CC Resolution 1994-015^"F] RESOLUTION 94-15
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA, GRANTING
APPROVAL OF TENTATIVE TRACT 27899 TO
ALLOW THE CREATION OF A LAND SALES
SUBDIVISION ON A 30+ ACRE SITE
CASE NO. TENTATIVE TRACT 27899 SANTA ROSA DEVELOPERS,INC.
WHEREAS, the City Council of the City of La Quinta, California,
did on the 1st day of February, 1994, hold a duly-noticed Public Hearing to consider
the request of Santa Rosa Developers, Incorporated and the Planning Commission
recommendation for approval of Tentative Tract 27899, generally located at the
southeast corner of Miles Avenue and Adams Street, more particularly described as:
THE SOUTHWEST ONE-QUARTER OF THE
NORTHWEST ONE-QUARTER OF THE SOUTHWEST
ONE-*UARTER AND THE NORTHWEST ONE-
QUARTER OF THE SOUTHWEST ONE-QUARTER OF
THE SOUTHWEST ONE-QUARTER OF SECTION 20,
TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN
BERNARDINO BASE AND MERIDIAN; AND
THE NORTHWEST ONE-QUARTER OF THE
NORTHWEST ONE-QUARTER OF THE SOUTHWEST
ONE-QUARTER OF SECTION 20, TOWNSHIP 5
SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE
AND MERIDIAN.
WHEREAS, the Planning Commission of the City of La Quinta,
California, did, on the 11th day of January, 1994, hold a duly-noticed Public
Hearing to consider the request of Santa Rosa Developers to approve Tentative Tract
27899, for which a recommendation of approval to the City Council was adopted by
Planning Commission Resolution 94-001; and,
WHEREAS, said tentative map has complied with the requirements
of The Rules to Implement the California Environmental Quality Act of 1970" County
of Riverside, Resolution 82-213, adopted by reference in City of La Quinta Ordinance
5), in that the Planning Director previously conducted an Initial Study in 1988, and
previously assessed 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 incorporated into the approval conditions for Tentative Tract 27899,
thereby requiring that monitoring of those mitigation measures be undertaken to
assure compliance with them; and,
WHEREAS, at said Public Hearings, upon hearing and considering
all testimony and arguments, if any, of all interested persons desiring to be heard,
said Planning Commission and City Council did find the following facts to justify the
approval of Tentative Tract 27899.
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RESOLUTION g4-15
1. That Tentative Tract 27899 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 overall slope going from the western to the eastern side of the property.
The proposed circulation design and single-family lot layouts, as conditioned,
are therefore, suitable for the proposed land division.
3. That the design of Tentative Tract Map 27899 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 pub lic health problems
5. That the design of Tentative Tract Map 27899 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 27899, as conditioned, provides for
adequate maintenance of the landscape buffer areas.
7. That the proposed Tentative Tract 27899, as conditioned, provides storm
water retention, park facilities, and noise mitigation.
8. 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 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 JT 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 the conclusion that a new Environmental
Assessment is not needed and Environmental Assessment 88-098 approved with
the former Tentative Tract 23519 is adequate.
3. That it does hereby approve Tentative Tract Map 27899 for the reasons set
forth in this Resolution and subject to the attached conditions.
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RESOLUT*CN g4-15
PASSED, APPROVED and ADOPTED at a regular meeting of the
La Quinta City Council, held on this 1st day of February, 1994, by the following
vote, to wit:
AYES: Council Members Banqerter, Mccartney, Perkins, Sniff,
Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: None
City of La Quinta
ATTEST:
/7
*UNDRA_L. JUHO* City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
DAWN HONEYWELL; City Attorney
City of La Quinta, Califorma
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CITY COUNCIL RESOLUTION 94-15
CONDITIONS OF APPROVAL
TENTATIVE TRACT 27899
FEBRUARY 1,1994
* Modified by Planning Commission January 11, 1994
A. GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract 27899 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 original
date of approval by the La Quinta City Council unless approved for extension
pursuant to the City of La Quinta Land Division Ordinance.
3. 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.
4. Prior to the issuance of a grading or building permit for construction of any
building or use contemplated by the approval, the applicant shall obtain
permits and/or clearances from the following public agencies:
Fire Marshal
Public Works Department Grading Permit, Improvement Permit)
Planning and Development Department
Riverside County Environmental Health Department
Desert Sands Unified School District
Coachella Valley Water District
Imperial Irrigation District
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 permits or clearances from the above jurisdictions shall be
presented to the Building Division at the time of the application for a building
permit for the use contemplated herewith.
5. 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.
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CITY COUNCIL RESOLUTION 94-15
CONDITIONS OF APPROVAL
TENTATIVE TRACT 27899
FEBRUARY 1, 1994
6. 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 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 Planning and Development Department for
a two-week review and comment period. At a minimum, the plan shall: 1)
identify the means for testing archaeological sites; 2) allow sharing of
information with the City; 3) provide for further testing if the preliminary
results show significant cultural deposits are present; and 4) require the
curation of all recovered Cultural material with the City through a Deed of Gift
Agreement
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 recommendations resulting from
the testing activities.
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 and published
and submitted to the Planning and Development Department
7. 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
and landscaping, etc.), and other techniques so as to avoid the isolated
appearance given by walled developments.
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CITY COUNCIL RESOLUTION 94-15
CONDITIONS OF APPROVAL
TENTATIVE TRACT 27899
FEBRUARY 1, 1994
8. Applicant shall enter into agreement with the City prior to recording the final
map to maintain the perimeter parkway lots along Miles Avenue and Adams
Street until the City Engineer accepts them for maintenance by the City. In
no event will the City accept the parkway lots for maintenance until the lots
within the subject tract are included on the tax assessment roll and producing
tax revenue to the City Lighting and Landscaping District.
9. Prior to issuance of any Grading Permit or any land disturbing activities, the
applicant shall pay the required mitigation fees for the Coachella Valley
Fringe-Toed Lizard Habitat Conversion Program, as adopted by the City, in
the amount of $600 per acre of disturbed land.
IMPROVEMENT AGREEMENT
10. The applicant shall construct, or enter into a secured agreement to construct,
the on- and off-site grading, streets, utilities, landscaping, on-site common
area improvements, and any other improvements required by these conditions
before approval of any final map(s) under this tentative tract map.
Improvements to be made or agreed to shall include removal of any existing
structures of obstructions which are not part of the proposed improvements.
11. If tract improvements are phased with multiple final maps, off-site
improvements ie: streets) and tract-wide improvements ie: 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. The applicant shall pay cash or provide security in guarantee of cash payment
for required improvements which are deferred for future construction by
others.
Deferred improvements for this tract include:
A. Traffic signal at Miles Avenue and Adams Street the applicant is
responsible for 20% of the cost to design and construct.
The applicant's responsibility for deferred improvements may be satisfied
through participation in a City major thoroughfare improvement program if
this development becomes subject to such a program.
DEDICATIONS
13. The applicant shall dedicate public street right of way and utility easements
in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and as required by the City Engineer.
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^"F] CITY COUNCIL RESOLUTION 94-15
CONDITIONS OF APPROVAL
TENTATIVE TRACT 27899
FEBRUARY 1, 1994
Dedications required of this tract include:
A. Miles Avenue half of 110-foot right of way
B. Adams Street half of 80-foot right of way
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.
14. The app ilcant shall dedicate common-area setback lots of minimum width as
noted, adjacent to the following street rights of way:
A. Miles Avenue 20 feet
B. Adams Street 10 feet
Minimum widths may be used as average widths for meandering wall designs.
Where sidewalks, bikepaths, and br equestrian trails are required, the
applicant shall dedicate blanket easements over the setback lots for those
purposes.
15. The applicant shall vacate vehicle access rights to the following streets from
lots abutting the streets:
A. Miles Avenue
B. Adams Street
Access to these streets shall be restricted to street intersections and
approved emergency access locations
16. The applicant shall dedicate any easements necessary for placement of and
access to utility lines and structures, park lands, drainage basins, common
areas, and mailbox clusters.
17. The 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 any final map(s) covering the same portion of the
property unless such easements are approved by the City Engineer.
18. The requirements of the City's Off-Street Parking Ordinance shall be met
concerning all supplemental accessory facilities.
19. 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 parkland fees in-lieu of parkland as determined in
accordance with said section.
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CITY COUNCIL RESOLUTION 94-15
CONDITIONS OF APPROVAL
TENTATIVE TRACT 27899
FEBRUARY 1, 1994
GRADING
20. Prior to occupation of the project site for construction purposes, the applicant
shall submit and receive approval of a Fugitive Dust Control plan prepared in
accordance with Chapter 6.10, La Quinta Municipal Code. In accordance with
said Chapter, the applicant shall furnish security, in a form acceptable to the
City, in an amount sufficient to guarantee compliance with the provisions of
the permit.
21. The applicant shall comply with the City's Flood Protection Ordinance.
22. A thorough preliminary engineering, geological and soils engineering
investigation shall be conducted. The report of the investigation the soils
report") shall be submitted with the grading plan.
23. 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.
Prior to issuance of any building permit the applicant shall provide a separate
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.
DRAINAGE
24. The tract shall be graded to permit storm flow in excess of retention capacity
to flow out of the tract through a designated overflow outlet 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.
25. Storm water run-off produced in 24 hours during a 100-year storm shall be
retained on site or in alternate facilities on adjacent property. The tributary
drainage area for which the applicant is responsible shall extend to the
centerline of adjacent public streets.
If alternate off-site retention facilities are proposed, the applicant shall
execute a written agreement with the owners of said adjacent property and
shall provide evidence of the agreement to the City Engineer prior to the
City's approval of drainage plans for this development.
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^"F] CITY COUNCIL RESOLUTION 94-iS
CONDITIONS OF APPROVAL
TENTATIVE TRACT 27899
FEBRUARY 1, 1994
26 In design of retention facilities, the percolation rate shall be considered to be
zero unless the appilcant provides site-specific data that indicates otherwise.
A trickling sand filter and leachfield of a design approved by the City
Engineer shall be installed to percolate nuisance water. The sand filter and
leach field shall be sized to percolate 22 gallons per day per 1,000 square feet
of drainage area.
Retention basin slopes shall not exceed 3:1. If retention is on individual lots,
the retention depth shall not exceed two feet. If retention is in one or more
common retention basins, the retention depth shall not exceed six feet.
27. The design of the tract shall not cause any change in flood boundaries, levels
or frequencies in any area outside the tract.
28. The applicant shall install dry wells at selected locations as approved by the
City Engineer to remove nuisance water from street gutters. Dry wells shall
be located in a manner to intercept nuisance water at tributary flowline
distances not to exceed 1,320 feet. Surface drainage systems shall not
require crossgutters on local collector streets.
UTJLITIES
29. All existing and proposed utilities adjacent to or within the proposed
development shall be installed underground. High-voltage power lines which
the power authority will not accept underground are exempt from this
requirement.
30. In areas where hards cape surface improvements are planned, underground
utilities shall be installed prior to construction of the surface improvements.
The applicant shall provide certified reports for utility trench compaction
tests for approval of the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
31. The City is contemplating adoption of a major thoroughfare improvement
program. If the program is in effect 60 days prior to recordation of any final
map for this development, the development shall be subject to the provisions
of the ordinance.
If this development is not subject to a major thoroughfare improvement
program, the applicant shall design and construct street improvements as
listed below.
32. 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 La Quinta Municipal Code, adopted
Standard Drawings, and as approved by the City Engineer.
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CITY COUNCIL RESOLUTION 94-15
CONDITIONS OF APPROVAL
TENTATIVE TRAcT 27899
FEBRUARY 1, 1994
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 3.0vl a.c./4.50" a.b.
Collector 4.0"/5.00"
Secondary Arterial 4.0"/6.00"
Primary Arterial 4.5"/6. 00"
Major Arterial 5.5"/6.50*
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 20-year design strength.
33. 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.
34. The City Engineer may require miscellaneous incidental improvements and
enhancements to existing improvements as necessary to integrate the new
work with existing improvements and provide a finished product conforming
with City standards and practices. This may include, but is not limited to,
street width transitions extending beyond tract boundaries.
35 The following street improvements shall be constructed to conform with the
General Plan street type noted in parentheses:
A. OFF-SITE STREETS
1) Miles Avenue Primary Arterial) applicant is responsible for
half of 86-foot improvement with 18-foot raised landscape median
plus a six-foot sidewalk.
2) Adams Street Secondary Arterial) applicant is responsible for
half of 64-foot improvement plus a six-foot sidewalk. Adams
Street shall be designed to the ultimate grade desired by the City
for the area between Miles Avenue and Westward Ho Drive. The
full required improvement shall be constructed along the
frontage of this development.
B. ON-SITE STREETS
1) Cul-de-sacs 36-foot curb-to-curb improvement within a 50-foot
right-of-way. The applicant shall dedicate five foot- ide public
utility easements outside the right-of-way on both sides.
2) All remaining streets 40-foot curb-to-curb improvement within
a 60-foot right-of-way.
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* CITY COUNCIL RESOLUTION 94-15
CONDITIONS OF APPROVAL
TENTATIVE TRACT 27899
FEBRUARY 1, 1994
The applicant shall dedicate five foot wide public utility easements
outside the right-of-way on both sides of all interior streets.
Initially, one publicly maintained road shall be provided connecting this
development to Adams Street, Miles Avenue, or Dune Palms Road. Prior
to issuance of the 31st Occupancy Permit for the development, a second
such publicly maintained road shall be provided.
36. The termination point of the streets shown as Diane Drive, Victoria Drive,
Desert Stream Drive, and Ashley Place on Exhibit *A" Tentative Tract Map),
shall be barricaded to the satisfaction of the Public Works Department. If the
road network for the adjoining tracts have been constructed and completed,
then the above streets shall be constructed to connect with these
subdivisions, in accordance with the approved street improvement plans and
the requirements of the City Engineer.
LANDSCAPING
37. The app licant shall provide landscape improvements in the setback lots along
the following streets:
A. Miles Avenue
B. Adams Street
The applicant is encouraged to minimize steep slope designs within the
perimeter landscaping setback areas. Use of lawn shall be minimized with no
lawn or spray irrigation within 5-feet of street curb.
38. Prior to issuance of any grading permits, the applicant shall submit to the
Planning and Development Department and 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,
0. Provision of wind breaks or wind rows, fencing, and br 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 the Director of Planning and Development. All construction
and graded areas shall be watered at least twice daily while being used
to prevent emission of dust and blowsand.
39. Prior to the issuance of a grading permit, the applicant shall submit to the
Planning and Development Department for review and approval a plan or
plans) showing the following:
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CITY COUNCIL RESOLUTION 94-15
CONDITIONS OF APPROVAL
TENTATIVE TRACT 27899
FEBRUARY 1, 1994
a. Landscaping, including plant types, sizes, spacing locations, and
irrigation system for all landscape buffer areas. Desert or native plant
species and drought resistant planting materials shall be incorporated
into the landscape plan.
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.
40. Landscape and irrigation plans for landscaped lots, common retention basins
and park facilities shall be prepared by a licensed landscape architect.
Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Common basins and park areas shafl be
designed with a turf grass surface which can be mowed with standard tractor-
mounted equipment.
Landscape and irrigation plans shall meet the requirements of and be signed
by the Planning and Development Director, the City Engineer, the. Coachella
Valley Water District, and the Riverside County Agricultural Commissioner.
41. The applicant shall insure that landscaping plans and utility plans are
coordinated to provide visual screening of above-ground utility structures.
42. The applicant shall provide public transit amenities as required by Sunline
Transit and/or the City Engineer. These amenities shall include, as a
minimum, a bus turnout location and passenger waiting shelter along the
following street(s):
The precise location and character of the turnout and shelter shall be as
determined by Sunline Transit and the City Engineer.
QUALITY ASSURANCE
43. 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.
45. 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 1'Record Drawings," 1As-Built" or
As-Constructed" clearly marked on each sheet and be stamped and signed by
the engineer or surveyor certifying to the accuracy of the drawings.
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CITY COUNCIL RESOLUTION 94-15
CONDITIONS OF APPROVAL
TENTATIVE TRACT 27899
FEBRUARY 1, 1994
MAINTENANCE
46. The applicant shall make provisions for continuous maintenance of landscaping
and related improvements.
47. The applicant shall maintain the landscaped areas of the subdivision such as
common lots, landscaped setbacks and retention basins until those areas have
been accepted for maintenance by the City's Landscape and Lighting District
or a homeowner1s association HOA) The applicant shall maintain all other
improvements until final acceptance of tract improvements by the City
Council.
FEES AND DEPOSITS
48. The applicant shall pay 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 the plan checks and
permits.
FIRE
49. Schedule A" fire protection approved Super fire hydrants, 6' * 4" x 212** x
212**) shall be located at each street intersection spaced not more than 330 feet
apart in any direction with no portion of any frontage more than 165 feet from
a fire hydrant. Minimum fire flow shall be 1000 gpm for 2 hours duration at
20 psi.
50. Prior to recordation of the final map, applicant/developer 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
spacmg, 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 Department."
51. 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.
52. A temporary water supply for fire protection may be allowed for the
construction of the model units only. Plans for a temporary water system must
be submitted to the Fire Department for review prior to issuance of building
permits.
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^"F] 4, *
CITY COUNCIL RESOLUTION 94-15
CONDITIONS OF APPROVAL
TENTATIVE TRACT 27899
FEBRUARY 1, 1994
TRACT DESIGN
53. A minimum 20-foot landscaped setback shall be required along Miles Avenue;
a minimum 10-foot setback along Adams Street. Design of the setbacks shall
be approved by the Planning and Development Department. Setbacks shall be
measured from ultimate right-of-way lines.
a. The minimum setbacks may be modified to an Il****age!v if a meandering
or cuvilinear wall design is used.
b. Setback areas shall be established as a separate common lot and be
maintained as set forth in Condition #8, unless an alternate method is
approved by the Planning and Development Department.
54. The tract layout shall comply with all the R-1 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.
*55 All dwelling units within 150 feet of the ultimate right-of-ways of Miles Avenue
shall be limited to one story, not to exceed 20 feet in height.
56. 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 I construction signs
57. The applicant shall submit complete detailed or architectural elevations for all
units, for 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 & R's if any). The latter shall be submitted to the Planning
and Development Department for review.
58. 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 TT 27899 and Environmental Assessment 88-098, 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 Environmental Assessment 88-098 and TT 27899 which must be
satisfied prior to the issuance of a building permit.
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^"F]CITY COUNCIL RESOLUTION 94-15
CONDITIONS OF APPROVAL
TENTATIVE TRACT 27899
FEBRUARY 1, 1994
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 Environmental Assessments 88-098 and TT 27899. The
Planning and Development Director may require inspection or other monitoring
to assure such compliance.
PUBLIC SERVICES AND UTILITIES
59. The applicant shall comply with all requirements of the Coachella Valley Water
District as stated in their letter dated December 21, 1993, attached to these
conditions. 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.
MISCELLANEOUS
60. Grading, drainage, street, lighting, landscaping & irrigation, park, gate,
and perimeter wall plans are not approved for construction until they have
been signed by the City Engineer.
61. Prior to issuance of the first 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.
62. The applicant shall include the following statement in the tract's CC & R' 5:
There will be a City park on land adjacent to the south of
the tract. Within this park there will be recreational and
outdoor activities and facilities which could include, but
are not limited to, ball fields, parking lots, and exterior
lighting".
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