CC Resolution 1992-038^#A
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RESOLUTION 92-38
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA APPROVING THE
ENVIRONMENTAL ANALYSIS AND APPROVING
TENTATIVE TRACT MAP 26768 TO CREATE 21 SINGLE
FAMILY LOTS ON A 20+ ACRE SITE.
CASE NO. TT 26768 BESTCO INVESTMENTS, INC.
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 10th day of March, 1992 hold a duly noticed Public Hearing to consider a
request by BESTCO Investments for approval of a subdivision of approximately 20
acres into 21 lots, and other miscellaneous lots, generally located on the west side
of Monroe Street approximately 1/4 mile north of Airport Boulevard, more
particularly described as:
PORTION OF THE SOUTH ONE-HALF OF
SECTION 15, T.6.S., R.7.E., S.B.B.M.
APN 767-330-007 & 008)
WHEREAS, the City Council of the City of La Quinta, California, did on
the 7th day of April, 1992, hold a duly noticed Public Hearing to consider a request
by BESTCO Investments for approval of a subdivision of approximately 20 acres into
21 lots, and other miscellaneous lots, generally located on the west side of Monroe
Street approximately 1/4 mile north of Airport Boulevard.
WHEREAS, said tentative map has compiled with the requirements of the
The Rules to Implement the California Environmental Quality Act of 1970" as
amended) and adopted by the City Council Resolution 83-68. The Planning Director
conducted an initial study, and has determined that the proposed tentative tract will
not have a significant adverse impact on the environment; and,
WHEREAS, mitigation of various physical impacts have been identified
and will be incorporated into the approval conditions for Tentative Tract 26768 in
conjunction with this tentative tract, thereby retaining that monitoring of those
mitigation measures be undertaken to assure compliance with them; and
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, If any, of all interested persons desiring to be heard, said
City Council did find the following facts to justify the recommendation for approval
of said tentative tract map:
1. That Tentative Tract 26768, as conditionally recommended, is generally
consistent with the goals, policies, and intent of the La Quinta General Plan
for land use density, unit type, circulation requirements, R-1 20,000 zoning
district development standards, and design requirements of the Subdivision
Ordinance.
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2. That the subject site is undeveloped at this time. The proposed circulation
design and single family lot layouts are consistent with typical R-1 20,000
subdivisions as conditioned, therefore suitable for the proposed land division.
3. That the design of Tentative Tract 26788 will not cause substantial
environmental damage or injury to the wildlife habitat of the Coachella Valley
Fringe-Toed Lizard.
4. That the design of the subdivision, as conditionally recommended, will not
impact the existing public sewers and water improvements, and therefore, is
not likely to cause serious public health problems.
5. That the design of Tentative Tract 26768 will not conflict with easements
acquired by the public at large for access through the project, since alternate
easements for access and for use have been provided that are substantially
equivalent to those previously acquired by the public.
6. That the proposed Tentative Tract 26768, as recommended, provides for
adequate maintenance of the landscape buffer areas and provides storm water
retention.
7' That general impacts from the proposed tract were considered within the MEA
prepared and adopted in conjunction with the La Quinta General Plan'
8. A Negative Declaration has been prepared for this case in accordance with the
California Environmental Quality Act requirements.
WHEREAS, in the review of this Tentative Tract Map, the City Council
has considered the effect of the contemplated action of the housing needs of the
region for purposes of balancing the needs against the public service needs of the
residents of the City of La Quinta and its environs with available fiscal and
environmental resources.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California as follows:
1. That the above recitations are true and correct and constitute the findings of
the Council in this case;
2. That it does hereby confirm the conclusion of the Environmental Assessment
relative to the environmental concerns of this tentative tract;
3. That it does hereby approve the subject Tentative Tract 26768 for the reasons
set forth in this Resolution and subject to the attached conditions.
PASSED, APPROVED AND ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this 7th day of April, 1992, by the following
vote, to wit:
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AYES: Council Mernbers Bohnenberqer, Rushworth, Sniff & Mayor Pena
NOES: None
ABSENT: Council Member Franklin
ABSTAIN: None
City of La Quinta, California
AUNDRA L. JUH City Clerk
City of La Quinta, California
APPROVED AS TO FORM
DA**L /&
HONEYWELL *ty*A1tt*o*ney
City of La Quinta, California
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CITY COUNCIL RESOLUTION 92-38
CONDITIONS OF APPROVAL FINAL
TENTATIVE TRACT 26768
APRIL 7, 1992
GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract Map 26768, marked Exhibit A*', shall comply with the
requirements and standards of the State Subdivision Map Act and the City of
La Quinta Land Division Ordinance, unless otherwise modified by the following
conditions.
2. This Tentative Tract Map approval shall expire two years after the approval
by the La Quinta City Council unless approved for extension pursuant to the
City of La Quinta Land Division Ordinance.
3. Prior to issuance of any grading permits, the Applicant shall submit to the
Planning and Development Department an interim landscape program for the
entire tract, which shall be for the purpose of wind erosion and dust control.
The land owner shall institute blowsand and dust control measures during the
grading and site development These shall include, but not be limited to:
a. The use of irrigation during any construction activities.
b. Planting of cover crop or vegetation upon previously graded but
undeveloped portions of the site.
C. Provision of wind breaks or wind rows, fencing, and/or landscaping to
reduce the effects upon adjacent properties and property owners. The
land owner shall comply with requirements of the Director of Public
Works and Planning and Development. All construction and graded
areas shall be watered at least twice daily while being used to prevent
the emission of dust and blowsand.
4. Graded but undeveloped land shall be maintained in a condition so as to
prevent a dust and blowsand nuisance and shall be either planted with interim
landscaping or provided with other wind and water erosion control measures
as approved by the Planning and Development Departments and Public Works
Department.
5. Prior to the issuance of a building permit for construction of any building or
use contemplated by this approval, the Applicant shall obtain permits and/or
clearances from the following public agencies:
o City Fire Marshal
o City of La Quinta Public Works Department
o Planning & Development Department
o Coachella Valley Water District
o Coachella Valley Unified School District
o Imperial Irrigation District
o U. S. Postal Service
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City Council Resolution 92-38
Conditions of Approval- TT 26768
April 7, 1992
Evidence of said permits or clearances from the above-mentioned agencies
shall be presented to the Building Division at the time of the application for
a building permit for the use contemplated herewith.
6. Provisions shall be made to comply with the terms and requirements of the
City*s adopted Infrastructure Fee Program in effect at the time of issuance of
building permits.
7. The appropriate Planning approval shall be secured prior to establishing any
of the following uses:
A. Temporary construction facilities.
B. Sales facilities, including their appurtenant signage
C. On-site advertising/ construction signs.
8. The City shall retain a qualified archaeologist, with the Developer to pay
costs, to prepare a mitigation and monitoring plan for artifact location and
recovery. Prior to archaeological studies for this site as well as other
unrecorded information, shall be analyzed prior to the preparation of the
plan.
The plan shall be submitted to the Coachella Valley Archaeological Society
CVAS) for a two-week review and comment penod* At a minimum, the plan
shall: 1) identify the means for digging test pits; 2) allow sharing the
information with the CVAS; and 3) provide for further testing if the
preliminary result show significant materials are present.
The final plan shall be submitted to the Planning and Development Department
for final review and approval.
Prior to the issuance of a grading permit, the Developer shall have retained
a qualified cultural resources management firm and completed the testing and
data recovery as noted in the plan. The management firm shall monitor the
grading activity as required by the plan or testing results.
A list of the qualified archaeological monitor(s), cultural resources
management firm employees, and any assistant(s)/ representative(s), shall be
submitted to the Planning and Development Department. The llst shall provide
the current address and phone number for each monitor. The designated
monitors may be changed from time to time, but no such change shall be
effective unless served by registered or certified mail on the Planning and
Development Department.
The designated monitors or their authorized representatives shall have the
authority to temporarily divert, redirect or halt grading activity to allow
recovery of resources. In the event of discovery or recognition of any human
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City Council Resolution 92-38
Conditions of Approval- TT 26768
April 7, 1992
remains, there shall be no further grading, excavation or disturbance of the
site or any nearby areas reasonably suspected to overlie adjacent human
remains until appropriate mitigation measures are completed.
Upon completion of the data recovery, the Developer shall cause three copies
of the final report containing the data analysis to be prepared and published
and submitted to the Planning and Development Department.
9. Street name proposals shall be submitted for review and approval by the
Planning and Development Department prior to recordation of an portion of the
final map. Street name signs shall be furnished and installed by the
Developer in accordance with standards of the City Engineer. Signage type
and design shall be subject to review and approval of the Planning and
Development Department and the Public Works Department.
10. Prior to final map approval by the City Council, the Applicant shall meet the
parkiand dedication requirement as set forth in Section 13.24.030, La Quinta
Municipal Code, by paying parkland fees in-lieu, as may be determined in
accordance with said Section.
11. A noise study shall be prepared by a qualified acoustical engineer, to be
submitted to the Planning and Development Department for review and
approval prior to final map approval. The study shall concentrate on noise
impacts on the tract from perimeter arterial streets, and recommend
alternative mitigation techniques. Recommendations of the study shall be
incorporated into the tract design. The study shall consider use of building
setbacks, engineering design, building orientation, noise barriers berming,
walls, and landscaping, etc.), and other techniques so as to avoid the isolated
appearance given by walled developments.
12. If the tract is phased, tract phasing plans, including phasing of public
improvements, shall be submitted for review and approval by the Planning and
Development Department and Engineering Department prior to final map
approval.
13. All exterior lighting including that for signage & landscaping shall comply with
Dark Sky" ordinance.
FIRE DEPARTMENT
14. Schedule A fire protection approved Super fire hydrants, 6" X 4" X 2-1/2"
X 2-1/2") shall be located at each street intersection spaced not more than 330
feet apart in an direction with no portion of any frontage more than 165 feet
from a fire hydrant. Minimum fire flow shall be 1500 gpm for two hours
duration at 20 psi.
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City Council Resolution 92-38
Conditions of Approval- TT 26768
April 7, 1992
15. Prior to recordation of the final map, ApplicantiDeveloper shall furnish one
blueline copy of the water system plans to the Fire Department for
review/approval. Plans shall conform to the fire hydrant types, location and
spacing, and the system shall meet the fire flow requirements. Plans shall be
signed/approved by a registered civil engineer and the local water company
with the following certification: I certify that the design of the water system
is in accordance with the requirements prescribed by the Riverside County
Fire Department1'.
16. The required water system including fire hydrants shall be installed and
accepted by the appropriate water agency prior to any combustible building
material being placed on an individual lot.
A temporary water supply for fire protection may be allowed for the
construction of model units only. Plans for a temporary water system must be
submitted to the Fire Department for review prior to issuance of building
permits.
17. Gates installed to restrict access shall be power operated and equipped with
a Fire Department override system. Improvement plans for the entry street
and gates shall be submitted to the Fire Department for review/approval prior
to installation.
ENGINEERING DEPARTMENT:
18. Applicant shall dedicate publlc street right of way and utility easements in
conformance with the city9s General Plan, Municipal Code, applicable Specific
Plans if any, and as required by the City Engineer, as follows:
A. Monroe Street Primary Arterial, 55 foot half width.
19. The Applicant shall provide a separate lot or lots for private road purposes
to be owned in common by owners of the residential lots in the land division.
The private road(s) shall conform to the City's General Plan, Municipal Code,
appilcant Specific Plans if any, and as required by the City Engineer, as
follows:
A. B11, C11, *D", and E" Streets shall be 37 feet wide.
B. On site cul-de-sacs, 45 foot radius.
20. Applicant shall vacate vehicle access rights to Monroe Street from all abutting
lots. Access to Monroe Street from this land division shall be restricted to
street intersections only.
21. Appilcant shall provide a fully improved landscaped setback lot of noted width
adjacent to the following street right of way(s):
A. Monroe Street, 20 feet wide minimum).
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City Council Reeclution 92-38
Condition. of Approval- TT 26768
April 7, 1992
22. The Applicant shall provide 10 foot wide public utility easements on each side
of the private road lot(s) and public arterial streets.
23. Landscape and irrigation plans for the landscaped lot(s) shall be prepared in
conformance with requirements of the Planning Director, and City Engineer,
and approved by same officials prior to construction.
24. Applicant shall maintain the landscaped areas of the subdivision such as the
landscaped setback lots and retention basins until accepted by the City
Engineer for maintenance by the homeowner s association of the subdivision.
25. Applicant shall construct, or enter into agreement to construct, the tract
grading and public or quasi-public improvements before the final map is
recorded. Applicant shall pay cash, in lieu of and equivalent to the
respective construction cost, for those improvements which involve fair-share
responsibility that must be deferred until the full complement of funding is
available. Payment of cash in lieu of construction may be deferred to a future
date mutually agreed by Applicant and City Engineer, provided security for
said future payment is posted by Applicant.
28. The tract grading plan shall be prepared by a registered civil engineer and
approved by the City Engineer prior to final map approval.
27. Applicant shall retain a California registered civil engineer, or designate one
who is on Applicant's staff, to exercise sufficient supervision and quality
control during construction of the tract grading and improvements to insure
compliance with the plans, specifications, applicable codes, and ordinances.
The engineer retained or designated by Applicant and charged with the
compliance responsibility shall make the following certifications upon
completion of construction:
a) all grading and improvements were properly monitored by qualified
personnel during construction for compliance with the plans,
specifications, applicable codes, and ordinances and thereby certify the
grading to be in full compliance with those documents.
b) the finished building pad elevations conform with the approved grading
plans.
28. The tract shall be designed and graded in a manner so the difference in
building pad elevations between contiguous lots that share a common street
frontage OF join lots with adjoining existing tracts or approved tentative tracts
does not exceed three feet. The pad elevations of contiguous lots within the
subject tract that do not share a common street shall not exceed five feet.
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city Council Resolution 92-38
Conditions of Approval- TT 26768
April 7, 1992
29. The Applicant shall maintain wind erosion control at all times in all areas
disturbed by grading. The Applicant's method of erosion control shall be of
his choice provided the control results comply with the La Quinta Municipal
Code. The Applicant shall post sufficient security with the City prior to
receiving a grading permit to ensure compliance of this requirement.
30. Applicant shall install a trickling sand filter and leachfield in the retention
basin to percolate nuisance water in conformance with requirements of the City
Engineer.The sand filter and leach field shall be sized to percolate 160 gallons
per lot per day.
31. Applicant shall provide an Executive Summary Maintenance Booklet for the
street, landscape irrigation,perimeter wall, and drainage facilities installed
in the subdivision. The booklet should include drawings of the facilities,
recommended maintenance procedures and frequency, and a costing algorithm
with fixed and variable factors to assist the homeowner's association in
planning for routine and long term maintenance.
32. Storm water run-off produced in 24 hours by a 100-year storm shall be
retained on site in landscaped retention basin(s) designed for a maximum
water depth not to exceed six feet. The basin slopes shall not exceed 3:1.
The percolation rate shall be considered to be zero inches per hour unless
Applicant provides site-specific data that indicates otherwise. Other
requirements include, but are not limited to, a grassed ground surface with
permanent irrigation improvements, and appurtenant structural drainage
amenities all of which shall be designed and constructed in accordance with
requirements deemed necessary by the City Engineer.
33. Applicant may retain storm water run-off from Monroe Street and B1' Street
in a retention basin in the landscaped setback lot not to exceed 3 feet in depth
with a fores lope not to exceed 5:1. The backslope may be increased to 3:1.
34. The tract shall be graded in a manner that permits storm flow in excess of the
retention basin capacity, caused by a storm event greater than the 100 year
24 hours event, to flow out of the tract through a designated emergency
overflow outlet and into the historic drainage relief route. Similarly, the tract
shall be graded in a manner that anticipates receiving storm flow from
adjoining property at locations that has historically received flow for those
occasions when a storm greater than the 100 year 24 hour event occurs.
35. A thorough preliminary engineering, geological, and soils engineering
investigation shall be conducted with a report submitted for review along with
grading plan. The report recommendations shall be incorporated into the
grading plan design prior to grading plan approval. The soils engineer
and/or the engineering geologist must certify to the adequacy of the grading
plan. A statement shall appear on the final subdivision map that a soils report
has been prepared for the tract pursuant to Section 17953 of the Health and
Safety Code.
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City Council Resolution 92-38
Conditions of Approval- TT 26768
April 7, 1992
36. The access turning movements from Monroe Street to B" street shall be
limited to right turn in and out only. No median opening shall be permitted
at this location.
37. Applicant shall have street improvement plans prepared by a registered civil
engineer. Street improvements shall be designed and constructed for all
streets within the proposed subdivision and for off-site streets as required
by these conditions of approval. All street improvements shall be designed
and constructed in accordance with the LQMC and adopted Standard
Drawings and City Engineer and shall include all appurtenant components
required by same, except mid-block street lighting, such as but not limited
to traffic signs and channeHzation markings, street name signs, sidewalks,
and raised medians where required by City General Plan. Street design shall
take into account the soil strength, anticipated traffic loading, and design
life. The minimum structural section for residential streets shall be 3" AC
over 4" Class 2 Base.
38. Miscellaneous incidental improvements and enhancements to existing
improvements where joined by the newly required improvements shall be
designed and constructed as required by the City Engineer to assure the new
and existing improvements are appropriately integrated to provide a finished
product that conforms with city standards and practices. This includes
tapered off-site street transitions that extend beyond tract boundaries and
join the widened and existing street sections.
39. The following specific street widths shall be constructed to conform with the
General Plan street type noted therewith:
A. ON-SITE STREETS
1. B", C", D", & E" Streets full width Local Street, 36 feet
wide, refer to Std. Dwg. #105; the cul-de-sac bulb shall have a
45 foot curb radius.
B. OFF-SITE STREETS
2. Monroe Street portion contiguous to tract) Install half width
Primary Arterial 86 feet width improvement option), bond for
half of raised median, refer to Std. Dwg. #100
40. The Applicant shall construct an eight-foot wide meandering bike path in the
westerly parkway and landscaped setback lot along Monroe Street in lieu of
the standard six-foot wide sidewalk.
41. Applicant shall provide a blanket easement that covers the entire landscaped
setback lots for the purpose of providing a meandering public sidewalk.
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City Council Resolution 92-38
Conditions of Approval- TT 26768
April 7, 1992
42. Applicant shall submit a copy of the proposed grading, landscaping and
irrigation plans to the Coachella Valley Water District for review and comment
with respect to the District's Water Management Program.
43. All existing and proposed electric power lines with 12,500 volts or less, and
are adjacent to the proposed site or on-site, shall be installed in underground
facilities.
44. All underground utilities shall be installed, with trenches compacted to city
standards, prior to construction of any street improvements. A soils engineer
retained by Applicant shall provide certified reports of soil compaction tests
for review by the City Engineer.
45. Applicant shall cause no easements to be granted or recorded over any portion
of this property between the date of approval by the City Council and the date
of recording of the final map without the approval of the City Engineer.
46. Applicant shall pay all fees charged by the city as required for processing,
plan checking and construction inspection. The fee amount(s) shall be those
which are in effect at the time the work is undertaken and accomplished by the
city.
47. An encroachment permit for work in any abutting local jurisdiction shall be
secured prior to constructing or joining improvements.
48. The 5-foot wide access easement contiguous to the southerly tract boundary
shal] be extinguished.
49. The 200-foot wide railroad right-of-way shall be vacated by the Southern
Pacific Railroad Company.
50. The 10-foot wide irrigation easement across Lots 11 and 16 shall be
extinguished.
SPECIAL
51. Dwelling units within 150 feet of the ultimate right-of-way of Monroe Street
shall be limited to one story, not to exceed 22 feet in height.
52. The production plans shall be approved by the Design Review Board and
Planning Commission prior to the submission of the plans to the Building
Department for construction permit issuance via a plot plan application, If
custom homes are proposed development standards shall be reviewed and
approved by the Design Review Board and included in the C C & R's.
53. The minimum lot size shall be 20,000 square feet.
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City Council Resolution 92-38
ConditionS of Approval- TT 26768
April 7, 1992
54. The provisions of the R-1 Zoning designation shall apply unless modified
herein with all homes with sloped roofs having Clay or concrete tile roofs
55, All homes shall be required to install front yard landscaping prior to final
occupancy. Each lot shall have minimum two 15 gallon shade trees corner lots
five minimum 15-gallon trees), minimum ten 5-gallon shrubs and other
landscaping e.g., turf, turf and gravel, etc.), acceptable to the Planning
and Development Department. The Applicant/Developer is encouraged to use
drought resistant and native plant materials for the project. The landscaping
concept shali be approved currently with the review of the model home plans
by the Planning Commission. The Applicant will be permitted to post
securities to insure that the front yard landscaping is installed for each home
if the Applicant does not have plant material installed at the time the house is
finaled. All landscaping materials shall be installed within 60 days after
occupancy clearances have been given.
56. The mitigation measures of Environmental Assessment 91-221 shall be met.
57. An equestrian trail shall be provided between the west edge of the sidewalk
and the property line. The trail and the sidewalk shall be divided by a split
rail fence and the trail should be eight feet wide.
58. The Developer shall disclose to the perspective buyers of the lots that the
keeping of horses or other livestock is permitted provided the provisions of
the La Quinta Zoning Code are met. The Developer shall also disclose that the
keeping of horses on abutting properties is permitted if the property is zoned
R-1 20,000 or larger pursuant to the CityYs Municipal Zoning Code.
59. Impacts shall be mitigated in accordance with the provisions of AB 1600,
Section 53080 and 63995 of the Government Code or the then existing
legislation and/or local ordinances adopted pursuant thereto or any applicable
mitigation agreement entered into by the Developer and the District. In
addition, the City, Developer and the Coachella Valley Unified School District
shall cooperate in exploring alternatives to provide lands or facilities to the
District, through joint use agreements, dedications, or Mello-Roos District
formation.
60. Perimeter security walls where required by the Noise Study shall be subject
to the following standards:
A. Setback from right-of-way lines along Monroe Street shall average 30
feet.
B. All wall designs, including location and materials, shall be subject to
review by the Planning Commission.
C. Perimeter wall shall incorporate noise abatement requirements.
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City Council Resolution 92-*8
Conditions of Approval- TT 26768
April 7, 1992
61. Prior to any site disturbances or grading, the Applicant/Developer shall
initiate an 1*on-site't lakebed deilneation study to be based upon the
paleontological survey contained in Specific Plan 90-015 FEIR Appendix *tGt*).
The study shall determine the extent of the ancient lakebed for purposes of
implementing a pre-development data recovery program within the limits of the
delineated lakebed. This delineation study shall be submitted to the City for
approval.
Paleontological monitoring of grading shall be required for cuts made during
construction activity. Full time monitoring shall be required, given the
ubiquitous distribution of paleobiological remains on the project site. The
mitigating shall be done under the supervision of a qualified vertebrate
paleontologist knowledgeable in both paleontological and archaeological
sampling techniques. This program shall include a report identifying contact
personnel who will be working on-site, the proposed time schedule for grading
monitoring, the qualifications of the persons assigned to do such monitoring
and the method to be used in reporting on compliance to the City. This report
shall be approved by the City prior to the Developer authorizing any work on
the program itself.
62. A bus turnout easement shall be provided on Monroe Street, south of Lot B"
on Lot 1A" for the installation of a future shelter pursuant to the request of
the Sunline Transit Agency.
63. A copy of the C C & R's shall be submitted to the Planning and Development
Department for review and approval prior to recordation of the final map by
the City.
64. Approval of this map is subject to final approval of General Plan Amendment
91-040 and Change of Zone 91-069.
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