Loading...
CC Resolution 2000-074 RESOLUTION NO. 2000-74 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A SUBDIVISION FOR CONDOMINIUM DEVELOPMENT, LOCATED SOUTH OF 50TM AVENUE, AT THE SOUTHERN TERMINUS OF AVENIDA LOS VERDES, IN DUNA LA QUINTA CASE NO.: TENTATIVE TRACT MAP 29586 APPLICANT: CENTURY-CROWELL COMMUNITIES WHEREAS, the City Council of the City of La Quinta, California did on the 20m day of June, 2000, hold a duly noticed Public Hearing at the request of Century- Crowell Communities to subdivide 8.58 gross acres in the Medium Density Residential Zoning District into two single family residential lots for condominium development, one private street lot, and three lettered lots generally located south of 50th Avenue, at the southern terminus of Avenida Los Verdes, more particularly described as: Parcels 1 & 2 and Lots A, B & C of Parcel Map 19730 WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 23rd day of May, 2000, hold a duly noticed Public Hearing on this request, and on a vote of 4-0-1 did recommend approval under Planning Commission Resolution 2000-032; 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 City Council did make the following mandatory findings to approve said Tentative Tract Map 29586: Finding Number 1 - Consistency with CEQA The La Quinta Community Development Department has determined that the request has been previously assessed in conjunction with Environmental Impact Report (State Clearinghouse Number 83061304) prepared for Specific Plan 83-001, which was certified on May 15, 1984. No changed circumstances or conditions are proposed which would trigger the preparation of a subsequent Environmental Impact Report pursuant to Public Resources Code Section 21166. Resolution No. 2000-74 Tentative Tract 29586-Final Century-Crowell Communities June 20, 2000 Page 2 Finding Number 2 - Consistency with the General Plan The proposed Tentative Tract Map is consistent with the City's General Plan with the implementation of Conditions of Approval to provide for adequate stormwater drainage, and the appropriate cul de sac radius width of 45 feet. The project is consistent with the Medium Density Residential land use designation of four to eight dwelling units per acre, and with Specific Plan 83-001 Amendment #5 for the total number of residential units permitted within Duna La Quinta. Finding Number 3 - Consistency of Design and improvements The design and improvements of the proposed subdivision are consistent with the City's General Plan, with the implementation of recommended Conditions of Approval to ensure proper street widths, perimeter walls, parking requirements, and timing of their construction. Finding Number 4 - Consistency of Public Easements As conditioned, the design of the subdivision and type of improvements, acquired for access through, or use of, property within the proposed subdivision will not conflict with such easements. Finding Number 5 - Public Health and Safety The design of the subdivision and type of improvements are not likely to cause serious public health problems, in that this issue was considered in Environmental Assessment 99-382 and Subsequent Environmental Assessment 99-382, in which no significant health or safety impacts were identified for the proDosed project. Finding Number 6 - Suitability of Site The site of the proposed subdivision is physically suitable for the proposal as natural slopes do not exceed 20%, and there are no identified geological constraints on the property that would prevent development pursuant to the geotechnical. study prepared for the subdivision. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: Resolution No. 2000-74 Tentative Tract 29586-Final Century-Crowell Communities June 20, 2000 Page 3 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 those mitigation measures required for Tentative Tract Map 29586; 3. That it does approve Tentative Tract Map 29586 for the reasons set forth in this Resolution, subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City Council held on this 20th day of June, 2000, by the following vote, to wit: AYES: Council Members Adolph, Henderson, Perkins, Mayor Pro Tem Sniff NOES: None ABSENT: Mayor Pe~a ABSTAIN: None ~ANLEY SNIF~~F, Mo.r Pro~ City of La Quinta, California ATTEST: JU~~EEK, CMC/AAE, City Clerk City of La Quinta, California (City Seal) Resolution No. 2000-74 Tentative Tract 29586-Final Century-Crowell Communities June 20, 2000 Page 4 APPROVED AS TO FORM: DAWN C. HONEYWEL,~~tyA~torne~ By: M. KATHERINE JENSON, Acting City Attorney City of La Quinta, California RESOLUTION 2000-74 CONDITIONS OF APPROVAL - FINAL CENTURY-CROWELL COMMUNITIES TENTATIVE TRACT MAP 29586 JUNE 20, 2000 GENERAL 1. Upon approval by the City Council of this development application, the City Clerk shall prepare and record with the Riverside County Recorder, a memorandum noting that Conditions of Approval for development of the property exist and are available for review at City Hall. 2. The subdivider agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this tentative map or any final map thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the subdivider of any claim, action or proceeding and shall cooperate fully in the defense. 3. 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). 4. Prior to the issuance of a grading, construction or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: · Fire Marshal · Public Works Department (Grading Permit, Improvement Permit) · Community Development Department · Riverside Co. Environmental Health Department · Desert Sands Unified School District · Coachella Valley Water District (CVWD) · 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 Resolution 2000-74 Conditions of Approval - Final Century-Crowell Communities Tentative Tract Map 29586 June 20, 2000 Page 2 plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit. For projects requiring project-specific NPDES construction permits, the applicant shall submit a copy ~ 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. 5. Final maps under this tentative map shall be subject to the provisions of the Development Impact Fee program in effect at the time of final map approval. 6. All appropriate conditions of Specific Plan 83-001 (including Amendments 1 through 5) shall apply to this approval. PROPERTY RIGHTS 7. 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, con. struction, and reconstruction of essential improvements. 8. 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. 9. Right of way dedications required of this development include: A. PUBLIC STREETS 1) Washington Street - applicant shall dedicate Lot "D" on Parcel Map 19730 for use as Washington Street right of way. Resolution 2000-74 Conditions of Approval - Final Century-Crowell Communities Tentative Tract Map 29586 June 20, 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. C. CULS DE SAC 1) Public or Private: Use Riverside County Standard 800 (symmetric) or 800A (offset); Public - 45-foot radius, Private - 38.5-foot radius. 10. 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. 11. 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. 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 (where development occurs on both sides of the street). The easements may be reduced to five feet with the express concurrence of Imperial Irrigation District. 14. The applicant shall create a 20-foot perimeter setback along Washington Street. This depth is the average depth if meandering wall design is approved. 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. Resolution 2000-74 Conditions of Approval - Final Century-Crowell Communities Tentative Tract Map 29586 June 20, 2000 Page 4 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 MAP(S) 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 Resolution 2000-74 Conditions of Approval - Final Century-Crowell Communities Tentative Tract Map 29586 June 20, 2000 Page 5 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. "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 Rough Grading Plan shall indicate the earthwork quantities necessary in order to construct the proposed improvements. Any imbalance in "cut" and "fill" quantities shall be noted on the plans along with location(s) of the required import or export sites. Any grading activities on adjacent properties will require the applicant to secure easements or letters of permission from all affected property owners and submit such easements or permission letters to the City. 23. 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. 24. 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 25. The applicant shall construct improvements and/or satisfy obligations, or furnish an executed, secured agreement to construct improvements and/or satisfy Resolution 2000-74 Conditions of Approval - Final Century-Crowell Communities Tentative Tract Map 29586 June 20, 2000 Page 6 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. 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 Resolution 2000-74 Conditions of Approval - Final Century-Crowell Communities Tentative Tract Map 29586 June 20, 2000 Page 7 29. This development shall comply with Chapter 8.11 of the LQMC (Flood Hazard Regulations). If any portion of any proposed building lot in the development is or may be located within a flood hazard area as identified on the City's Flood Insurance Rate Maps, the development shall be graded to ensure that all floors and exterior fill (at the foundation) are above the level of the project (100-year) flood and building pads are compacted to 95% Proctor Density as required in Title 44 of the Code of Federal Regulations, Section 65.5(a) (6). Prior to issuance of building permits for lots which are so located, the applicant shall furnish certifications as required by FEMA that the above conditions have been met. 30. 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. 31. 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. 32. 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. 33. 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. __ 34. 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 Resolution 2000-74 Conditions of Approval - Final Century-Crowell Communities Tentative Tract Map 29586 June 20, 2000 Page 8 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 The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the following: 35. Stormwater handling shall conform with the approved hydrology and drainage plan for Duna La Quinta (Specific Plan 83-001). Nuisance water shall be disposed of in an approved method. 36. Stormwater falling on site during the peak 24-hour period of a 100-year storm (the design storm) shall be retained within the development or directed to an approved retention area unless otherwise approved by the City Engineer. The tributary drainage area shall extend to the centerline of adjacent public streets 37. If stormwater is directed into the adjacent golf course, easements or letters of drainage acceptance shall be obtained from the property owner(s) indicating approval of location and design of drainage outlet facilities. 38. Storm flow in excess of retention capacity shall be routed through a designated, unimpeded overflow outlet to the historic drainage relief route. 39. Storm drainage historically received from adjoining property shall be retained on site or passed through to the overflow outlet. 40. 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. 41. 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. 42. 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 leechfield shall be designed to contain surges of 3 gph/1,000 sq. ft. (of landscape area) and infiltrate 5 gpd/1,000 sq. ft. 43. 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 Resolution 2000-74 Conditions of Approval - Final Century-Crowell Communities Tentative Tract Map 29586 June 20, 2000 Page 9 or wall shall be constructed around basins unless approved by the Community Development Director and the City Engineer. 44. If the applicant proposes discharge of stormwater directly or indirectly to the La Quinta Evacuation Channel or 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. Any discharge into the Evacuation Channel shall require CVWD approval. 45. The tract shall be designed to accommodate purging and blowoff water from any on-site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. UTILITIES 46. 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. 47. 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. 48. 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 th~ City Engineer. STREET AND TRAFFIC IMPROVEMENTS Resolution 2000-74 Conditions of Approval - Final Century-Crowell Communities Tentative Tract Map 29586 June 20, 2000 Page 10 49. 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. 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. B. CULS DE SAC 1) Use Riverside County Standard 800 (symmetric) or 800A (offset), at 38-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. 50. 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. 51. 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). 52. 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. 53. Knuckle turns and corner cut-backs shall conform with Riverside County Standard Drawings #801 and #805 respectively unless otherwise approved by the City Engineer. Resolution 2000-74 Conditions of Approval - Final Century-Crowell Communities Tentative Tract Map 29586 June 20, 2000 Page 11 54. 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 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. 55. 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" 56. 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. 57. 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. 58. General access points are limited to the following: A. Avenida Los Verdes Resolution 2000-74 Conditions of Approval - Final Century-Crowell Communities Tentative Tract Map 29586 June 20, 2000 Page 12 59. Emergency access (20-foot wide) shall be provided from the end of the easterly cul-de-sac to Washington Street. No parking will be permitted along either side of the emergency access road. 60. The driveway access to Units 39 and 40 shall be combined into a single shared access and shall be configured so as to be incorporated with the emergency access road. LANDSCAPING 61. The applicant shall provide landscaping in required setbacks, retention basins, common lots, and park areas. 62. Landscape and irrigation plans for landscaped lots and setb.acks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. The applicant shall submit plans for approval by the Community Development Department prior to plan checking by the Public Works Department. When plan checking is complete, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner prior to submitting for signature by the City Engineer. Plans are not approved for construction until signed by the City Engineer. 63. 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. 64. A perimeter block wall shall be constructed along Washington Street. The wall shall join the existing north/south block wall located approximately 32-feet westerly of the west curb along Washington Street and shall extend from that point to join the existing Washington Street bridge. An emergency access gate (designed per Fire Marshal's requirements) shall be installed 'at the easterly terminus of the emergency access road. The gate shall be of a design such that it is "sight restricted" into the project from Washington Street. 65. A block wall shall be constructed at the easterly terminus of the easterly cul-de- sac to tie into the existing perimeter wall of the apartment complex so as to restrict access between the applicant's wall and the existing wall. The applicant shall make application to the City to request that the City quitclaim a portion of the City owned property at the easterly terminus of the easterly cul-de-sac to allow the conditioned wall to be constructed. Resolution 2000-74 Conditions of Approval - Final Century-Crowell Communities Tentative Tract Map 29586 June 20, 2000 Page 13 QUALITY ASSURANCE 66. The applicant shall employ construction quality-assurance measures which meet the approval of the City Engineer. 67. 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. 68. 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 cor~ply with plans, specifications and applicable regulations. 69. 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 70. 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 71. 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 2000-74 Conditions of Approval - Final Century-Crowell Communities Tentative Tract Map 29586 June 20, 2000 Page 14 FIRE MARSHALL CONDITIONS 72. 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 2 hour duration at 20 psi. Blue dot reflectors shall be mounted in the middle of streets directly in line with fire hydrants. 73. Prior to recordation of the final map, applicant/developer will furnish one blueline copy of the water system plans to the Fire Department for review/approval. Plans will conform to the fire hydrant types, location and spacing, and the system will meet the fire flow requirements. Plans will be signed/approved by a registered civil engineer and the local water company with the following certification: "1 certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." 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 lot. 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. CVWD CONDITIONS: 76. The developer shall grant the Coachella Valley Water District a flooding easement over all land below elevation 50 feet and subject to inundation by the La Quinta Evacuation Channel. 77. The developer shall obtain an encroachment permit from the ~oachella Valley Water District prior to any construction within the right-of-way of the La Quinta Evacuation Channel. This includes, but is not limited to, surface improvements, drainage inlets, landscaping, and roadways. 78. The Coachella Valley Water District will furnish domestic water and sanitation service to this area in accordance with the current regulations of the district. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. Resolution 2000-74 Conditions of Approval - Final Century-Crowell Communities Tentative Tract Map 29586 June 20, 2000 Page 15 MISCELLANEOUS: 79. Final Geo-grid wall landscaping and design plans shall be submitted for review and approval to the Community Development Department prior. to issuance of any building permits for this project.