PCRES 2001-071PLANNING COMMISSION RESOLUTION 2001- 071
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF AMENDING TRACT MAP 27840
(AMENDMENT #1) TO ALLOW A CHANGE TO
CONDITION #14 OF CITY COUNCIL RESOLUTION
94-25 REQUIRING UNDER GROUNDING OF
OVERHEAD TRANSMISSION LINES FOR SINGLE
FAMILY RESIDENTIAL SUBDIVISION IN RANCHO LA
QUINTA (SPECIFIC PLAN 84-004)
CASE NO.: AMENDING TRACT MAPS 27840
APPLICANT: T. D. DESERT DEVELOPMENT
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 8"' day of May, 2001, hold a duly noticed Public Hearing to consider
amending Condition No. 14 of City Council Resolution 94-25 to allow an exemption
to the under grounding of existing overhead utility lines on Imperial Irrigation District
high voltage power lines (92 Kv) for a subdivision of 55 acres into 130 single family
and other common lots, located on the southeast corner of Washington Street and 48"
Avenue in Rancho La Quinta connecting to Tracts 28343, 28640 and 27952; and
WHEREAS, the City Council of the City of La Quinta, California, did on
the 22"d day of February, 1994, hold a duly noticed Public Hearing approving the
subdivision of 55 acres into 130 single family and other common lots (i.e., TTM,
Amendment #1) under Resolution 94-25, located on the southeast corner of
Washington Street and 481h Avenue, more particularly described as:
Being a portion of Parcels 1, 2, 5 and 8 of Parcel Map 20469; NE and
NW Quarters of Sections 31 and 32, TSS, R7E, SBBM
WHEREAS, Tract Map 27840 was recorded with the County of Riverside
Recorder's Office on May 25, 1994; and
WHEREAS, the applicant is requesting to amend a final map pursuant to
Section 13.20.1 1 5 of the Subdivision Ordinance; and
WHEREAS, said Environmental Assessment has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" (as amended; Resolution 83-68 adopted by the La Quinta City Council) in that
RESOPCTT27840 Greg T -
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Planning Commission Resolution 2001 071
Final Tract Map 27840, Amendment k1
T. D. Desert Development
May 8, 2001
Page 2
the Community Development Department t has prepared an Initial Study (EA 2001-
4211 and has determined that the proposed project(s) could not have a significant
adverse impact on the environment based on the proposed mitigation measures and
a Mitigated Negative Declaration of Environmental Impact should be filed; 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:
A. The proposed Map Amendment is consistent with the City of La Quinta General
Plan and any applicable specific plans.
A Specific Plan and General Plan Amendments are being processed concurrently
with this application to ensuring compliance with City standards and
requirements.
The project is a Low Density Residential (LDR) District per the provisions of the
General Plan Update allowing a density of 2 to 4 units per acre; therefore,
provisions of Land Use Element (Chapter 2) are met. Specific Plan 84-004
designates the site as residential and golf course which permits single family
dwellings and golf related facilities. Tract Map 27840 is consistent with the
goals, policies and intent of the La Quinta General Plan and Specific Plan 84-
004 provided conditions contained herein are met to ensure consistency with
the General Plan, Specific Plan and mitigation of environmental consequences
pursuant to Final Environmental Impact Report #90 (Addendum).
B. The design, or improvement of, the proposed subdivision is consistent with the
La Quinta General Plan and any applicable specific plans.
All designs of streets and infrastructure improvements in the project conform
to City standards contained in the General Plan and Subdivision Ordinance as
designed. Private streets provide access to all lots and to adjacent tracts. The
density and design standards for the Tract comply with the Land Use Element
of the General Plan (Chapter 2) and the Specific Plan.
C. The design of the subdivision or the proposed improvements are not likely to
cause substantial environmental damage, or substantially injure fish or wildlife,
or their habitat.
The subject site is graded and is physically suitable for the proposed land
division. This project will not cause substantial environmental damage or injury
RESOPCTT27840 Greg T -
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Planning Commission Resolution 2001071
Final Tract Map 27840, Amendment 41
T. D. Desert Development
May 8, 2001
Page 3
to fish or wildlife, or their habitat because mitigation measures were completed
at the time the site was rough graded as required by SP 84-004, EIR No. 90
(Addendum), and Parcel Map 20469.
D. The design of the subdivision, or type of improvements, are not likely to cause
serious public health problems.
The design of the subdivision, as conditionally approved, will not cause serious
public health problems because they will install urban improvements based on
City, State, and Federal requirements, and Specific Plan 84-004. The existing
overhead transmission lines do not pose a threat adjacent properties in that they
were installed pursuant federal and state requirements under the supervision and
direction of the Imperial Irrigation District personnel.
E. The design of the subdivision, or type of improvements, will not conflict with
easements, acquired by the public at large, for access through, or use of,
property within the proposed subdivision.
The proposed streets are planned to provide direct access to each single family
lot. All required public easements will provide access to the site or support
necessary infrastructure improvements as required by SP 84-004.
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 reconfirm the conclusions of Final Environmental Impact
Report No. 90 (Addendum) and Environmental Assessment 98-357 for Specific
Plan 84-004; and,
3. That it does recommend approval to the City Council of Amending Tract Map
27840 for the reasons set forth in this Resolution and subject to the attached
conditions.
RESOPCTT27840 Greg T -
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Planning Commission Resolution 2001 071
Final Tract Map 27840, Amendment
T. D. Desert Development
May 8, 2001
Page 4
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on this 8`h day of May, 2001 by the following
vote, to wit:
AYES: Commissioners Abels, Butler, Kirk, Tyler, and Chairman Robbins
NOES: None
ABSENT: None
ABSTAIN: None
S JE BOBBINS, Chairman
City of La Quinta, California
ATTEST:
JF,F{RY ERMAN, Community Development Director
ty of ra Quinta, California
RESOPCTT27840 Greg T -
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PLANNING COMMISSION RESOLUTION 2001-071
CONDITIONS OF APPROVAL RECOMMENDED
AMENDING TRACT MAP 27840, RANCHO LA QUINTA
T.D. DESERT DEVELOPMENT
MAY 8, 2001
CONDITIONS OF APPROVAL
GENERAL
1 . The developer/property owner 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 including but not limited to indemnifying and
holding harmless the City from any challenge regarding SP 84-004 (Amendment
#4), GPA 2001-073, EA 2001-421, and affiliated subdivision maps. The City
of La Quinta shall have the right to select its defense counsel in its sole
discretion.
The City shall promptly notify the subdivider of any claim, action or proceeding
and shall cooperate fully in the defense.
2. Amending Tract Map No. 27840 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 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 Departments or 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 (per letter dated August 19, 1998)
• Imperial Irrigation District
• 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.
COND PC TR 27840 Orig. - GREG
Page I of 15
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Planning Commission Resolution 2001- 071
Conditions of Approval - Recommended
Amending Tract Map 27840
May 8, 2001
Page 2
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.
4. The approval shall be in compliance with all applicable conditions and applicable
provisions of SP 84-004 and applicable Development Agreement.
5. 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.
6. Construction shall comply with all local and State building code requirements as
determined by the Building and Safety Director.
7. Applicant shall provide landscape improvements in the setback lots along 481h
Avenue and Washington Street. Design of these setbacks shall be reviewed and
approved by the Planning Commission. The applicant is encouraged to minimize
steep slope designs within the perimeter landscaping setback areas along 48`h
Avenue. Use of lawn shall be minimized with no lawn and spray irrigation
within 5-feet of street curb.
8. Landscaping and irrigation plans for landscaped lots, common retention basins
and park facilities shall be prepared by a licensed landscape architect and
approved by the Community Development and Public Works Departments,
CVWD and the Riverside County Agricultural Commissioner.
9. Applicant shall insure that landscaping and utility plans are coordinated to
provide visual screening of aboveground utility structures.
10. Applicant shall submit a copy of the proposed grading, landscaping and
irrigation plans to the CVWD for review and approval with respect to the
District's Water Management Program.
TRACT AND BUILDING DESIGN
1 1 . Development of the project site shall comply with amended map Exhibit "A" for
TTM 27840, and the following conditions.
COND PC TR 27840 Orig. - GREG Page 2 of 15 U 9 4
Planning Commission Resolution 2001- 071
Conditions of Approval - Recommended
Amending Tract Map 27840
May 8, 2001
Page 3
12. The development of custom, single family lots, if any shall be governed by the
following:
A. The applicant shall establish a Design Review Committee to review and
approve all custom home development within the Tract. The main
objectives of this Committee shall be to assure building architecture,
building materials and colors, building heights and setbacks, and
landscape design follow appropriate design themes throughout the tract.
Procedures and operation of the committee shall be set forth in the
Tract's CC and R's.
B. Prior to issuance of an occupancy permit for any house within TTM
27840, landscaping/groundcover shall be installed and appropriately
maintained.
C. All roof -mounted equipment shall be screened form view at all sides by
design of the house. All ground -mounted mechanical equipment shall be
screened from view by methods approved by the Community
Development Department.
D. No two-story units shall be allowed within 75-feet of 48" Avenue per
Specific Plan 84-004.
E. Minimum dwelling unit sizes are 1,400 square feet (living area).
F. All dwelling units shall have a minimum two car garage measuring 20' by
in overall size.
G. Lot 60 of this map shall be increased to have a minimum frontage of 50
feet.
H. Prior to approval of any final map within this amended tentative map, golf
course Lots L through S of this map shall be merged with Parcel 5.
13. Any minor changes in lot mix, sizes, lines, or shapes, or street alignments, shall
be reviewed and approved by the Community Development Department prior to
any final map approvals for recordation.
r
COND PC TR 27840 Orig. - GREG Page 3 of U 0
Planning Commission Resolution 2001-071
Conditions of Approval - Recommended
Amending Tract Map 27840
May 8, 2001
Page 4
UTILITIES
14. A" existing and proposed utilitiee-ftdjac�����
V listened On dnelergmund facilities.
stibjeet to this requirement per the specific plan. Existing overhead lines and
all proposed utilities within or adjacent to the proposed development shall be
installed underground, unless otherwise permitted by General Plan Amendment
2000-073.
15, In areas where hardscape surface improvements are planned, underground
utilities shall be installed prior to the surface improvements. The applicant shall
provide certified reports of utility trench compaction tests for approval of the
City Engineer.
MAINTENANCE
16. Prior to 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 CC and R's shall be recorded at the same that the final map is recorded.
A Homeowners' Association with the unqualified right to access 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 HOA.
IMPROVEMENT AGREEMENT
17. Applicant shall construct, or enter into a secured agreement to construct, the
on- and off -site grading, streets, utilities, landscaping, on -site common area
improvements, and any other improvements required by these conditions and
shall meet all other obligations or secured said obligations before approval of
COND PC TR 27840 Orig. - GREG Page 4 of 15
Planning Commission Resolution 2001- 071
Conditions of Approval - Recommended
Amending Tract Map 27840
May 8, 2001
Page 5
this tentative map or before any final map(s) under this tentative tract map as
specified hereinafter.
Improvements to be made or agreed to shall include removal of any existing
structures or obstructions which are not part of the proposed improvements.
18, If tract improvements are phased with multiple final maps, off -site
improvements and tract -wide improvements (i.e., perimeter walls, common
areas and setback landscaping, and gates) required of any final map within this
map unless otherwise approved by the City Engineer. Tentative map
improvements shall be constructed or secured prior to approval of the first final
map.
The City Engineer may consider proposals by the applicant to stage the
installation of offsite and tract -wide improvements with development of two or
more final maps within the tentative map.
19. The applicant shall reimburse the development to the north for the actual cost
to that development for construction of improvements to the south side of
Avenue 48 contiguous to this tentative tract. This reimbursement may be
deferred until Phase II of the Rancho La Quinta development provided the
applicant provides security in guarantee of the reimbursement.
ACQUISITIONS AND DEDICATIONS
20. Applicant shall dedicate or deed public street right-of-way and utility easements
for the full Rancho La Quinta development of which this map is a part. Said
easements shall conform with the City's General Plan, Municipal Code,
applicable specific plans and as required by the City Engineer.
Dedications or deeds required for approval of this tract include:
A. Avenue 48: 55-feet width right-of-way
B. Washington Street: 60-feet half width right-of-way from the specific plan
centerline of Washington Street as amended and provided by the City.
Additional right-of-way as necessary to provide a minimum of 12 feet of
right-of-way behind the curbing for the full length of Washington Street
frontage. The main entryway shall include corner cutbacks in addition to
the 12-foot setback.
C. North boundary of tentative tract - easement for acceptance of drainage
from existing facilities in sag point in Avenue 48.
9'7
COND PC TR 27840 Orig. - GREG Page 5 of 15
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Planning Commission Resolution 2001- Q71
Conditions of Approval - Recommended
Amending Tract Map 27840
May 8, 2001
Page 6
Street right-of-way geometry for cul-de-sacs, knuckle turns and corner cutbacks
shall conform with Riverside County Standard Drawings #800, #801 and #805
respectively unless otherwise approved by the City Engineer.
Dedication or deeding of street rights -of -way and utility easements shall be
made within 60-days of written demand for such dedications by the City
Engineer concurrent with approval of any final map within this tentative map,
whichever event occurs first.
Prior to Final Map approval, the applicant shall make a good -faith effort to
acquire, at a fair price, the land parcel known as Riverside County APN 617-
310-023, a wedge of property lying between Washington Street and the
southwest corner of the Rancho La Quinta property. If successful in acquiring
the property, the applicant shall dedicate or deed right-of-way along the
Washington Street frontage of the property at the time of approval of the
tentative map.
If the applicant is not able to acquire the property at a fair price, the applicant --
shall, prior to approval of the final map, submit a request to the City to acquire
the property via the power of eminent domain. The request shall be guaranteed
by security in the amount of 150% of the appraised cost of the property plus
estimated legal fees, administrative fees and court costs. If the property is
acquired in this manner, the applicant shall deed or dedicate Washington Street
right-of-way and common -area setback lots along this property within 60 days
of the acquisition of the property.
The applicant shall be responsible for one third of the cost of the acquisition
(including legal and administrative costs and court costs) of this property. The
City will grant a credit to the applicant in the amount of two thirds of the cost
of the acquisition. The credit will be made against the applicant's other
obligations with respect to this development. The means of granting of this
credit shall be determined at a later date.
21. Prior to approval I of the first final map under this tentative map, the applicant
shall dedicate or deed common area setback lots, of minimum width as noted,
for the full length of the Rancho La Quinta development adjacent to the
following street rights -of -way:
A. Avenue 48 and Washington Street: 20 feet
Minimum widths may be used as average widths for meandering wall designs.
Where sidewalks, bike paths, and/or equestrian trails are required, the applicant
shall dedicate or deed blanket easements over the setback lots for those
purposes.
COND PC TR 27840 Orig. - GREG
Page 6 of 15
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Planning Commission Resolution 2001- 071
Conditions of Approval - Recommended
Amending Tract Map 27840
May 8, 2001
Page 7
Setback lots not shown on the amended map shall be designated as such on the
final map(s)•
22. The applicant shall vacate vehicle access rights along the following streets from
lots abutting the streets:
A. Avenue 48
B. Washington Street
Access along these streets shall be restricted to approved project entries and
emergency access locations.
23. The applicant shall dedicate or deed any easements necessary for placement of
and access to utility lines and structures, park lands, drainage basins, common
areas, and mailbox clusters.
24. The applicant shall cause no easements to be granted or recorded over any
portion of the property included in this tentative map 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.
25. The requirements of the City's Off -Street Parking Ordinance (Chapter 9.150)
shall be met concerning all supplemental accessory facilities.
26. 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 of the 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.
27. Graded but undeveloped land shall be maintained in a condition so as to prevent
dust and blowsand nuisance and shall be either planted with interim landscaping
or provided with other wind and water erosion control measures as approved
by the Community Development and Public Works Departments.
28. The applicant shall comply with the City's Flood Protection Ordinance.
29. A grading plan shall be prepared by a registered civil engineer. The plan must
meet the approval of the City Engineer prior to approval of any final map(s).
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 final maps (if any are required of this
COND PC TR 27840 Orig. - GREG Page 7 of V 9 9
Planning Commission Resolution 2001-Q71
Conditions of Approval - Recommended
Amending Tract Map 27840
May 8, 2001
Page 8
development) that a soils report has been prepared pursuant to Section 17953
of the Health and Safety Code.
Prior to issuance of any building permit, the applicant shall provide a separate
document bearing the seal and signature of a California registered civil engineer,
geotechnical engineer, or surveyor that lists actual building pad elevations. The
document shall, for each building pad in the tract, state the pad elevation
approve on the grading plan, the as -built elevation, and shall clearly identify the
difference, if any. The data shall be organized by the trat phase and lot number
and shall be cumulative if the data is submitted at different times.
30. The tract shall be graded to permit storm flow in excess of retention capacity
to flow out of the tract through a designated overflow and into the historic
drainage relief route. Similarly, the tract shall be graded to receive storm flow
from adjoining property at locations that have historically received flow.
31. Storm water runoff produced in 24 hours during a 100-year storm shall be
retained on -site. The tributary drainage area for which the applicant is
responsible shall extend to the centerline of adjacent public streets.
32. In design of retention facilities, the percolation rate shall be considered to be
zero unless applicant provides site -specific data that indicates otherwise.
For common retention basins a trickling sand filter and leachfield of a design
approved by the City Engineer shall be installed to percolate nuisance water.
The sand filter and leach field shall be sized to percolate 22 gallons/day per
1,000 feet of drainage area.
The retention basin slopes shall not exceed 3:1 . If retention is on individual
lots, the retention depth shall not exceed two feet. If retention is in one or
more common retention basins, the retention depth shall not exceed six feet.
33. The design of the tract shall not cause any change in flood boundaries, levels
or frequencies in any area outside the tract.
34. The applicant shall consider drainage from adjacent developments as required
in the specific plan and herein above.
35. The City is contemplating adoption of a major thoroughfare improvement
program is in effect 60-days prior to recordation of any final map for this
development, the development shall be subject to the provisions of the
Ordinance.
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Page 8 of 15
Planning Commission Resolution 2001-971
Conditions of Approval - Recommended
Amending Tract Map 27840
May 8, 2001
Page 9
If this development is not subject to a major thoroughfare improvement
program, the applicant shall design and construct street improvements as listed
below.
36. Improvement plans for all on -site and offsite street and access gates shall be
prepared by a registered civil engineer. Improvements shall be designed and
constructed in accordance with the LQMC, adopted Standard Drawings, and as
approved by the City Engineer.
Street pavement sections shall be based on a Caltrans' design procedure for a
20-year life and shall consider soil strength and anticipated traffic loading.
Minimum structural sections are as follows:
Residential & Parking Areas 3.0" a.c./4.50" a.b
Collector
4.0"/5.00"
Secondary Arterial
4.0"/6.00"
Primary Arterial
4.5"/6.00"
Major Arterial
5.5"/6.50"
If the applicant proposes to construct a partial pavement section for use during
development of the tract, the partial section shall be designed with a strength
equivalent to the 20-year design strength.
37. Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians where required, street name signs,
and sidewalks. Mid -block street lighting is not required.
The City Engineer may require miscellaneous incidental improvements and
enhancements to existing improvements as necessary to integrate the new work
with existing improvements and provide a finished product conforming with City
standards and practices. This includes street width transitions extending
beyond the tract boundaries.
38. The following street and landscaping improvements shall be constructed to
conform with the General Plan street type noted in parentheses:
A. OFF -SITE STREETS
1 . Washington Street (Major Arterial) - 48' half width with medians.
The half -width improvements shall extend from Avenue 48
southerly to a point west of the most westerly southwest corner
COND PC TR 27840 Orig. - GREG Page 9 of 15 , J.
Planning Commission Resolution 2001- 071
Conditions of Approval - Recommended
Amending Tract Map 27840
May 8, 2001
Page 10
of the Rancho La Quinta development.
2. Washington Street at Eisenhower Drive - modifications of traffic
signal for four -legged intersection. The Applicant shall pay all
consists of the modification and shall reimburse the City for its
$3,400 cost of the design of said modification. If the Applicant's
total cost for the design and modification of the signal exceeds by
any amount the $25,000 cap set forth in the Development
Agreement underlying this tract, that amount shall be credited
toward the Applicant's obligation to participate in the improvement
of Adams Street between Avenue 48 and Highway 111 .
3. Adams Street (Primary Arterial) - 80-foot full improvement widths.
The applicant shall participate in 9.6% of the cost to design and
construct Adams Street between Avenue 48 and Highway 1 1 1 ,
including the cost of signals at Highway 1 1 1 and Avenue 48. The
9.6% figure is based on a prorata share of traffic contributed by
the Rancho La Quinta project to Adams Street based on a
calculation made by City staff utilizing the traffic study prepared
for SP 84-004.
B. ON -SITE STREETS
1 . Main interior circulation road - 36-feet wide.
2. Residential streets adjacent to Lots 89-91 and Lots 62-71 -
26-feet wide.
3. All other interior streets - 32-feet wide.
39, Access points and turning movements of traffic shall be restricted as follows:
A. Avenue 48 at Adams Street - full -turn access to line up with Adams
Street;
B. Washington St. at Eisenhower Dr. - full -turn access to line up with
Eisenhower Drive.
LANDSCAPING
40. The applicant shall provide landscaping improvements in required setbacks,
common, and median lots along the following streets:
A. Avenue 48 and Washington Street
COND PC TR 27840 Orig. - GREG Page 10 of 15
Planning Commission Resolution 2001- 071
Conditions of Approval - Recommended
Amending Tract Map 27840
May 8, 2001
Page 11
The applicant is encouraged to minimize steep slope designs within the
perimeter landscaping setback areas. Use of lawn shall be minimized with no
lawn or spray irrigation within 5-feet of street curb.
41. Prior to approval of building permits, the applicant shall prepare a water
conservation plan which shall include consideration of:
A. Methods to minimize the consumption of water, including water saving
features incorporated into the design of the structures, the sue of
drought tolerant and low-water usage landscaping materials, and
programs to increase the effectiveness of landscape and golf course
irrigation, as recommended by CVWD and the State Department of Water
Resources.
B. Methods for maximizing groundwater recharge, including the construction
of groundwater recharge facilities.
C. Methods for minimizing the amount of water used for on -site irrigation,
including the use of reclaimed water from sewage treatment facilities.
The water energy plan shall be subject to review and acceptance by
CVWD prior to final approval by the City Engineer.
42. Landscape and irrigation plans for common lots, setbacks and medians shall be
signed and stamped by a licensed landscape architect. Landscape areas shall
have permanent irrigation improvements meeting the requirements of the City
Engineer. Common basins and park areas shall be designed with a turf grass
surface which can be mowed with standard tractor -mounted equipment.
Landscape and irrigation plans shall meet the requirements of and be signed by
the Community Development. Director, the City Engineer, the CVWD, and the
Riverside County Agricultural Commissioner.
43. The applicant shall insure that landscaping and utility plans are coordinated to
provide visual screening of aboveground utility structures.
QUALITY ASSURANCE
44. The City is contemplating adoption of a quality -assurance program for privately -
funded construction. If the program is adopted prior to the issuance of permits
for construction of the improvements required of this map, the applicant shall
fully comply with the quality -assurance program.
COND PC TR 27840 Orig. - GRLG Page I I of 15
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Planning Commission Resolution 2001--071
Conditions of Approval - Recommended
Amending Tract Map 27840
May 8, 2001
Page 12
If the quality -assurance program has not been adopted, the applicant shall
employ construction quality -assurance measures with meet the approval of the
City Engineer.
45, The applicant shall employ or retain California registered civil engineers,
geotechnical engineers, surveyors, or other licensed professionals, as
appropriate, to provide sufficient construction supervision to be able to furnish
and sign accurate record drawings.
46. 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 shall be clearly marked "Record Drawings", "As -Built" or
"As -Constructed" 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
47. The applicant shall make provisions for continuous maintenance of landscaping
and related improvements.
48, The applicant shall maintain the landscaped areas of the subdivision such as
common lots, landscaped setbacks and retention basins until those areas have
been accepted for maintenance by the HOA. The applicant shall maintain all
other improvements until final acceptance of tract improvements by the City
Council.
49. The applicant shall provide an Executive Summary Maintenance Booklet for
streets, landscaping and related improvements, perimeter walls, drainage
facilities, or any other improvements to be maintained by an HOA. The booklet
should include drawings of the facilities, recommended maintenance procedures
and frequency, and a costing algorithm with fixed and variable factors to assist
the HOA in planning for routine and long term maintenance.
FEES AND DEPOSITS
50. Prior to the issuance of any building permits, the applicant shall provide the
Community Development Department with written clearance from the DSUFD
that the per -unit impact fees have been paid.
COND PC TR 27840 Ong. - GREG
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104
Planning Commission Resolution 2001--Ul
Conditions of Approval - Recommended
Amending Tract Map 27840
May 8, 2001
Page 13
51. 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.
FIRE DEPARTMENT
52. Schedule A fire protection approved Super fire hydrants (6" X 4" X 2.5" X 2.5")
shall be located at each street intersection spaced not more than 330 feet apart
in 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 two-hour duration
at 20 psi.
53. Prior to issuance recordation of final map, applicant/developer shall furnish one
blue line 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 shall meet 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".
54. The required water system, including fire hydrants will be installed and accepted
by the appropriate water agency prior to any combustible building material being
placed on an individual lot.
55. A temporary water supply for fire protection may be allowed for the
construction of the models only. Plans for a temporary water system must be
submitted to the Fire Department for review prior to issuance of building
permits.
56. 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.
57. If public use type buildings are to be constructed, additional fire protection may
be required. Fire flows and hydrant location will be stipulated when building
plans are reviewed by the Fire Department.
COND PC TR 27840 Orig. - GREG
Page 13 of 15
Planning Commission Resolution 2001-_071
Conditions of Approval - Recommended
Amending Tract Map 27840
May 8, 2001
Page 14
MISCELLANEOUS
58. On- and off -site grading, drainage, street, lighting, landscaping and irrigation,
park, gate and perimeter wall plans shall be submitted to the Engineering
Department for plan checking. The plans are not approved for construction until
they have been signed by the City Engineer.
59. Prior to issuance of Certificates of Occupancy for buildings within the tract, the
applicant shall traffic control devices and street name signs along access roads
to those buildings.
60. Appropriate approvals shall be secured prior to establishing any construction or
sales facilities, and/or signs on the subject property.
61. Restroom facilities for the grounds keepers shall be provided in the vicinity of
golf course, and a permanent golf course and homeowners maintenance facility
shall be constructed on the property to the satisfaction of the Community
Development Director.
62. All outdoor lighting shall comply with Section 9.60.160 of the Zoning
Ordinance.
63. Applicant/Developer shall work with Waste Management of the Desert to
implement provisions of AB 939 and AB 1462. The applicant/developer is
required to work with Waste Management in setting up the following programs
for this project:
A. Developer shall prepare a plan to provide enlarged trash enclosures for
inclusion of separate facilities for storage of recyclables such as glass,
plastics, newsprint and steel and aluminum cans.
B. Developer shall provide proper on -site storage facilities within the project
for green waste associated with golf course and common area
maintenance. Compost materials shall be stored for pick-up by Waste
Management, or an authorized hauler for transplant to an appropriate
facility.
C. Curbside recycling service shall be provided in areas where no centralized
trash/recycling bins are provided or utilized. ^_
COND PC TR 27840 Orig. - GREG Page 14 of 15
:Ii10
Planning Commission Resolution 2001-_071
Conditions of Approval - Recommended
Amending Tract Map 27840
May 8, 2001
Page 15
64. The specific plan requires 10 acres of land to be dedicated for park purposes.
7.8 acres has been dedicated to date. The balance of 2.2 acres shall be paid
as a in -lieu fee prior to recordation of the final map.
65. Per the Specific Plan Conditions of Approval, a contribution of $100,000.00 as
a fire mitigation measure, shall be paid prior to issuance of the first building
permit for production of any custom homes.
66. Tract phasing plans, including tract phases in the order of the approved phasing
plan. Improvements required of each final map shall be completed and accepted
by the City Council prior to issuance of Certificates of Occupancy within the
map unless otherwise provided in the phasing plan.
67. Along 36-foot wide streets, stripped and labeled golf cart lanes shall be
provided to the satisfaction of the City Engineer and Director of Community
Development.
68. A complete pedestrian and bicycle path system shall be provided within the
project. The design shall be subject to the approval of the Community
Development Director.
69. All conditions and requirements of the CVWD shall be met as noted in their
letter dated August 10, 1993, on file at City Hall.
COND PC TR 27840 Ong. - GREG
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