CC Resolution 1996-017^JV RESOLUTION 96-17
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING A ONE-YEAR TIME
EXTENSION FOR TENTATIVE TRACT 27224 1ST
EXTENSION) TO ALLOW A 98-LOT SINGLE FAMILY
RESIDENTIAL LAND SALES SUBDIVISION ON
APPROXIMATELY 40 ACRES
CASE NO.: TTM 27224 1ST TIME EXTENSION)
APPLICANT: ELLIOT/POLIAK FAMILIES
WHEREAS, the City Council of the City of La Quinta, California, did on the 1 9th
day of March, 1996, hold a duly noticed Public Hearing to consider the request of Elliot/Poliak
Families, for a one year extension of a previously approved 98-lot single family subdivision of
40 acres, generally on the east side of Madison Street, 1/4 mile south of 54th Avenue;
WHEREAS, the Planning Commission of the City of La Quinta, California, did on
the 27th day of February, 1996, hold a duly noticed Public Hearing and recommended approval,
Resolution 96-006, of a one year extension, for a 40-acre site with 98-lot single family lots,
generally on the east side of Madison Street, 1/4 mile south of 54th Avenue, more particularly
described as:
BEING A SUBDIVISION OF THE NORTH Y2 OF SECTION 15,
TOWNSHIP 6 SOUTH, RANGE 7 EAST, SAN BERNARDINO
MERIDIAN APN: 767-320-002)
WHEREAS, said Tentative Map has complied with the requirements of The
Rules to Implement the California Environmental Quality Act of 1970" as amended Resolution
83-63), in that the Community Development Director has determined that the original
environmental assessment EA 91-216) approved in 1992, is still valid and binding on this
development request. Therefore, no additional environmental review is warranted; and,
WHEREAS, at said Public Hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons wanting to be heard, said Council did make the
following Mandatory Findings of approval to justify said Tentative Tract Map 27224 1st Time
Extension):
A. The proposed map is consistent with the City of La Quinta General Plan and any
applicable specific plans.
The project is a Low Density Residential LDR) District with Rural Residential Overlay per
the provisions of the 1992 General Plan Update; therefore, all provisions of Land Use
Element Chapter 2) shall be met. Tentative Tract 27244 is consistent with the goals,
policies and intent of the La Quinta General Plan provided conditions contained herein
are required to ensure among other things consistency with the General Plan and
mitigation of environmental consequences pursuant to Environmental Assessment 91-
216.
The site is zoned R-1 10,000 One Family Dwelling) which permits single family
developments, and Equestrian Overlay District Chapter 9.117 of the LQMC). All plans
* *
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Resolution 96-17
Page 2
for future single family homes shall be consistent with the provisions of the Zoning Code
e.g., specifically Chapter 9.32 et. seq.) in effect at the time building permits are
acquired. The development of the project, as conditioned, will be compatible with the
surrounding area.
B. The design or improvement of the proposed subdivision is consistent with the La Quinta
General Plan and any applicable specific plans.
All streets and improvements in the project conform to City standards of the General
Plan and Subdivision Ordinance as designed. All on-site streets will be public 50-feet
wide or larger right-of-way) which is consistent with City standards. Access for the
single family lots will be provided from internal public streets that intersect with
Madison Street, a primary arterial street. The density and design standards for the tract
will comply with the Rural Residential Overlay as designated in the Land Use Element
of the General Plan Chapter 2).
C. The design of the subdivision or the proposed improvements are not likely to cause
substantial environmental damage or substantially and avoidably injure fish or wildlife
or their habitat.
The subject site is physically suitable for the proposed land division as approved in
1992. The original development plan will not cause substantial environmental damage
or injury to fish or wildlife, or their habitat because mitigation measures have been
required per Environmental Assessment 91-216.
Before on-site grading, the applicant shall employ a qualified archaeologist and
paleontologist to conduct on-site research and review for prehistoric and historic
remains. These findings shall be submitted in report form to staff. The consultant's
report shall indicate his or her findings and convey any important information about the
site or its development. Monitoring shall be required during site grading work, if deemed
necessary by the consultant's report.
D. The design of the subdivision or type of improvements are not likely to cause serious
public health problems.
Noise impacts from existing and future road noise on Madison Street shall be analyzed
and mitigation measures shall be employed to reduce exterior noise for those houses
along this major arterial street to levels consistent with Table EH-1 of Chapter 8 of the
General Plan Environmental Hazards Element). The noise study shall ensure that
future roadway noise is less than 60 dB CNEL in outdoor areas and 45 dB CNEL or less
for interior areas to conform with the City's 1992 General Plan Update. The design of
the subdivision, as conditionally approved, will not cause serious public health problems
because they will install urban improvements based on City, State, and Federal
requirements.
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Resolution 96-17
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E. The design of the subdivision or type of improvements will not conflict with easements,
acquired by the public at large, for access through or use of property within the
proposed subdivision.
The proposed streets are planned to provide direct access to each single family lot. All
required public easements will provide access to the site or support necessary
infrastructure improvements. A traffic signal will be built when warranted at the
intersection of Street Lot A" with Madison Street. A retention basin and CVWD well
site will also be required.
WHEREAS, in the review of this Tentative Tract Map, the City Council has
considered, the effect of the contemplated action on housing needs of the region for purposes
of balancing those 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 City Council of the City of La
Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the Council in this
case;
2. That it does hereby reconfirm the conclusions of Environmental Assessment 91-216 as
approved in 1992;
3. That it does approve Tentative Tract Map 27244 1st Time Extension) 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
Coun*il, held on this 19th day of March, 1 996, by the following vote, to wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Holt
NOES: None
ABSENT: None
ABSTAIN: None
GLENDA BANGERTER, Mayo*
City of La Quinta, California
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Resolution 96-17
Page 4
AUNDRA JUHOL City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
DAWN HONEYWELL, City *ttorney
City of La Quinta, California
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CITY COUNCIL RESOLUTION 96-17
CONDITIONS OF APPROVAL
TENTATIVE TRACT 27224, 1st TIME EXTENSION
MARCH 19, 1996
* Modified by the Planning Commission on February 27, 1996
GENERAL:
1. Tentative Tract Map 27224, marked Exhibit A", shall comply with the
requirements and standards of the State Subdivision Map Act and the City of
La Quinta Subdivision Ordinance, unless otherwise modified by the following
conditions.
2. This Tentative Tract Map approval shall expire on January 21, 1997, unless
approved for a 2nd extension pursuant to the City of La Quinta Subdivision
Ordinance.
3. Prior to any site disturbance being permitted, including preliminary site work
and/or archaeological investigation, the project developer shall submit and have
approved a Fugitive Dust Control Plan FDCP), in accordance with Chapter
6.16 of the La Quinta Municipal Code. The plan shall define all areas proposed
for development and shall indicate time lines for any phasing of the project,
and shall establish standards for comprehensive control of both anthropogenic
and natural creation of airborne dust due to development activities on site.
Phased projects must prepare a plan that addresses control measures over the
entire build out of the project* such as for disturbed lands pending future
development.
4. 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:
* City Fire Marshal
* City of La Quinta Public Works Department
* Community Development Department
* Coachella Valley Water District
* Coachella Valley Unified School District
* Imperial Irrigation District
* California Regional Water Quality Board NPDES Permit)
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Resolution 96-17
Conditions of Approval
Tentative Tract 27224
March 19, 1996
Evidence of said permits or clearances from the above-mentioned agencies
shall be presented to the Building and Safety Department at the time of the
application for a building permit for the use contemplated herewith.
For projects requiring NPDES construction permits, the applicant shall include
a copy of the application for the Notice of Intent with grading plans submitted
for plan checking. Prior to issuance of a grading or site construction permit, the
applicant shall submit a copy of an approved Storm Water Pollution Protection
Plan.
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.
6. Community Development Department approval shall be secured prior to
establishing any of the following facilities uses:
A. Temporary construction facilities.
B. Sales facilities, including their appurtenant signage.
C. On-site advertising/construction signs.
7. Prior to issuance of a grading permit, the applicant shall retain a professionally
qualified archaeologist to conduct a field reconnaissance survey and record
search of the project site. A report of the result of the survey shall be
submitted to the Community Development Department 2 copies) complete
with recommendations for further mitigation measures. All testing shall be
completed prior to any grading work commencing. The archaeologist shall
prepare a mitigation plan for review and approval by the Community
Development Department prior to implementation.
During grading activities, the project site shall be monitored by a professionally
qualified archaeological monitor. The monitor is authorized to temporarily
divert or stop equipment in order to investigate exposed cultural deposits.
Prior to issuance of a Certificate of Occupancy, the project archaeologist shall
submit a final report to the Community Development Department. The final
report shall follow the report format contained in Preservation Planning Bulletin,
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Conditions of Approval
Tentative Tract 27224
March 19, 1996
No.4(a), December, 1989 OHP). The final report shall be reviewed by the
Historic Preservation Commission for completeness and acceptability.
Acceptance of the final report by the Commission signifies completion of the
archaeological mitigation program.
Prior to issuance of a grading permit, the applicant shall retain a professionally
qualified paleontologist to provide monitoring of earth-moving activities,
including trenching for both on-site and off-site related work.
Prior to commencing grading activities, the paleontologist shall conduct a
preliminary survey and surface collection of anv paleontological resources. The
project paleontologist shall prepare a monitoring and salvage program for
review and approval by the Community Development Department prior to
implementation.
During grading activities, the project site shall be monitored by a professionally
qualified paleontologist who maintains the necessary paleontologic collecting
permits and repository agreements. In areas of known high potential, the
project paleontologist may designate a paleontologic monitor to be present
during 100% of the earth-moving activities. If, after 50% of the grading is
completed, it can be demonstrated that the level of monitoring should be
reduced, the project paleontologist may so amend the mitigation program. The
paleontologic monitor(s) is authorized to temporarily divert equipment while
removing fossils.
Prior to issuance of a Certificate of Occupancy, the project paleontologist shall
submit a final report to the Community Development Department. The final
report shall discuss the methods used, results of the surface survey,
identification, cataloging, curation, and storage of fossil materials collected;
and the significance of the paleontological resources. A final report of the
finds and their significance after all operations are complete shall be reviewed
by the Historic Preservation Commission for acceptability. Acceptance of the
final report for the project by the Historic Preservation Commission signifies
completion of the program of mitigation.
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 Community Development Department. The list shall provide the current
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Conditions of Approval
Tentative Tract 27224
March 19, 1996
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 Community 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 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 Community Development Department.
8. Street name proposals 3 per street) shall be submitted for review and approval
by the Community Development Department prior to recordation of a portion
of the final map. Street name signs shall be furnished and installed by the
developer in accordance with standards of the City Engineer. Sign type and
design shall be subject to review and approval of the Community Development
Department and the Public Works Department.
9. Prior to final map approval by the City Council, the applicant shall meet the
parkland dedication requirement as set forth in Section 13.24.030, La Quinta
Subdivision Ordinance, by paying parkland fees in-lieu, as may be determined
in accordance with said Section.
10. A noise study shall be prepared by a qualified acoustical engineer, to be
submitted to the Community 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. The Rural Residential Overlay provisions of Chapter 2 of the
General Plan shall be met during the preparation of the noise study.
11. If the tract is phased, tract phasing plans, including phasing of public
improvements, shall be submitted for review and approval by the Community
Development Department and Public Works Department prior to final map
approval.
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Conditions of Approval
Tentative Tract 27224
March 19, 1996
12. All exterior lighting including that for signs and landscaping shall comply with
Dark Sky" Ordinance Chapter 9.210 of the Municipal Zoning Code).
FIRE DEPARTMENT
1 3. 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 any direction with no portion of any frontage more than 1 65 feet
from a fire hydrant. Minimum fire flow shall be 1000 gpm for two hours
duration at 20 psi.
14. Prior to recordation of the final map, applicant/developer shall furnish one
blueline copy of the water system plan 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
Department".
1 5. 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.
ENGINEERING DEPARTMENT
16. Applicant shall dedicate public street right-of-way and utility easements in
conformance with the City's General Plan, Municipal Code, applicable Specific
Plans if any, and as required by the City Engineer, as follows:
A. 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.
B. Madison Street Primary Arterial, 55-foot half width;
C. A"Street Madison to H") Divided, each side shall be 37.5 feet wide;
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Resolution 96-17
Conditio*s of Approval
Tentative Tract 27224
March 19, 1996
D On-site Through Streets Local Street, 60-foot full width;
E. On-site Cul-de-sacs, 50-foot full width.
If the City Engineer determines that public access rights to proposed street
rights-of-way shown on the tentative map are necessary prior to approval of
final maps dedicating the rights-of-way, the developer shall grant temporary
public access easements to those areas within 60 days of written request by
the City.
Dedications shall include additional widths as necessary for dedicated right and
left turn lanes, bus turnouts, etc.
17. Applicant shall provide a fully improved landscaped setback lot of noted width
adjacent to the following street right-of-way(s):
A. Madison Street, 20-feet wide;
B. A" Street Madison to H"), 7-feet wide;
1 8. Applicant shall provide a fully improved 11-foot wide landscaped raised median
in A" Street between Madison and H" Street. The median shall be a lettered
lot on the subdivision map.
1 9. Applicant shall vacate vehicle access rights to Madison Street from all abutting
lots, except the CVWD well site. Access to Madison Street from this land
division shall be restricted to street intersections only.
20. Turning movements of traffic accessing the subject subdivision from adjoining
public streets shall be as follows:
A. Madison Street
1. A" Street: left and right turns in and out are allowed;
2. I" Street: right turn in and out only.
21. The median island on Madison Street shall have no opening in it to permit
vehicular left turn movements into or out of the subdivision where I" Street
intersects Madison Street.
The access locations into the subdivision shall be approximately 635 and 11 55
feet north of the southerly tract boundary.
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Conditions of Approval
Tentative Tract 27224
March 19, 1996
22. 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 channelization markings, street name signs, sidewalks, and raised medians
where required by the 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.
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 appropriate 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.
The following specific street widths shall be constructed to conform with the
General Plan street type noted therewith:
A. ON-SITE STREETS
1. A Street Madison to H) divided street, 27 feet wide between
curb faces for each roadway.
2. A Street H to B), B, C, D, E, H, and I Streets full width Local
Street, 40 feet wide, refer to Std Dwg #104;
3. F, G, and J Streets full width Local Street cul-de-sac, 36 feet
wide, refer to Std Dwg #800.
B. OFF-SITE STREETS
The City is contemplating adoption of a major thorough fare
improvement ordinance which is intended to distribute the improvement
cost of major thoroughfare construction evenly and fairly on
undeveloped land at the time the land is subdivided or developed for
beneficial use. If the ordinance is adopted, all land division maps within
this project shall be subject to exaction by said ordinance, provided the
ordinance is adopted 60 days prior to recordation of the map.
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Resolution 96-17
Conditions of Approval
TcntatiYc Tract 27224
March 19, 1996
If in the event, the Major Thoroughfare Improvement Ordinance is not adopted,
the off-site street improvements for this project shall be as follows:
1. Madison Street portion contiguous to tract) install remaining portion
of Primary Arterial 86' width option) improvements, refer to Std Dwg
#100.
23. Applicant shall construct, or enter into agreement to construct, the site
grading, off-site public improvements and utilities, and on-site common area
improvements before the final map is recorded. Applicant shall pay cash, in
lieu of and equivalent to the respective fair-share construction cost, for those
improvements that the applicant has partial cost responsibility and construction
must be deferred until the full complement of funding is available. Payment of
cash may be deferred to a future date mutually agreed upon by applicant and
City, provided security for said future payment is posted by applicant.
24. 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.
25. The tract grading plan shall be prepared by a registered civil engineer and
approved by the City Engineer prior to final map approval.
26. 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
or join lots with adjoining existing tracts or approved tentative tracts does not
exceed three 3.0) feet. The pad elevations of contiguous lots within the
subject tract that do not share a common street shall not exceed five 5.0)
feet.
If applicant is unable to comply with the pad elevation differential requirement,
the City will consider and may approve other alternatives that satisfy the City's
intent to promote and ensure community acceptance and buyer satisfaction
with the proposed development.
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Resolution 96-17
Conditions of Approval
Tentative Tract 27224
Ma'* 19, 1996
27. The tract shall be graded in a manner that permits storm flow in excess of the
retention basin capacity 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 have historically received flow.
28. 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.
The tributary drainage area for which the applicant is responsible shall extend
to the centerline of any public street contiguous to the site.
29. A trickling sand filter and leachfield shall be installed 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 22 gallons
per 1000 square feet of lot area per day.
30. Landscape and irrigation plans shall be prepared by a licensed landscape
architect for the landscaped lots. The plans and proposed landscaping
improvements shall be in conformance with requirements of the Community
Development Director, City Engineer, and Coachella Valley Water District
Chapter 8.13 of the LQMC) and the plans shall be signed by these officials
prior to construction.
31. Applicant shall submit a copy of the proposed grading, landscaping and
irrigation plans to the Coachella Valley Water District for review and approval
with respect to the District's Water Management Program.
32. 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 Lighting and Landscape District.
33. Applicant shall construct a six-foot wide meandering sidewalk in the easterly
parkway and landscaped setback lot along Madison Street.
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Resolution 96-17
Conditions of Approval
Tentative Tract 27224
March 19, 1996
34. Applicant shall provide a blanket easement that covers the entire landscaped
setback lots for the purpose of meandering public sidewalk and equestrian trail.
35. All existing and proposed telecommunication, television cable, and electric
power lines which the power authority will accept underground, that are
adjacent to the proposed site or on-site, shall be installed in underground
facilities.
36. Underground utilities that lie directly under street improvements or portions
thereof shall be installed, with trenches compacted to City standards, prior to
installation of that portion of the street improvements. A soils engineer retained
by applicant shall provide certified reports of soil compaction tests for review
by the City engineer.
37. 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.
38. 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.
39. 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 certify
compliance with the plans, specifications, applicable codes, and ordinances.
The engineer retained or designated by the applicant to implement this
responsibility shall provide the following certifications and documents upon
completion of construction:
A. The engineer shall sign and seal a statement placed on the *as built"
plans that says all grading and grades) improvements) on these plans
were properly monitored by qualified personnel under my supervision
during construction for compliance with the plans and specifications and
the work shown hereon was constructed as approved, except where
otherwise noted hereon and specifically acknowledged by the City
Engineer".
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Resolution 96-17
Conditions of Approval
Tentative Tract 27224
March 19, 1996
B. Prior to issuance of any building permit, the engineer shall provide a
separate document, signed and sealed, to the City Engineer that
documents the building pad elevations. The document shall, for each lot
in the tract, state the pad elevation approved on the grading plan, the
as built" elevation, and clearly identify the difference, if anv. The data
shall be organized by tract phase and lot number and shall be cumulative
if the data is submitted at different times.
C. Provide to the City Engineer a signed set of as built" reproducible
drawings of the site grading and all improvements installed by the
applicant.
40. Applicant is responsible for the cost to design and install a traffic signal at the
following locations:
A. Madison Street at 54th Avenue; 6.25% fair-share responsibility.
B. Madison Street at A" Street; 50% fair-share responsibility,
SPECIAL
41. All single family homes shall be single story and no higher than 24 feet as
measured from building pad elevation as noted on the approved grading plan.
42. The production plans shall be approved by the Planning Commission prior to
the submission of the plans to the Building and Safety Department for
construction permit issuance via a plot plan application.
43. The minimum lot size shall be 10,000 square feet. The tract map shall be
revised and submitted to the Community Development Department prior to final
map submission.
44. The provisions of the R-1 Zoning designation shall apply unless modified herein
with all homes with sloped roofs having clay or concrete tile.
45. All homes shall be required to install front yard landscaping prior to final
occupancy. Each lot shall have two 1 5-gallon shade trees corner lots five 1 5-
gallon trees), ten 5-gallon shrubs and other landscaping e.g., turf, turf and
gravel, etc.), acceptable to the Community Development Department. The
applicant/developer is encouraged to use drought resistant and native plant
materials for the project. The landscaping concept shall be approved currently
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Conditions of Approval
Tentative Tract 27224
March 19, 1996
with the review of the model homes 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.
46. The mitigation measures of Environmental Assessment 91-216 shall be met.
47** An equestrian trail shall be provided between the east edge of the sidewalk on
Madison Street 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.
48. The developer shall disclose to the prospective buyers of the lots that the
keeping of horses or other livestock will not be allowed. 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 City's Municipal
Zoning Code.
49. Impacts shall be mitigated in accordance with the provisions of AB 1 600,
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.
50. Perimeter security walls where required by the Noise Study shall be subject to
the following standards:
A. Setback from right-of-way lines along Madison 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.
MISCELLANEOUS
51.* Improvement plans submitted to the City for plan checking shall be submitted
on 24" x 36" media in the categories of Rough Grading," Precise
Grading,""Streets & Drainage," and Landscaping." All plans shall have
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Resolution 96-17
Conditions of Approval
Tentative Tract 27224
March 19, 1996
signature blocks for the City Engineer and are not approved for construction
until they are signed.
Streets and Drainage" plans shall normally include signals, sidewalks,
equestrian trails, bike paths, gates and entryways, and parking lots. If water
and sewer plans are included on the street and drainage plans, the plans shall
have an additional signature block for the Coachella Valley Water District
CVWD). The combined plans shall be signed by CVWD prior to their submittal
for the City Engineer's signature.
Landscaping"plans shall normally include landscape improvements, irrigation,
lighting, and perimeter walls.
Plans for improvements not listed above shall be in formats approved by the
City Engineer.
52. The City may maintain standard plans, details and/or construction notes for
elements of construction. For a fee established by City resolution, the
developer may acquire standard plan and/or detail sheets from the City.
When final plans are approved by the City, the developer shall furnish accurate
computer files of the complete, approved plans on storage media and in
program format acceptable the City Engineer.
53. If improvements are secured, the applicant shall provide approved estimates of
improvement costs. Estimates shall comply with the schedule of unit costs
adopted by City resolution or ordinance. For items not listed in the City's
schedule, estimates shall meet the approval of the City Engineer.
Estimates for utilities and other improvements under the jurisdiction of outside
agencies shall be approved by those agencies. Security is not required for
telephone, gas, or T.V. cable improvements. However, tract improvements
shall not be agendized for final acceptance until the City receives confirmation
from the appropriate authority that the applicant has met all requirements for
service to lots within the subdivision.
54. The applicant shall employ construction quality-assurance measures which
meet the approval of the City Engineer.
55. The applicant shall employ or retain California registered civil engineers,
geotechnical engineers, or surveyors, as appropriate, who will provide, or have
their agents provide, sufficient supervision and verification of the construction
to be able to furnish and sign accurate record drawings.
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Resolution 96-17
Conditions of Approval
Tentative Tract 27224
March 19, 1996
56. Upon completion of construction, the applicant shall furnish the City
reproducible record drawings of all plans which were signed by the City
Engineer. Each sheet of the drawings shall have the words Record Drawings,"
As-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.
57. 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.
58. The provisions of the Rural Residential Overlay General Plan Policy 2-1.2.3)
shall be met during the preparation of the final map and prior to building permit
issuance or a General Plan Amendment shall be approved.
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