perimeter landscaping plans shall be revised
to include:
A. A three foot high landscape berm along Adams Street.
B. Minimum 10-foot tall tree sizes (1.5-inch to 2-inch caliper measuring 6-
inches from ground level).
C. A plant palette that matches that approved for SDP 99-655 (First School of
the Desert) along Adams Street.
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Planning Commission Resolution 2000-014
Conditions of Approval - Adopted
Tentative Tract Map 29624 - World Development
April 11, 2000
55. At locations where the proposed development shares a common property line where
an existing wall encloses properties in the adjacent development, the Applicant shall
accomplish the Zoning Code required 5-foot minimum wall height in accordance with
one of the following methods:
A. If permission from the adjacent property owner is received, and if additional
wall height can be structurally achieved, add additional course(s) of
matching block to the existing wall. This alternative shall be rejected by the
adjacent landowner before utilizing the second alternative.
B. If the adjacent property owner does not consent to the first alternative, the
Applicant shall achieve the 5-foot minimum wall height by constructing a
new wall with matching block, as close as physically possible, adjacent to
the existing wall, and fill the empty space between the two walls with pea
gravel and slurry cap. The two walls shall be structurally bound together
with tie rods.
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