CC Resolution 2000-014 RESOLUTION NO. 2000-14
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING DEVELOPMENT
STANDARDS AND DESIGN GUIDELINES FOR A
SUBDIVISION OF 379 RESIDENTIAL UNITS ON 117 ACRES
LOCATED AT THE NORTHWEST CORNER OF FRED
WARING DRIVE AND JEFFERSON STREET.
CASE NO.: SPECIFIC PLAN 99-040
APPLICANT: WADE ELLIS/WARNER ENGINEERING
WHEREAS, the City Council of the City of La Quinta, California, did on
the 15th day of February, 2000, hold a duly noticed Public Hearing for Wade
Ellis/Warner Engineering for review of development standards and design guidelines to
allow the subdivision of 379 residential units on 117 acres located at the northwest
corner of Fred Waring Drive and Jefferson Street; and,
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 14th day of December, 1999, 25th day of January, 2000, and 8th day of
February, 2000, hold duly noticed Public Hearings for Wade Ellis/Warner Engineering
for review of development standards and design guidelines to allow the subdivision of
379 residential units on 117 acres located at the northwest corner of Fred Waring
Drive and Jefferson Street, more particularly described as:
APNs 609-380-022 and 609-380-023
WHEREAS, at said public hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
City Council did make the following mandatory findings recommending approval of said
Specific Plan:
1. The Specific Plan, once annexed to the City, is consistent with the goals and
policies of the La Quinta General Plan, and the Land Use Map for the General
Plan and supports the development of a range of housing opportunities, as
conditioned.
2. The Specific Plan will not be detrimental to the public health, safety and
welfare, as it has been designed to be compatible with surrounding
development, and conform with the City's standards and requirements, as
' conditioned.
3. The Specific Plan is compatible with the City's Zoning Ordinance in that it
supports the development of a range of housing in an integrated community.
Resolution No. 2000-14
SP 99-040RVade EllisRVarner Engineering
Adopted: February 15, 2000
Page 2
supports the development of a range of housing in an integrated community.
4. Development of the proposed Specific Plan is compatible with the parcels on
which it is proposed, and surrounding land uses as an extension of existing
residential uses in the vicinity. The project will be further reviewed through the
Site Development Permit process, allowing for use-specifld mitigation at that
time.
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 City
Council in this case;
2. That it does hereby require compliance with the Conditions of Approval for the
proposed project;
3. That it does hereby confirm the conclusion that Environmental Assessment 99-
389 assessed the environmental concerns of the Specific Plan; and,
4. That it does approve Specific Plan 99-040 for the reasons set forth in this
Resolution and subject to the attached conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the La
Quinta City Council held on this 15th day of February, 2000, by the following vote,
to wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Pe~a
NOES: None
ABSENT: None
ABSTAIN: None
J Q H ~E~A,~ay~r
City of La Quinta, California
Resolution No. 2000-14
SP 99-040RVade EllisRVarner Engineering
Adopted: February 15, 2000
Page 3
ATTEST:
J RE y Clerk
City of La Quinta, California
APPROVED AS TO FORM:
DAWN C. HONEY~LL, City Attorney
City of La Quinta, California
CITY COUNCIL RESOLUTION NO. 2000-14
SPECIFIC PLAN 99-040 - SAND HARBOR
CONDITIONS OF APPROVAL
FEBRUARY 15, 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 County Environmental Health Department
· Desert Sands Unified School District
· Myoma Dunes Water District
· Coachella Valley Water District
· Imperial Irrigation District (lID)
· 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.
Resolution No. 2000-14
SP 99-040 -Sand Harbor
Adopted: February 15, 2000
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 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.
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. Right of way dedications required of this development include:
A. PUBLIC STREETS
1. Jefferson Street - The remainder of applicant's 60-foot half of a
120- foot right of way.
2. Fred Waring Drive - The remainder of applicant's 60-foot half of
a 120- foot right of way.
Resolution No, 2000-14
SP 99-040 *Sand Harbor
Adopted: February 15, 2000
Page 3
B. PRIVATE STREETS
1. Residential: 37-foot width. Width may be reduced to 33 feet
with parking restricted to one side and 29 feet if on-street parking
is prohibited provided there is adequate off-street parking for
residents and visitors and the applicant makes provisions for
ongoing enforcement of the restrictions.
2. Collector: 41-foot width. Collectors consist of Bodega Bay Dr.,
South Beach Dr., White Cloud Dr. from Spanish Wells to Sandy
Point, and Spanish Wells Dr. and Sandy Point Dr. from Bodega Bay
to White Cloud.
C. CULLS DE SAC
1. Public or Private: Use Riverside County Standard 800 (symmetric)
or 800A (offset); Public - 45-foot radius, Private - 45.5-foot
radius.
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. Dedications shall include additional widths as necessary for dedicated right and
left turn lanes, bus turnouts, and other features contained in the approved
construction plans.
10. 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.
11. 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 lID.
12. 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):
Resolution No. 2000-14
SP 99-040 -Sand Harbor
Adopted: February 15, 2000
Page 4
A. Jefferson Street- 20 feet.
B. Fred Waring Drive - 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.
13. 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.
14. 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..
15. 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.
16. 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.
17. 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.
Resolution No. 2000-14
""" SP 99-040 -Sand Harbor
Adopted: February 15, 2000
Page 5
FINAL MAP(S) AND PARCEL MAP(S)
18. 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.
19. 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.
20. 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.
Resolution No. 2000-14
SP 99-040 -Sand Harbor
Adopted: February 15, 2000
Page 6
21. 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
22. Depending on the timing of development of the lots or parcels created by this
map and the status of off-site improvements at that time, the subdivider may
be required to construct improvements, to reimburse others who construct
improvements that are obligations of this map, to secure the cost of the
improvements for future construction by others, or a combination of these
methods.
In the event that any of the improvements required herein are constructed by
the City, the applicant shall, at the time of approval of the a map, reimburse
the City for the cost of those improvements.
23. 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.
24. 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.
Resolution No. 2000-14
SP 99-040 -Sand Harbor
Adopted: February 15, 2000
Page 7
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.
25. 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.
26. 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
27. 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 FEMA 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).
28. 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.
Resolution No. 2000-14
SP 99-040 -Sand Harbor
Adopted: February 15, 2000
Page 8
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.
29. 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.
30. 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 are not an entitlement 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.
31. 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.
32. 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.
33. 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.
Resolution No. 2000-14
SP 99-040 -Sand Harbor
Adopted: February 15, 2000
Page 9
DRAINAGE
The applicant shall comply with the provisions of Engineering Bulletin No.
97.03 and the following:
34. 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.
35. Stormwater shall normally be retained in common retention basins. Individual-
lot basins or other retention schemes may be approved by the City Engineer for
lots 2¼ acres in size or larger or where the use of common retention is
impracticable. If individual-lot retention is approved, the applicant shall meet
the individual-lot retention provisions of Chapter 13.24, LQMC.
36. Storm flow in excess of retention capacity shall be routed through a
designated, unimpeded overflow outlet to the historic drainage relief route.
37. Storm drainage historically received from adjoining property shall be retained
on site or passed through to the overflow outlet.
38. Retention facility design shall be based on site-specific percolation data which
shall be submitted for checking with the retention facility plans. The design
percolation rate shall not exceed two inches per hour.
39. Retention basin slopes shall not exceed 3:1. Maximum retention depth shall
be six feet for common basins and two feet for individual-lot retention.
40. Nuisance water shall be retained on site. In residential developments, nuisance
water shall be disposed of in a trickling sand filter and leachfield approved by
the City Engineer. The sand filter and leachfield shall be designed to contain
surges of 3 gph/1,000 sq. ft. (of landscape area) and infiltrate 5 gpd/1,000 sq.
ft.
Resolution No. 2000-14
SP 99-040 -Sand Harbor
Adopted: February 15, 2000
Page 10
41. In developments for which security will be provided by public safety entities
(e.g., the La Quinta Safety Department or the Riverside County Sheriff's
Department), retention basins shall be visible from adjacent street(s). No fence
or wall shall be constructed around basins unless approved by the Community
Development Director and the City Engineer.
42. The tract shall be designed to accommodate purging and blowoff water from
any well sites granted or dedicated to the local water utility authority as a
requirement for development of this property.
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. 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.
45. 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
46. 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. Jefferson Street (Major Arterial, Option A) ~ Construct 51~foot
half of a 102-foot improvement including 7-foot half of a 14-foot
median, plus six-foot sidewalk.
Resolution No. 2000-14
SP 99-040 -Sand Harbor
Adopted: February 15, 2000
Page 11
2. Fred Waring Drive (Major Arterial, Option B) - Construct 39-foot
westbound travel way (between curbfaces), full 18-foot median
(subject to reimbursement for the south half as funds become
available), plus eight-foot sidewalk.
3. Traffic Signal at Fred Waring & Jefferson - Necessary
modifications to accommodate the improved roadway sections.
B. PRIVATE STREETS
1. Residential: 36-foot travel width. Width may be reduced to 32
feet with parking restricted to one side and 28 feet with on-street
parking prohibited if there is adequate off-street parking for
residents and visitors and the applicant provides for perpetual
enforcement of the restrictions by the homeowners' association.
C. CULS DE SAC
2. Use Riverside County Standard 800 (symmetric) or 800A (offset).
Public Streets: 38-foot curb radius; Private Streets: 45-foot curb
radius.
Entry drives, main interior circulation routes, turn knuckles, corner cutbacks,
bus turnouts, dedicated turn lanes, and other features contained in the
approved construction plans may warrant additional street widths as
determined by the City Engineer.
47. 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.
48. 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).
Resolution No. 2000-14
SP 99-040 -Sand Harbor
Adopted: February 15, 2000
Page 12
49. 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.
50. Knuckle turns and corner cut-backs shall conform with Riverside County
Standard Drawings//801 and//805 respectively unless otherwise approved by
the City Engineer.
51. 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 curb design is approved, the 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.
52. 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"
53. 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.
Resolution No. 2000-14
SP 99-040 -Sand Harbor
Adopted: February 15, 2000
Page 13
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.
55. General access points and turning movements of traffic are limited to the
following:
A. Fred Waring Entry Drive - Sixty nine-foot divided roadway (between
outside curbfaces) centered approximately 690 feet east of the westerly
track boundary - Left and right turns in, right turn out.
B. Jefferson Street Entry Drive - Sixty nine-foot divided roadway (between
outside curbfaces) located at the north end of the tract's Jefferson
Street frontage right turns in and out allowed. Left turn in allowed with
appropriate median improvements and a right-directed egress drive.
LANDSCAPING
56. The applicant shall provide landscaping in required setbacks, retention basins,
common lots, and park areas.
57. 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 Myoma
Dunes Water District 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.
58. 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.
Resolution No. 2000-14
SP 99-040 -Sand Harbor
Adopted: February 15, 2000
Page 14
PUBLIC SERVICES
59. The applicant shall provide public transit improvements as required by Sunline
Transit and approved by the City Engineer.
QUALITY ASSURANCE
60. The applicant shall employ construction quality-assurance measures which
meet the approval of the City Engineer.
61. 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.
62. 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.
63. Upon completion of construction, the applicant shall furnish the City
reproducible record drawings of all public 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
64. 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.
FEES AND DEPOSITS
65. 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.
Resolution No. 2000-14
SP 99-040 -Sand Harbor
Adopted: February 15, 2000
Page 15
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS
66. Any Site Development Permit applications submitted to the City for review shall
substantially conform to the text and exhibits contained in the Specific Plan.
67. Following City Council review and approval of the Specific Plan and Tentative
Tract Map, the applicant shall submit amended documents which reflect all the
Conditions of Approval included in the City Council's approval. The final
Conditions of Approval shall be appended to the Specific Plan. The Specific
Plan cover shall be amended to read "Adopted date." Copies of the final
document shall be provided to the Community Development Department, City
Engineer and City Clerk.
68. The Specific Plan shall be amended to require that only roll-up garage doors
shall be allowed for any home in the project area, unless a minimum garage
setback of 25 feet is provided.
69. The Specific Plan shall be amended to increase minimum unit size in Planning
Area 1 to 1,400 square feet and lot size not less than 5,000 square feet with
each lot having a frontage of 50 feet, in conformance with the City's
standards.
70. The Specific Plan shall be amended to include the construction of a continuous
perimeter wall on the northern and western boundaries of the proposed project.
Such a wall shall be of slumpstone or painted block construction, in
conformance with City standards, and shall be reviewed and approved by the
City during the Site Development Permit process.
71. The Specific Plan shall be amended both textually and graphically, to allow
parking on one side of streets of less than 36 feet in width. Parking may be
allowed on both sides of streets of 36 feet or more in width.
72. The Specific Plan shall include within Planning Area I, a swimming pool having
a minimum size of 800 square feet. The pool shall be constructed prior to
construction of Phase 2 of Planning Area I.
Resolution No. 2000-14
SP 99-040 -Sand Harbor
Adopted: February 15, 2000
Page 16
FIRE DEPARTMENT:
73. Fire hydrants in accordance with CVWD Standard W-33 shall be located at
each street intersection spaced not more than 330 feet apart in any direction
with no portion of any lot frontage more than 165 feet from a fire hydrant.
Minimum fire flow shall be 1000 gpm for a two hour duration at 20 psi. Blue
dot reflectors shall be mounted in the middle of streets directly in line with fire
hydrants.
74. 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 lots.
75. A temporary water supply for fire protection may be allowed for the
construction of the model units only. Plans for a temporary water system must
be submitted to the Fire Department for review prior to issuance of building
permits.
76. Gate entrance/exit openings shall be not less than 16 feet in width. All gates
shall be located at least 40-feet from the roadway and shall open to allow a
vehicle to stop without obstructing traffic on the road. Gates shall 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 Knox Company. Gates shall have either a secondary
power supply or an approved manual means to release mechanical control of
the gate in the event of loss of primary power.
77. Any and all portions of the proposed project shall be subject to the mitigation
measures included in Environmental Assessment 99-389.