CC Resolution 1993-064^#E9 RESOLUTION 93-64
A RESOLUTION OF THE C* COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING A
ONE YEAR TIME EXTENSION FOR TENTATIVE
TRACT 25363, TO ALLOW ThE CRE*ON OF A
LAND SALES SUBDIVISION ON A j20 ACRE SITE.
CASE NO. IT 25363 SANTA ROSA DEVELOPERS
SECOND EXTENSION OF TIME
WHEREAS, the Planning Commission of the City of La Quinta, California, did
on the 28th day of July, and the 11th day of August, 1992 hold a duly-noticed public hearing
to consider the request of Santa Rosa Developers to extend their original tentative tract map for
one year; and,
THE SOUTHEAST QUARTER OF THE NORTHWEST
QUARTER OF THE SOU'fl*T QUARTER AND
THE NORTHEST QUARTER OF THE SO*IWEST
QUARTER OF THE SOUThWEST QUARTER OF
SECTION 20, TOWNSHIP 5 SOU'rH, RANGE 7 EAST,
SAN BERNARDINO BASE AND MERIDIAN AND LOT
*C" OF TRACT 23519.
WHEREAS, the City Council of the City of La Quinta, California, did on the
15th day of September, 1992, approved a request by Santa Rosa Developers to extend their
tentative map to June 19, 1993; and,
WHEREAS, the Planning Commission of the City of La Quinta, did on the 22nd
day of June, 1993, hold a duly noticed public hearing to consider the request of Santa Rosa
Developers to extend their tentative tract map approval to June 19, 1994; and,
WHEREAS, the City Council of the City of La Quinta, did on the 26th day of
July, 1993, hold a duly noticed public hearing to consider the request of Santa Rosa Developers
to extend their tentative tract map approval to June 19, 1994; and,
WHEREAS, Environmental Assessment 9*157 was conducted in 1990, for this
case and a Mitigated Negative Declaration was recorded for this project pursuant to California
Environmental Quality Act provisions. Therefore, no further environmental review is warranted
to approve the Applicant's request.
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^#E9 Li
WHEREAS, mitigation of various physical impacts have been identified and
incorporated into the approval conditions for Tentative Tract 25363, thereby requiring that
monitoring of those mitigation measures be undertaken to assure compliance with them; and
WHEREAS, at said public hearing, upon bearing 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 justi* the approval of a one year extension of time for said tentative tract
map;
1. That Tentative Tract 25363, as conditionally approved, 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 zoning district development standards and design
requirements of the Subdivision Ordinance.
2. That the subject site has a rolling topography because of the sand dunes with the
southeast area being the lowest part of the site. The proposed circulation design and
single-family lot layouts, as conditioned, are suitable for the proposed land division.
3. That the design of Tentative Tract 25363 may cause substantial environmental damage
or injury to the wildlife habitat of the Coachella Valley Fringe-Toed Lizard, but
mitigation measures in the form of fees for a new habitat area will lessen this impact.
4. That the design of the subdivision, as conditionally approved, will be developed with
public sewers and water, and therefore, is not likely to cause serious public health
problems.
5. That the design of Tentative Tract Map 25363 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 25363, as conditioned, provides storm water retention,
park facilities, and noise mitigation.
7. That general impacts from the proposed tract were considered within the MEA prepared
and adopted in conjunction with the La Quinta General Plan.
WHEREAS, in the review of this Tentative Tract time extension, 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;
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^#E9 Resolution No. 93-64
NOW, ThEREFORE, BE IT RESOLVED by the City Council 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 and recertify the conclusion of Environmental Assessment
90-157 relative to the environmental concerns of this teptative tract;
3. That it does hereby approve the subject time extension for Tentative Tract 25363 for the
reasons set forth in this Resolution and subject to the attached conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
City Council, held on this 26th day of July, 1993, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN.
City of La Quinta, California
A
UNDRA L. JUH A, City Clerk
City of La Quinta, California
APPROVED AS TO FORM
DAWN HONEYWELL, City Attorney
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^#E9CITY COUNCIL RESOLU'nON 93*
CONDITIONS OF APPROVAL FINAL
TENT*VE TRACT MAP 25363-SECOND EXThNSION OF *E
JULY 26, 1993
+ Added by Planning Commission on 8-11-92
+ + Modified by Planning Commission on 6-22-93
* Modified by the Engineering Department on 6-28-93
** Added by the Engineering Department on 6-28-93
A. GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract Map 25363 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 on June 19, 1994, unless approved for
extension pursuant to the City of La Quinta Land Division Ordinance.
3. The Applicant acknowledges that the City has formed a City-wide Landscape and
Lighting District and, by rccording a subdivision map, agrees to be included in the
District and to offer for dedication such easements as may be required for the
maintenance and operation of related facilities. Any assessments will be done on a
benefit basis, as required by law.
4. + + The developer or applicant shall retain a qualified archaeologist and pay all associated
costs to prepare a mitigation and monitoring plan for artifact location and recovery.
Prior archaeological studies for this site as well as other unrecorded information, shall
be analyzed prior to the preparation of the plan. The Planning and Development
Director shall approve the firm to be used in the study prior to any On-site activities.
The plan shall be submitted to the Coachella Valley Archaeological Society CYAS) for
a two-week review and comment period. At a minimum, the plan shall: 1) identify the
means for digging test pits; 2) allow sharing the information with the CYAS; 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.
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^#E9 Resolution No. 93-64
Conditions of Approval
Tentative Tract 25363
July 26, 1993
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 list 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 remains, there shall be no further
grading, excavation or disturbance of the site or any nearby area 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 an*d published and submitted to the
Planning and Development Department.
5. The Developer of this subdivision of land 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.
6. The Applicant shall comply with the following City Engineer's requirements:
Prior to recordation of the final map, the Applicant shall pay a cash sum, or enter into
agreement to pay a cash sum, to cover 25% of the cost to design and construct the
designated length of General Plan street improvements including all appurtenant amenities
and conforms for each of the following streets:
a. Miles Street, 660 feet long segment projected direcdy north of tract;
b. Westward Ho Drive, 660 feet long segment projected direcfly south of tract;
The street improvements for Miles Street and Westward Ho Drive will be installed by
the City or a third party developer when sufficient funds have accumulated to warrant
proceeding with installation of the improvements in the segment for which the subject
fees are collected.
7. A. The right of way dedications for interior public streets shall be as follows:
Interior public streets; 60 feet full-width for a General Plan L*cal Street, plus the
corner cut-backs at intersections as required by the City Engineer.
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^#E9Condition. of Approval
Tentative Tract 25363
July 26, 1993
Cul de sac streets: 50 feet ftill-width, plus corner cut-backs at intersections, plus
5-foot wide public utility easements outside the right of way on both sides, plus
suitable right of way conforms for wl:nucl:le* turns and the cul de sac ends as
required by the City Engineer.
B. The Applicant shall construct, or enter into agreement to construct, street
improvements for the following streets to the requirements of the City Engineer
and the La Quinta Municipal Code prior to approval of the final map.
1). Interior public streets; 40-foot wide street improvements per Riverside
County Standard Drawing No.104 including all appurtenant conforms and
amenities.
2). Interior cul de sac street: 36-foot wide street improvements per Riverside
County Standard Drawing Nos. 105 & 800 including all appurtenant
conforms and amenities.
Any variations to the approved street system design sections shall be subject to review
and approval by the Public Works Department.
8. Applicant shall install dry wells at selected locations as directed by City Engineer to
remove nuisance water from street gutter. Dry wells shall be located in a manner to
intercept nuisance water at tributary flowline distances not to exceed 1320 feet nor
require cross-gutters that cross a local collector street.
CONDmONS OF APPROVAL TO BE FULFILLED PRIOR TO FINAL MA? APPROVAL
9. Prior to final map approval by the City Council, the Applicant shall meet the parkiand
dedication requirements as set forth in Section 13.24.030, La Quinta Municipal Code by
paying parking fees in-lieu of parking in accordance with said Section.
a. + The Applicant and*or the developer shall meet with the City's Parks and
Recreation and Engineering Departments to coordinate the development of a joint
park/retention basin program between this project and the City's property to the
south.
10. 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 erming and
landscaping, etc.), and other techniques so as to avoid the isolated appearance given by
walled developments.
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^#E9 Resolution No. 93-64
Condition. of Approval
Tentative Tract 25363
July 26, 1993
11* Tract phasing plans, including phasing of public improvements, shall be submitted for
review and approval by the City Engineer and the Planning and Development Department
prior to recordation of any final map under this tentative map.
The applicant shall develop tract phases in the order of the approved phasing plan so that
improvements required of each final map are complete prior to issuance of Certificates
of Occupancy within subsequent final maps.
If tract improvements are phased with multiple final maps, off-site improvements ic:
streets) and tract-wide improvements je: perimeter walls, common-area and setback
landscaping, and gates) shall be constructed or secured prior to approval of the first final
map unless otherwise approved by the engineer.
The City Engineer may consider proposals by the applicant to stage the installation of
off-site and tract-wide improvements with development of two or more phases within the
tentative map.
12. Owner shall execute and record a Declaration of Dedication" in a form acceptable to
the City and offering the dedication of drainage retention basin(s) to the City for future
acceptance and maintenance. In the interim, the owners shall maintain the basin(s) and
provide bond assurance accordingly.
13. Applicant shall enter into agreement with the City prior to recording the final map to
maintain the retention basin until the City Engineer accepts it for maintenance by the
City. In no event will the City accept the retention for maintenance until the lots within
the subject tract are included on the tax assessment roll and producing tax revenue to the
City's Lighting and Landscape District.
14. Prior to recordation of a final map, the Applicant shall pay the required mitigation fees
for the Coachella Valley Fringe-Toed Lizard Habitat Conservation Program, as adopted
by the City, in the amount of $600 per acre of disturbed land.
Grading and Drainage
15.* A grading plan shall be prepared by a registered civil engineer. The plan must meet the
approval of the City Engineer prior to approval of any final map(s).
The grading plan shall conform with the recommendations of the soils report and shall
be certified as adequate by a soils engineer or an engineering geologist. A statement
shall appear on the final map(s), if any are required of this development, that a soils
report has been prepared pursuant to Section 17953 of the Health and Safety Code.
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Conditions of Approval*
Tentative Tract 25363
J*1y 26, 1993
16. * The tract shall be graded to permit storm flow in excess of retention capacity to flow out
of the tract through a designated overflow oudet and into the historic drainage relief
route. The tract shall be graded to receive storm flow from adjoining property at
locations that have historically received flow.
17.* The design of the tract shall not cause any change in flood boundaries, levels or
frequencies in any area outside the tract.
Prior to issuance of any building permit the applicant shall provide a document bearing
the seal and signature of a California registered civil engineer, geotechnical engineer, or
surveyor that lists actual building pad elevations. The document shall, for each building
pad in the tract, state the pad elevation approved on the grading plan, the as-built
elevation, and shall clearly identify the difference, if any. The data shall be organized
by tract phase and lot number and shall be cumulative if the data is submitted at different
times.
18. The Applicant shall submit a copy of the proposed grading, landscaping, and irrigation
plans to Coachella Valley Water District for review and comment with respect to
CVWD's water management program.
19. A thorough preliminary engineering geological and soils engineering investigation shall
be done and the report submitted for review along with the grading plan. The report's
recommendations shall be incorporated into the grading plan design prior to grading plan
approval. The soils engineer andlor the engineering geologist must certi* 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.
20. Any earthwork on contiguous properties requires a written authorization from the
owner(s) slope easement) in a form acceptable to the City Engineer.
21. Storm water run*ff 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. 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.
22. The Applicant shall have a written agreement with the owner of Tentative Tract 23519,
Tentative Tract 26188, and Tentative Tract 23935 accepting stormwater run*ff including
that produced in 24 hours by a 100-year storm from Tentative Tract 23519, Tentative
Tract 23935, and Tentative Tract 26188.
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^#E9 Resolution No. 93-64
Condition. of Approval
Tentative Tract 25363
July 26, 1993
Traffic and Circulation
23. Applicant shall comply with the following requirements of the Public Works Department:
a. The Applicant shall dedicate all necessary public street and utility easements as
required, including all corner cutbacks.
b. * Improvement plans for all on- and off-site streets and access gates shall be
prepared by a registered civil engineer. Improvements shall be designed and
constructed in accordance with the Ia Quinta Municipal Code, adopted Standard
Drawings, and as approved by the City Engineer.
Street right of way geometry for cul*de-sacs, knuckle turns and corner cut-backs
shall conform with Riverside County Standard Drawings #800, #801, and #805
respectively unless otherwise approved by the City Engineer.
Improvements shall include all appurtenances such as traffic signs, channelization
markings, raised medians if required, street name signs, sidewalks, and mailbox
clusters approved in design and location by the U.S. Post Office and the City
Engineer. Mid-block street lighting is not required.
Street pavement sections shall be based on a Caltrans design procedure for a 20-
year life and shall consider soil strength and anticipated traffic loading. The
minimum pavement sections shall be as follows:
Residential 3.0" a.c.14.50" a.b.
Collector 4.0"15.00"
Secondary Arterial 4.0"16.00"
Primary Arterial 4.5'i/6.00"
Major Arterial 5.5"(6.50"
If the applicant proposes to construct a partial pavement section for use during
development of the tract, the partial section shall be designed with a strength
equivalent to the 2*year design strength.
c. Street name signs shall be furnished and installed by the Developer in accordance
with City standards.
24. The Applicant shall pay a 6.25 percent share of all fees necessary for each signalization
cost at the following locations:
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^#E9Conditionu of Approval
Tentative Tract 25363
July 26, 1993
a. Adams Street and Miles Avenue.
b. Adams Street and Westward Ho Drive.
The signals will be installed by the City when traffic conditions warrant the installation.
Tract Desi*n
25. The tract layout shall comply with all the R-l zoning requirements, including minimum
lot size and minimum average depth of a lot. The minimum lot size to be recorded in a
final map shall be 7,200 square feet.
Walls. Fencin*. Screening. and I*ndsca*ing
26. 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; and
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.
27. 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 and Public Works Departments.
28. Prior to final map approval, the Applicant shall submit to the Planning Division for review
and approval a plan or plans) showing the following:
a. L*dscaping, including plant types, sizes, spacing, locations, and irrigation system
for all retention basins. Desert or native plant species and drought resistant planting
materials shall be incorporated into the landscape plan.
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^#E9 II,,
Resolution No. 93-64
Conditions of Approval
Tentative Tract 25363
July 26, 1993
b. Location and design detail of any proposed and/or required walls.
C. Exterior lighting plan, emphasizing minimization of light and glare impacts to
surrounding properties.
29. Prior to final map approval, the subdivider shall submit criteria to be used for landscaping
of all individual lot front yards. At a minimum, the criteria shall provide for two trees
five trees on a corner) and an irrigation system.
CONDIIIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE ISSUANCE OF
BUILDING PERMITS
30. 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
0 Planning and Development Department, Planning Division
o Coachella Valley Water District
o Desert Sands Unified School District
o Imperial Irrigation District
0* California Regional Water Quality Control Board NPDES Permit)
The applicant is responsible for any requirements of the permits or clearances from those
jurisdictions. If the requirements include approval of improvement plans, applicant shall
furnish proof of said approvals prior to obtaining City approvals and signatures on the
plans.
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.
31. 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.
32. 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 advertisinglconstruction signs.
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^#E9Conditiona of Approval
Tentative Tract 25363
July 26, 1993
33. The Developer shall construct landscaping and irrigation systems for drainage retention
basin(s). The Developer shall maintain the drainage basin(s) for one year following
dedication aeceptance by the City.
34. Prior to the issuance of a grading permit, the Applicant shall prepare and submit a written
report to the Planning and Development Director demonstrating compliance with those
conditions of approval and mitigation measures of IT 25363 and EA 90-157, which must
be satisfied prior to the issuance of a grading permit. Prior to the issuance of a building
permit, the Applicant shall prepare and submit a written report to the Planning and
Development Director demonstrating compliance with those conditions of approval and
mitigation measures of EA 90-157 and TT 25363 which must be satisfied prior to the
issuance of a building permit. Prior to final building inspection approval, the Applicant
shall prepare and submit a written report to the Planning and Development Director
demonstrating compliance with all remaining conditions of approval and mitigation
measures of EA 90-157 and IT 25363. The Planning and Development Director may
require inspection or other monitoring to assure such compliance.
35. The Applicant shall submit complete detailed or architectural elevations for all units, for
the Design Review Board and Planning Commission review and approval as a Business
Item prior to building permit issuance. The architectural standards shall be included as
part of the CC & Rs if any). The latter shall be submitted to the Planning &
Development Department for review.
36. The applicant shall comply with the terms and requirements of the City's newly adopted
+ + Water Conservation Ordinance Ordinance #220) regarding on and off-site landscaping.
Traffic and Circulation
37. Initially one publicly maintained road and prior to the final building inspection of the first
unit, two publicly maintained roads shall be provided connecting this subdivision to Adams
Street, Miles Avenue or Dune Palms Road.
38. The termination point of the street shown as L*t C, D, E & F" on Exhibit A entative
Tract Map), shall be barricaded to the satisfaction of the Public Works Department. If the
road network for the adjoining tract have been constructed and completed, then the above
streets shall be constructed to connect with these subdivisions, in accordance with the
approved strret improvement plans and the requirements of the City Engineer.
Public Services and Utilities
39. The Applicant shall comply with the requirements of the City Fire Marshal.
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^#E9
Resolution No. 93-64
Conditiona of Approval
Tentative Tract 25363
July 26, 1993
40. The Applicant shall comply with all requirements of the Coachella Valley Water District.
Any necessary parcels for District facility expansion shall be shown on the final map and
conveyed to the Coachella Valley Water District, in accordance with the Subdivision Map
Act.
41. All on-site and off-site utilities including any existing utility poles shall be installed
underground and trenches compacted to City standards prior to construction of any streets.
The soils engineer shall provide the necessary compaction test reports for review by the
City Engineer, as may be required.
42. The 30-foot wide lot shown on the Tentative Tract Map just west of the retention basin
shall be reserved as a pedestrian access easement. The Developer will be required to erect
a wall on the west side of the easement. Depending on the design of the adjoining
retention basin, the City will reserve the right to require the Developer to construct a fence
or wall on the east side of the easement.
43. The City is contemplating adoption of a quality-assurance program for privately-funded
** construction. If the program is adopted prior to the issuance of permits for construction
of the improvements required of this map, the applicant shall fully comply with the
quality-assurance program.
If the quality-assurance program has not been adopted, the applicant shall employ
* construction quality-assurance measures which meet the approval of the City Engineer.
44... The applicant shall employ or retain California registered civil engineers, geotechnical
engineers, or surveyors, as appropriate, who will provide, or have his or her agents
provide, sufficient supervision and verification of the construction to be able to furnish and
sign accurate record drawings and certify compliance of all work with approved plans,
specifications and applicable codes.
Upon completion of construction, the applicant shall furnish the City reproducible record
drawings of all plans signed by the City Engineer. Each sheet of the drawings shall have
the words Record Drawings," As-Built" or uAs*Constructed* clearly marked on each
sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy of
the drawings.
45... landscape and irrigation plans for landscaped lots, common retention basins and park
facilities shall be prepared by a licensed landscape architect. IAndscape areas shall have
permanent irrigation improvements meeting the requirements of the City Engineer.
Common basins and park areas shall be designed with a turf grass surface which can be
mowed with standard tractor-mounted equipment.
The applicant shall insure that landscaping plans and utility plans are coordinated to
provide visual screening of above-ground utility structures.
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^#E9Conditions of Approval
Tentative Tract 25363
July 26, 1993
L*ndscape and irrigation plans shall meet the requirements of and be signed by the
Planning Director, the City Engineer, the Coachella Valley Water District, and the
Riverside County Agricultural Commissioner.
46... Grading, drainage, street, lighting, landscaping & irrigation, park, gate, and perimeter
wall planS are not approved for construction Ufltil they have been signed by the City
Engineer.
47... The applicant shall pay all deposits and fees required by the City for plan checking and
construction inspection. Deposit and fee amounts shall be those in effect when the
applicant makes application for the plan checks and permits.
48... Prior to issuance of Certificates of Occupancy for buildings within the tract, the applicant
shall install traffic control devices and street name signs along access roads to those
buildings.
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