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TTM 2018-0007 Barton Land La Quinta (04.10.2019) April 10, 2019 Mr. Philip W. Barton Barton Land La Quinta LLC 751 Laurel Avenue San Carlos, CA 9400 SUBJECT: TENTATIVE TRACT MAP 32398, EXTENSION 6 (TTM2018-0007) Dear Mr. Barton: This letter is to inform you that the sixth time extension for Tentative Tract Map 32398 has been approved. This time extension shall expire on November 16, 2019. Consistent with Municipal Code Section 13.12.160, this is the sixth and final time extension possible for this Map. Enclosed with this letter are the conditions of approval for the project. There has been no change in the conditions from those you received with your last extension of time in January of 2018. If you have any questions, please contact me at (760) 777-7067. Sincerely, Cheri Flores Planning Manager DIRECTOR’S DETERMINATION CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 32398 EXTENSION 6 (TTM2018-0007) BARTON LAND LA QUINTA EXPIRES: NOVEMBER 16, 2019 Page 1 of 25 GENERAL 1.The applicant agrees to defend, indemnify and hold harmless the City of La Quinta (“City”), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Tentative Tract Map, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2.This Tentative Tract Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code §§ 66410 through 66499.58 (the “Subdivision Map Act”), and Chapter 13 of the La Quinta Municipal Code (“LQMC”). The City of La Quinta’s Municipal Code can be accessed on the City’s Web Site at http://www.laquintaca.gov. 3.Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: •Fire Marshal •La Quinta Design and Development Department (Grading Permit, Green Sheet (Development Services Clearance) for Building Permits, Improvement Permit) •La Quinta Planning Division •Riverside Co. Environmental Health Department •Desert Sands Unified School District OR •Coachella Valley Unified School District •Coachella Valley Water District (CVWD) •Imperial Irrigation District (IID) •California Water Quality Control Board (CWQCB) •SunLine Transit Agency •South Coast Air Quality Management District Coachella Valley The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. DIRECTOR’S APPROVAL CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 32398 EXTENSION 6 (TTM2018-0007) BARTON LAND LA QUINTA EXPIRES: NOVEMBER 16, 2019 Page 2 of 25 A project-specific NPDES construction permit must be obtained by the applicant; who then shall submit a copy of the Regional Water Quality Control Board’s (“RWQCB”) acknowledgment of the applicant’s Notice of Intent (“NOI”), prior to the issuance of a grading or site construction permit by the City. 4. The applicant shall comply with applicable provisions of the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board – Colorado River Basin Region Board Order No. R7-2013-0011 and the State Water Resources Control Board’s Order No. 2012-0006-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan (“SWPPP”). The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. C. The applicant’s SWPPP shall include provisions for all of the following Best Management Practices (“BMPs”) (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non-Storm Water Management. 6) Waste Management and Materials Pollution Control. D. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant DIRECTOR’S APPROVAL CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 32398 EXTENSION 6 (TTM2018-0007) BARTON LAND LA QUINTA EXPIRES: NOVEMBER 16, 2019 Page 3 of 25 to this project. E. The approved SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. F. The inclusion in the Homeowners’ Association (HOA) Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post-construction BMPs as required; and the applicant shall execute and record an agreement that provides for the perpetual maintenance and operation of all post-construction BMPs is required. PROPERTY RIGHTS 5. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the 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. Said conferred rights shall also include grant of access easement to the City of La Quinta for the purpose of graffiti removal by City staff or assigned agent in perpetuity and agreement to the method to remove graffiti and to paint over to best match existing. The applicant shall establish the aforementioned requirements in the CC&R’s for the development or other agreements as approved by the City Engineer. 6. The applicant shall offer for dedication on the Final Map all public street rights-of-way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 7. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Monroe Street (Primary Arterial, 108’ ROW) – The standard 54 feet from the centerline of Monroe Street for a total 108-foot ultimate developed right of way except an additional variable right of way dedication at the proposed primary residential project east of the centerline of Monroe Street and deceleration length of 248 feet plus a transition length of 150 feet to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. DIRECTOR’S APPROVAL CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 32398 EXTENSION 6 (TTM2018-0007) BARTON LAND LA QUINTA EXPIRES: NOVEMBER 16, 2019 Page 4 of 25 2) Avenue 60 (Primary Arterial, 108’ ROW) – The standard 54 feet from the centerline of Avenue 60 for a total 108-foot ultimate developed right of way except an additional variable right of way dedication at the proposed secondary residential project entry and at the Avenue 60 intersection with Monroe Street north of the centerline of Avenue 60 and deceleration length of 248 feet plus a transition length of 150 feet to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. Pursuant to the additional right of way dedication at the secondary residential project entry mentioned above, the applicant shall make a good faith effort to obtain said right of way from the property to the east on Avenue 60. 3) Avenue 60 at the Commercial Entrance - Provide additional variable right of way dedication at the proposed commercial entry as approved by the City Engineer north of the centerline of Avenue 60 and deceleration length according to Engineering Bulletin 06-13. 8. The applicant shall retain for private use on the Final Map all private street rights of way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 9. The private street rights of way to be retained for private use required for this development include: A. PRIVATE STREETS Private Residential Streets measured at gutter flow line to gutter flow line shall be 32 feet with parking restricted to one side or 28 feet with parking restricted on both sides, and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R’s. The CC&R’s shall be reviewed by the Engineering Department prior to recordation. B. ALLEYS REAR LANES Alley rear lanes shall have a minimum travel width of 20 feet provided that parking is prohibited on both sides, there is adequate off-street parking for residents and visitors, and provisions are established for ongoing enforcement of the parking restriction in the CC&R’s. The CC&R’s shall be reviewed by the Engineering Department prior to recordation. The alley rear lane travel width and DIRECTOR’S APPROVAL CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 32398 EXTENSION 6 (TTM2018-0007) BARTON LAND LA QUINTA EXPIRES: NOVEMBER 16, 2019 Page 5 of 25 pavement structure shall also be approved by the Fire Department. 10. Right-of-way geometry for standard knuckles and property line corner cut-backs at curb returns shall conform to 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. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1” equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement 12. When the City Engineer determines that access rights to the proposed street rights- of-way shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such rights-of-way, the applicant shall grant the necessary rights-of-way within 60 days of a written request by the City. 13. The applicant shall offer for dedication on the Final Map a ten-foot wide public utility easement contiguous with, and along both sides of all private streets. Such easement may be reduced to five feet in width with the express written approval of IID. 14. The applicant shall create perimeter landscaping setbacks along all public rights-of- way as follows: (To be used as needed) A. Monroe Street (Primary Arterial) - 20-foot from the R/W-P/L. B. Avenue 60 (Primary Arterial) - 20-foot from the R/W-P/L. The listed setback depth shall be the average depth where a meandering wall design is approved. DIRECTOR’S APPROVAL CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 32398 EXTENSION 6 (TTM2018-0007) BARTON LAND LA QUINTA EXPIRES: NOVEMBER 16, 2019 Page 6 of 25 The setback requirements shall apply to all frontages 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 offer for dedication blanket easements for those purposes on the Final Map. 15. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Final Map. 16. Direct vehicular access to Monroe Street and Avenue 60 from lots with frontage along Monroe Street and Avenue 60 is restricted, except for those access points identified on the Tentative Tract Map No. 32398, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final tract map. 17. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. 18. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Tract Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 19. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For Individual Properties And Development) for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 20. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF-SITE STREETS 1) Monroe Street (Primary Arterial, 108' R/W option): Widen the east side of the street along all frontage adjacent to the Tentative Map boundary to its ultimate width on the east side as specified in the General Plan and the requirements of these conditions. Rehabilitate and/or reconstruct DIRECTOR’S APPROVAL CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 32398 EXTENSION 6 (TTM2018-0007) BARTON LAND LA QUINTA EXPIRES: NOVEMBER 16, 2019 Page 7 of 25 existing roadway pavement as necessary to augment and convert it from a rural county-road design standard to La Quinta’s urban arterial design standard. The east curb face shall be located thirty nine feet (39’) east of the centerline, except at locations where additional street width is needed to accommodate: a) Bus turnout (if required by Sunline Transit) b) A deceleration/right turn only lane at Monroe Street Primary Entry. The east curb face shall be located forty seven feet (47’) east of the centerline and deceleration length of 248 feet plus a taper transition length of 150 feet or as approved on the Off-Site Street Improvement Plans. Other required improvements in the Monroe Street right-of-way and/or adjacent landscape setback area include: c) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs, d) A 10-foot wide Multi-Use Trail. The applicant shall construct a multi-use trail per La Quinta Standard 260 along the Monroe Street frontage within the landscaped setback. Multi-Use Trail boundaries shall be delineated by a 4-inch wide concrete border between the trail and adjacent landscaping. The location and design of the trail shall be approved by the City. A split rail fence shall be constructed along the roadway side of the multi-purpose trail in accordance with Section 9.140.060 (Item E, 3a) of the Zoning Ordinance. Bonding for the fence to be installed shall be posted prior to final map approval. At grade intersection crossings shall be of a medium and design and location as approved by the Engineering Department on the street improvement plan submittal. A maintenance easement dedication in favor of the City shall be offered for Multi-Use Trails. Auxiliary Multi-Purpose Trails, beyond those required by General Plan and related Equestrian Overlay, will be maintained by the Developer or HOA as applicable and not offered for maintenance dedication. However, pursuant to this requirement, the Developer or HOA shall enter into an agreement with the City for the perpetual maintenance of the Auxiliary Multi- Use Trail. DIRECTOR’S APPROVAL CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 32398 EXTENSION 6 (TTM2018-0007) BARTON LAND LA QUINTA EXPIRES: NOVEMBER 16, 2019 Page 8 of 25 e) Half width of an (16’) – foot wide raised landscaped median along the entire boundary of the Tentative Tract Map plus variable width as needed to accommodate a left turn deceleration lane for the southbound Monroe Street traffic as well as full turn movements at the Primary Residential Entry, and variable width as needed on Monroe Street at the Avenue 60 intersection to accommodate a left turn deceleration lane for southbound Monroe Street to eastbound Avenue 60. f) Establish a benchmark in the Monroe Street right of way and file a record of benchmark with the County of Riverside. 2) Avenue 60 (Primary Arterial, 108' R/W option): Widen the north side of the street along all frontages adjacent to the Tentative Map boundary to its ultimate width on the north side as specified in the General Plan and the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county-road design standard to La Quinta’s urban arterial design standard. The north curb face shall be located thirty nine feet (39’) north of the centerline, except at locations where additional street width is needed to accommodate: a) Bus turnout (if required by Sunline Transit) b) A deceleration/right turn only lane at Avenue 60 at the Avenue 60 Residential Project Secondary Entry intersection and the Avenue 60/Monroe Intersection. The north curb face shall be locatedforty seven feet (47’) east of the centerline and deceleration length of 248 feet plus a taper transition length of 150 feet. The above condition for a deceleration/right turn only lane at the Avenue 60 Residential Project Secondary Entry intersection is contingent on the applicant obtaining the additional right of way dedication for said deceleration/right turn only lane on Avenue 60 at the secondary residential project entry conditioned under PROPERTY RIGHTS. c) A deceleration/right turn only lane at Avenue 60 at the Avenue 60 Commercial Project Entry. The north curb face shall be locatedforty seven feet (47’) east of the centerline of Avenue 60. The deceleration length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per DIRECTOR’S APPROVAL CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 32398 EXTENSION 6 (TTM2018-0007) BARTON LAND LA QUINTA EXPIRES: NOVEMBER 16, 2019 Page 9 of 25 Engineering Bulletin # 06-13. Other required improvements in the Avenue 60 right-of-way and/or adjacent landscape setback area include: d) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs, plus a single overhead street light at the intersection of Monroe and Avenue 60. e) A 10-foot wide Multi-Use Trail. The applicant shall construct a multi-use trail per La Quinta Standard 260 along the Avenue 60 frontage within the landscaped setback. Multi-Use Trail boundaries shall be delineated by a 4-inch wide concrete border between the trail and adjacent landscaping. The location and design of the trail shall be approved by the City. A split rail fence shall be constructed along the roadway side of the multi-use trail in accordance with Section 9.140.060 (Item E, 3a) of the Zoning Ordinance. Bonding for the fence to be installed shall be posted prior to final map approval. At grade intersection crossings shall be of a medium and design and location as approved by the Engineering Department on the street improvement plan submittal. A maintenance easement dedication in favor of the City shall be offered for Multi-Use Trails. Auxiliary Multi-Use Trails, beyond those required by General Plan and related Equestrian Overlay, will be maintained by the Developer or HOA as applicable and not offered for maintenance dedication. However, pursuant to this requirement, the Developer or HOA shall enter into an agreement with the City for the perpetual maintenance of the Auxiliary Multi- Use Trail. f) Half width of an 16’ – foot wide raised landscaped median along the entire boundary of Specific Plan 2004-072 plus 1)variable width as needed to accommodate a left turn deceleration lane for the southbound traffic as well as full turn movements at the Secondary Residential Entry 2) variable width as needed on Avenue 60 at Monroe Street intersection to accommodate a left turn deceleration lane for eastbound Avenue 60 traffic to southbound Monroe Street, 3) variable width as needed to accommodate a left turn deceleraton lane at the westerly Commercial Property driveway provided that the left turn on DIRECTOR’S APPROVAL CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 32398 EXTENSION 6 (TTM2018-0007) BARTON LAND LA QUINTA EXPIRES: NOVEMBER 16, 2019 Page 10 of 25 Avenue 60 at the Monroe Street/Avenue 60 intersection are not affected. The applicant shall extend improvements beyond the subdivision 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). 3) When warrants are met, the applicant is responsible for 100 % of the cost to design and install the traffic signal at the Residential Project Main Entry on Monroe Street. Applicant shall enter into a SIA to post security for 100 % of the cost to design and install the traffic signal prior to issuance of an on-site grading permit; the security shall remain in full force and effect until the signal is actually installed by the applicant. 4) When warrants are met, the applicant is responsible for 25% of the cost to design and install the traffic signal at the Monroe Street/Avenue 60 intersection. Applicant shall enter into a SIA to post security for 25% of the const to design and install the traffic signal prior to issuance of an on-site grading permit; the security shall remain in full force and effect until the signal is actually installed by the applicant. 5) When warrants are met, the applicant is responsible for 100% of the cost to design and install the traffic signal on Avenue 60 at the Residential Project Secondary Entry intersection. Applicant shall enter into a SIA to post security for 100% of the const to design and install the traffic signal prior to issuance of an on-site grading permit; the security shall remain in full force and effect until the signal is actually installed by the applicant. B. PRIVATE STREETS 1) Construct 32-foot wide travel width as shown on the tentative map measured from gutter flow line to gutter flow line, provided parking is restricted to one side and there is adequate off-street parking for residents and visitors, and the applicant makes provisions for perpetual enforcement of the restrictions. 2) Construct a 28-foot wide road bed with 20 feet of pavement and a 4- foot shoulder on each side of the street segment aligned in the east- west direction. On-street parking shall be prohibited and the applicant shall make provisions for perpetual enforcement of the No Parking restrictions. DIRECTOR’S APPROVAL CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 32398 EXTENSION 6 (TTM2018-0007) BARTON LAND LA QUINTA EXPIRES: NOVEMBER 16, 2019 Page 11 of 25 3) The location of driveways of corner lots shall not be located within the curb return and away from the intersection when possible. C. REAR ALLEY LANES 1) Rear alley lanes shall have a travel width of 20 feet with parking prohibited on both sides, there is adequate off-street parking for residents and visitors, and provisions are established for ongoing enforcement of the parking restriction in the CC&R’s. The CC&R’s shall be reviewed by the Engineering Department prior to recordation. The alley rear lane travel width and pavement structure shall also be approved by the Fire Department. 21. All gated entries shall provide for a three-car minimum stacking capacity for inbound traffic to be a minimum length of 62 feet from call box to the street; and shall provide for a full turn-around outlet for non-accepted vehicles. Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1" = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turn-around (minimum radius to be 24 feet) out onto the main street from the gated entry. Pursuant to said condition, there shall be a minimum of twenty five feet width provided at the turn-around opening provided. Two lanes of traffic shall be provided on the entry side of each gated entry, one lane shall be dedicated for residents, and one lane for visitors. The two travel lanes shall be a minimum of 20 feet of total paved roadway surface or as approved by the Fire Department. Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. 22. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Residential 3.0" a.c./4.5" c.a.b. Primary Arterial 4.5" a.c./6.0" c.a.b. DIRECTOR’S APPROVAL CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 32398 EXTENSION 6 (TTM2018-0007) BARTON LAND LA QUINTA EXPIRES: NOVEMBER 16, 2019 Page 12 of 25 or the approved equivalents of alternate materials. 23. 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. 24. General access points and turning movements of traffic are limited to the following: a. Primary Residential Entry (Monroe Street): Full turn movements are permitted. b. Secondary Residential Entry (Avenue 60): Full turn movements are permitted. 25. 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. 26. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 27. Standard Condition. Standard knuckles and corner cut-backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. FOR COMMERCIAL OR NON-RESIDENTIAL ENTITLEMENT PARKING LOTS and ACCESS POINTS 28. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking stall and aisle widths and the double hairpin stripe parking stall design. B. Cross slopes should be a maximum of 2% where ADA accessibility is required including accessibility routes between buildings. DIRECTOR’S APPROVAL CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 32398 EXTENSION 6 (TTM2018-0007) BARTON LAND LA QUINTA EXPIRES: NOVEMBER 16, 2019 Page 13 of 25 C. Building access points shall be shown on the Precise Grading Plans to better evaluate ADA accessibility issues. D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a minimum of 18 feet in length with a 2-foot overhang for all parking stalls or as approved by the City Engineer. One van accessible handicapped parking stall is required per 6 handicapped parking stalls. F. Drive aisles between parking stalls shall be a minimum of 26 feet with access drive aisles to Public Streets a minimum of 30 feet as shown on the Site Development Plan site plan or as approved by the City Engineer. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility route to public streets and other features shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer. 29. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b. Parking Lot & Aisles (High Traffic) 4.5” a.c./5.5” c.a.b. Loading Areas 6” P.C.C./4” c.a.b. or the approved equivalents of alternate materials. FINAL MAPS 30. Prior to the City’s approval of a Final Map, the applicant shall furnish accurate mylars of the Final Map that were approved by the City’s map checker on a storage media acceptable to the City Engineer. The Final Map shall be 1” = 40’ scale. DIRECTOR’S APPROVAL CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 32398 EXTENSION 6 (TTM2018-0007) BARTON LAND LA QUINTA EXPIRES: NOVEMBER 16, 2019 Page 14 of 25 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. 31. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of LQMC Section 13.24.040 (Improvement Plans). 32. The following improvement plans shall be prepared and submitted for review and approval by the Design and Development Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On-Site Rough Grading Plan 1" = 40' Horizontal B. PM10 Plan 1” = 40’ Horizontal C. SWPPP 1” = 40’ Horizontal D. WQMP (Plan submitted in Report Form) NOTE: A through D to be submitted concurrently. E. Off-Site Street Improvement/Storm Drain Plan 1" = 40' Horizontal, 1" = 4' Vertical F. Off-Site Signing & Striping Plan 1” = 40’ Horizontal The Off-Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. G. On-Site Street Improvements/Signing & Striping/Storm Drain Plan 1" = 40' Horizontal, 1"= 4' Vertical H. On-Site Commercial Precise Grading Plan DIRECTOR’S APPROVAL CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 32398 EXTENSION 6 (TTM2018-0007) BARTON LAND LA QUINTA EXPIRES: NOVEMBER 16, 2019 Page 15 of 25 1" = 20' Horizontal NOTE: E through H to be submitted concurrently. The following plans shall be submitted to the Building and Safety Division for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized by the Building Official in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. I. On-Site Residential Precise Grading Plan 1" = 30' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off-Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. All On-Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Development Services Division. “Rough Grading” plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2007 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Division. A copy of the reviewed assessment shall be submitted to the Development Services Division in conjunction with the Site Development Plan when it is submitted for plan checking. In addition to the normal set of improvement plans, a “Site Development” plan is required to be submitted for approval by the Building Official, Planning Manager and the City Engineer. DIRECTOR’S APPROVAL CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 32398 EXTENSION 6 (TTM2018-0007) BARTON LAND LA QUINTA EXPIRES: NOVEMBER 16, 2019 Page 16 of 25 “Site Development” plans shall normally include all on-site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements and ADA requirements. “Street Parking” plan shall include appropriate signage to implement the “No Parking” concept, or alternatively an on-street parking policy shall be included in the CC & R’s subject to City Engineer’s Approval. The parking plan or CC & R’s shall be submitted concurrently with the Street Improvement Plans. 33. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the “Plans, Notes and Design Guidance” section of the Public Works Division at the City website (http://www.la- quinta.org/PlanCheck/m_search.aspx). Please navigate to the Public Works Division home page under Archive and look for the Engineer Plan Archive. 34. The applicant shall furnish a complete set of the mylars of all approved improvement plans on a storage media acceptable to the City Engineer. 35. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As-Built" or "As-Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as-built conditions. The applicant shall employ or retain the Engineer of Record during the construction phase of the project so that the EOR. can make site visits in support of preparing As Built drawings. However, if subsequent approved revisions have been approved by the City Engineer and reflect said “As- Built” conditions, the Engineer of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. IMPROVEMENT SECURITY AGREEMENTS 36. Prior to approval of any Final Map, the applicant shall construct all on and off-site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement (“SIA”) guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 37. Any Subdivision Improvement Agreement (“SIA”) entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Tentative Tract Map, shall comply with the DIRECTOR’S APPROVAL CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 32398 EXTENSION 6 (TTM2018-0007) BARTON LAND LA QUINTA EXPIRES: NOVEMBER 16, 2019 Page 17 of 25 provisions of LQMC Chapter 13.28 (Improvement Security). 38. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. When improvements are phased through a “Phasing Plan,” or an administrative approval (e.g., Site Development Permits), all off-site improvements and common on- site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured through a SIA, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured through a SIA, prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 39. Depending on the timing of the development of this Tentative Tract Map 32398, and the status of the off-site improvements at the time, the applicant may be required to: A. Construct certain off-site improvements. B. Construct additional off-site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this tentative tract map. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these actions, as the City may require. Off-Site Improvements should be completed on a first priority basis. The applicant shall complete Off-Site Improvements in the first phase of construction or by the issuance of the 20 % Building Permit. DIRECTOR’S APPROVAL CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 32398 EXTENSION 6 (TTM2018-0007) BARTON LAND LA QUINTA EXPIRES: NOVEMBER 16, 2019 Page 18 of 25 In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 40. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on-site and off-site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule adopted by City resolution, or ordinance. For items not listed in the City's unit cost schedule, the proposed unit costs shall be approved by the City Engineer. At the time the applicant submits its detailed construction cost estimates for conditional approval of the Final Map by the City Council, the applicant shall also submit one copy each of an 8-1/2" x 11" reduction of each page of the Final Map, along with a copy of an 8-1/2" x 11" Vicinity Map. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant’s detailed cost estimates. GRADING 41. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 42. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 43. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer, B. A preliminary geotechnical (“soils”) report prepared by a qualified engineer, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and DIRECTOR’S APPROVAL CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 32398 EXTENSION 6 (TTM2018-0007) BARTON LAND LA QUINTA EXPIRES: NOVEMBER 16, 2019 Page 19 of 25 Storm Management and Discharge Controls). E. A WQMP prepared by an engineer registered in the State of California. All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. 44. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 45. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6’) of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 46. Building pad elevations on the rough grading plan submitted for City Engineer’s approval shall conform to pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 47. Building pad elevations of perimeter lots shall not differ by more that one foot higher from the building pads in adjacent developments. 48. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. DIRECTOR’S APPROVAL CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 32398 EXTENSION 6 (TTM2018-0007) BARTON LAND LA QUINTA EXPIRES: NOVEMBER 16, 2019 Page 20 of 25 Building pad elevations on the rough grading plan submitted for City Engineer’s approval shall conform to pad elevations shown on the Substantial Conformance Tentative Tract Map dated 8/5/05 and revised 9/23/05. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring-owner dissatisfaction with the grade differential. 49. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus five tenths of a foot (0.5’) from the elevations shown on the approved Substantial Conformance Tentative Tract Map dated 8/5/05, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 50. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. 51. This development shall comply with LQMC Chapter 8.11 (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 elevation certifications, as required by FEMA, that the above conditions have been met. DRAINAGE 52. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 97-03 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be the 1hour, 3 hour, 6 hour or 24 hour event producing the greatest total DIRECTOR’S APPROVAL CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 32398 EXTENSION 6 (TTM2018-0007) BARTON LAND LA QUINTA EXPIRES: NOVEMBER 16, 2019 Page 21 of 25 run off. 53. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. The sandfilters shown on the approved Storm Drain Plan (Plan Set Number 05200) must be replaced with Maxwell Pluses or equivalent. 54. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise and as approved by the City Engineer. 55. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) 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. 56. No fence or wall shall be constructed around any retention basin unless approved by the Planning Manager and the City Engineer. 57. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7). 58. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 59. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 60. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 61. The applicant shall comply with applicable provisions for post construction runoff per the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011 and the State Water Resources Control Board’s Order No. 2012-0006- DIRECTOR’S APPROVAL CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 32398 EXTENSION 6 (TTM2018-0007) BARTON LAND LA QUINTA EXPIRES: NOVEMBER 16, 2019 Page 22 of 25 DWQ. A. For post-construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. UTILITIES 62. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 63. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above-ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 64. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 65. Underground 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 all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located as to not conflict with access aisles/entrances. DIRECTOR’S APPROVAL CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 32398 EXTENSION 6 (TTM2018-0007) BARTON LAND LA QUINTA EXPIRES: NOVEMBER 16, 2019 Page 23 of 25 CONSTRUCTION 66. The City will conduct final inspections of 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 in residential developments 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 development or when directed by the City, whichever comes first. LANDSCAPE AND IRRIGATION 67. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 68. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 69. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 70. The applicant shall submit the landscape plans for approval by the Planning Division and green sheet sign off by the Development Services Division. When plan checking has been completed by the Planning Division, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the Planning Manager, however landscape plans for landscaped median on public streets shall be approved by both the Planning Manager and the City Engineer. Where City Engineer approval is not required, the applicant shall submit for a green sheet approval by the Development Services Division. Final landscape plans for on-site planting shall be reviewed by the ALRC and approved by the Planning Manager prior to issuance of first building permit. Final plans shall include all landscaping associated with this project. NOTE: Plans are not approved for construction until signed by both the Planning Manager and/or the City Engineer. 71. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Planning Manager. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. DIRECTOR’S APPROVAL CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 32398 EXTENSION 6 (TTM2018-0007) BARTON LAND LA QUINTA EXPIRES: NOVEMBER 16, 2019 Page 24 of 25 72. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO “A Policy on Geometric Design of Highways and Streets, 5th Edition” or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. PUBLIC SERVICES 73. The applicant shall provide public transit improvements as required by SunLine Transit Agency and approved by the City Engineer. MAINTENANCE 74. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 75. The applicant shall make provisions for the continuous and perpetual maintenance of all private on-site improvements, perimeter landscaping, access drives, and sidewalks. FEES AND DEPOSITS 76. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. 77. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). NOTICE TO BUYERS OF LAND 78. A notice shall be recorded against residential lots in Tentative Tract 32398 within 300 feet of adjacent properties that are engaged in farming activities (e.g. date harvesting). Notice shall include the provisions and intent of Municipal Code Section 9.140.070 (Notice to Buyers of Land). Furthermore, the following provisions shall be included in the notice: A. The notice shall include the specific scope of the farming activity operations that occur on the adjacent properties to the east and south. DIRECTOR’S APPROVAL CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 32398 EXTENSION 6 (TTM2018-0007) BARTON LAND LA QUINTA EXPIRES: NOVEMBER 16, 2019 Page 25 of 25 B. The notice shall include the fact that pesticides, herbicides, and other chemicals are being used or have the potential to be used on the adjacent farming sites. The notice shall be submitted to the Planning Division prior to recordation for review and approval by the Planning Division and City Attorney. No building permits shall be issued until the notice is approved and recorded.