PCRES 2001-085PLANNING COMMISSION RESOLUTION 2001-085
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVING A SUBDIVISION OF 17.82 ACRES
INTO 65 PARCELS AND A NUMBER OF LETTERED
LOTS.
CASE NO.: TENTATIVE TRACT MAP 30125
APPLICANT: KSL DEVELOPMENT CORPORATION
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 8th and 22nd day of May, 2001, hold duly noticed Public Hearings for KSL
Development Corporation, in order to subdivide a 17.82 acre parcel into 65 numbered
lots and a number of lettered lots, generally located at the southeast corner of
Eisenhower Drive and Avenue 50, more particularly described as:
APN's: 658-190-004, 773-020-033, 773-020-021, 773-020-034
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 Tentative Tract Map 30125:
Finding Number 1 - Consistency with General Plan:
A. The property is designated Low Density Residential. The Land Use Element of
the General Plan encourages differing residential developments throughout the
City. The project is consistent with the goals, policies and intent of the La
Quinta General Plan Land Use Element (Chapter 2) insofar as Low Density
Residential development fits the character of the City's residential community.
Finding Number 2 - Consistency with City Zoning Ordinance
A. The proposed development is consistent with the land uses specified in the
Zoning Ordinance, as conditioned. Modifications to the City's standards, which
are included in Specific Plan 121-E, Amendment #5, are justified.
Finding Number 3 - Compliance with the California Environmental Quality Act:
A. Tentative Tract Map 30125 is subject to the requirements of the California
Environmental Quality Act per Public Resources Code Section 65457(a). An
Addendum to Environmental Impact Report #41 has been prepared.
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Finding Number 4 - Site Design:
A. The proposed design of the subdivision conforms with the development
standards found in the General Plan and Zoning Ordinance, as modified in the
Specific Plan.
B. The site is physically suitable for the proposed land division, as the area is flat
and without physical constraints, and the Tentative Tract Map is consistent
with other parcels in the La Quinta Resort project.
Finding Number 5 - Site Improvements:
A. Infrastructure improvements such as gas, electric, sewer and water will service
the site in underground facilities as required. 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 confirm the conclusion that the Addendum to Environmental
Impact Report #41 assessed the environmental concerns of this Tentative Tract
Map; and,
4. That it does recommend approval to the City Council of Tentative Tract Map
30125 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 Planning Commission held on this 22nd 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
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Planning Commission Resolution 2001-085
TTM 30125 - KSL Development Corp.
May 22, 2001
STEVE ROBBINS, Chairman
City of La Quinta, California
ATTEST:
HERV/AN, Community Development Director
La Quinta, California
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PLANNING COMMISSION RESOLUTION 2001-085
TENTATIVE TRACT MAP 30125
CONDITIONS OF APPROVAL - ADOPTED
MAY 22, 2001
GENERAL
The applicant 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. Projects disturbing 5 or more acres, or smaller
projects which are part of a larger project disturbing 5 or more acres require a
project -specific NPDES permit. The applicant shall submit a copy of the CWQCB
acknowledgment of the applicant's Notice of Intent (NOI) prior to issuance of
a grading or site construction permit. The applicant shall ensure that the
required Storm Water Pollution Protection Plan (SWPPP) is available for
inspection at the project site.
Planning Commission Resolution 2001-085
TTM 30125 - KSL Development Corp.
May 22, 2001
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.
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. Applicant shall provide an easement of sufficient width to allow the
construction of a retaining wall to be extended from the applicant's retaining
wall adjacent to Eisenhower Drive.
8. Right of way dedications required of this development include:
A. PUBLIC STREETS
1. Eisenhower Drive (Primary Arterial) - 50-foot half of the 100-foot
right of way.
2. Avenue 50 (Primary Arterial) - 50-foot half of the 100-foot right
of way, measured from the existing improvement construction
centerline.
B. PRIVATE STREETS
1. Residential (Street Lots A-F): 31-foot minimum width with roll -
type curb (providing minimum travel width of 28-feet, measured
gutter flow -line to gutter flow -line). Right of way may be reduced
to 29-feet with vertical curbs. On -street parking is prohibited
provided and the applicant must make provision for ongoing
enforcement of the restriction.
2. Private Gated Entry: 82-feet or as required to provide adequate
egress and turn -around for non -admitted visitors, as approved by
the City Engineer.
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3. Emergency Access (Lot H): 25-foot.
C. CULS DE SAC
1. Public or Private: Use Riverside County Standard 800 (symmetric)
or 8O0A (offset) with 39-foot radius for vertical curbs and 41-foot
radius for rolled curbs to provide travel radius of 38-feet measured
gutter flow -line to gutter flow -line, or larger.
9. 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.
10. Dedications shall include additional widths as necessary for the existing bus
turnout on Avenue 50.
11. Dedications shall include additional widths as necessary for dedicated right and
left turn lanes, and other features contained in the approved construction plans.
12. 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 the necessary rights of
way within 60 days of written request by the City.
13. 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.
14. 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. Eisenhower Drive (Primary Arterial): 20-feet.
B. Avenue 50 (Primary Arterial): 20-feet.
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.
15. 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.
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16. The applicant shall vacate abutter's rights of access to public streets and
properties from all frontage along the streets and properties except access
points shown on the approved tentative map.
17. 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.
18. 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.
19. 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 MAPS) AND PARCEL MAP(S)
20. 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.
21. 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
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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.
22. 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.
23. 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
24. 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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25. 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.
26. 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.
27. 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. The
perimeter walls along Eisenhower Drive and Avenue 50 shall be constructed at
the time the homes are built along either of the two streets. The Community
Development Department shall determine the portion of the wall that shall be
installed when building permits are issued for the clubhouse.
28. 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.
GRADING
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29. Provide 2-foot wide flat areas between Lots 1-5 and 55-61 and the water
features adjacent to said lots for pedestrian traffic. The pedestrian walking area
should be adjacent to the lot lines.
30. Slopes adjacent to the golf course water features shall not exceed 3:1 .
31. Prior to issuance of a grading permit, applicant shall submit written verification
of the Water Quality Control Board's acceptance of applicant's filing of the
Notice of Intent (N01) to comply with State and Federal NPDES regulations.
32. 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.
33. 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.
34. 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.
35. 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.
36. 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
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37. Stormwater falling on site during the peak 24-hour period of a 100-year storm
(the design storm) shall be retained within the development unless otherwise
approved by the City Engineer. The tributary drainage area shall extend to the
centerline of adjacent public streets.
38. Stormwater shall normally be retained in the golf course water features.
39. Storm flow in excess of retention capacity shall be routed through a designated,
unimpeded overflow outlet to the historic drainage relief route.
40. Storm drainage historically received from adjoining property shall be retained on
site or passed through to the overflow outlet.
41, Nuisance water shall be retained on site and disposed of in an approved method.
42. If the applicant proposes discharge of stormwater directly or indirectly to the
Coachella Valley Stormwater Channel, the applicant shall indemnify the City
from the costs of any sampling and testing of the development's drainage
discharge which may be required under the City's NPDES Permit or other City -
or area -wide pollution prevention program, and for any other obligations and/or
expenses which may arise from such discharge. The indemnification shall be
executed and furnished to the City prior to issuance of any grading, construction
or building permit and shall be binding on all heirs, executors, administrators,
assigns, and successors in interest in the land within this tentative map
excepting therefrom those portions required to be dedicated or deeded for public
use. The form of the indemnification shall be acceptable to the City Attorney.
If such discharge is approved for this development, the applicant shall make
provisions in the CC&Rs for meeting these potential obligations.
UTILITIES
43. 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.
44. 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.
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REQUIRED IMPROVEMENTS
45. Existing aerial lines within or adjacent to the proposed development and all
proposed utilities shall be installed underground. Power lines exceeding 34.5
kv are exempt from this requirement.
46. Provide safety railing along the top of the retaining wall adjacent to Lot 53.
Safety railing shall be capable of providing for the safety of pedestrians and
occupants of golf carts.
47. 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 . Eisenhower Drive (Primary Arterial)- Applicant shall comply with
the approved Condition of Approval, No. 10, Tentative Parcel Map
28334, which is worded as follows:
"As a condition of any final map or other land action allowing
development of any portion of this property, the following
minimum street improvements shall be constructed to conform
with the General Plan street type noted in parentheses:
Eisenhower Drive (Primary Arterial) - 76' between curb faces with
a 12' raised median along the full frontage of this parcel map."
Condition to be amended to read: Applicant shall construct half
street improvement in compliance with the General Plan along the
full frontage of Eisenhower, comprising that portion of Tentative
Parcel Map 28334 and Tentative Tract Map 30125, to a point 60-
feet north of the southwest property corner of Tract 28334, Parcel
3. Applicant shall construct six foot meandering sidewalk and 12-
foot raised center median. Applicant will be reimbursed for the
cost of the median construction from the Transportation DIF in an
amount not to exceed the budget allowance for this median
construction.
Applicant shall enter a secured agreement for the cost of the half
street improvement from the point 60-feet north of the southwest
property corner of Tract 28334, Parcel 3, to the north terminus of
the future Eisenhower Drive bridge improvement.
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2. Avenue 50 (Primary Arterial) - Construct median modification to
allow left turn from Ave. 50. Construct 8-foot meandering
sidewalk from eastern end of bus shelter to the eastern property
boundary.
B. PRIVATE STREETS
1. Residential (Lots A-F): 28-foot travel width, minimum, measured
gutter flow -line to gutter flow -line. On -street parking shall be
prohibited and applicant will provide for perpetual enforcement of
the restriction by the homeowner's association.
2. Emergency Access (Lot H): Minimum 20-foot travel width,
measured gutter flow -line to gutter flow -line.
C. CULS DE SAC
Use Riverside County Standard 800 (symmetric) or 800A (offset)
with 38-foot curb radius, measured gutter flow -line to gutter flow -
line.
48. 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.
49 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).
50. 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.
51. Knuckle turns and corner cut -backs shall conform with Riverside County
Standard Drawings #801 and #805 respectively unless otherwise approved by
the City Engineer.
52. 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. If a wedge or rolled curb design is approved, the
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lip at the flowline shall be vertical (1/8" batter) and a minimum of 0.1' in height.
Unused curb cuts on any lot shall be restored to normal curbing prior to final
inspection of permanent building(s) on the lot.
53. 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
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"
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.
54. 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
55. The applicant shall provide landscaping in required setbacks, retention basins,
common lots, and park areas.
56. 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
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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.
57. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no lawn
or spray irrigation within 18 inches of curbs along public streets.
PUBLIC SERVICES
58. The applicant shall provide public transit improvements as required by Sunline
Transit and approved by the City Engineer,
QUALITY ASSURANCE
59. The applicant shall employ construction quality -assurance measures which meet
the approval of the City Engineer.
60. 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.
61. 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.
62. 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
63. The applicant shall make provisions for continuous, perpetual maintenance of
all on -site improvements, perimeter landscaping, access drives, and sidewalks.
The applicant shall maintain required public improvements until expressly
released from this responsibility by the appropriate public agency.
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FEES AND DEPOSITS
64. 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.
65. Prior to approval of a final map or completion of any approval process for
modification of boundaries of the property or lots subject to these conditions,
the applicant shall process a reapportionment of any bonded assessment(s)
against the property and pay the cost of the reapportionment.
66. Prior to any earthmoving activities, the permanent employee parking facilities
located at Calle Tampico and Avenida Bermudas shall have been completed to
the satisfaction of the City, shall be fully accessible to La Quinta Resort and
Club employees, and shall have shuttle service established.
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