CC Resolution 1998-132d_WB RESOLUTION 98-132
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING
TENTATIVE TRACT MAP 28912 TO ALLOW A 81-
LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION
ON APPROXIMATELY 29.1 + ACRES
CASENO.:TT28912
APPLICANT: T.D. DESERT DEVELOPMENT
WHEREAS, the City Council of the City of La Quinta, California, did on the 1 71h
day of November, 1 998, hold a duly noticed Public Hearing to consider the request of
T.D. DESERT DEVELOPMENT and the recommendation for approval from the Planning
Commission; and,
WHEREAS. the Planning Commission of the City of La Quinta, California, did on
the 1 3TH day of October, 1 998, hold a duly noticed Public Hearing to consider the
request of T.D. Desert Development for approval of a Tentative Tract Map to create
81 single family lots on 29?1 + acres in the RL zone located on the north side of 501h
Avenue, east of Park Avenue extended), within Rancho La Quinta Country Club, more
particularly described as:
Portions of Parcels 6,7, and 10 of Parcel Map 20469
WHEREAS. said Tentative Tract Map has complied with the requirements of
The Rules to Implement the California Environmental Quality Act of 1 970" as
amended Resolution 83-63). The La Quinta Community Development Department has
determined that this Tentative Tract Map request has been previously assessed in
conjunction with Specific Plan 84-004, for which an Environmental Impact Report was
certified on May 6, 1 985, and Amendment #2 to Specific Plan 84-004, for which a
Mitigated Negative Declaration was certified on May 1 9,1 998; 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 City Council
did make the following Mandatory Findings of approval to justify approval of said
Tentative Tract Map 2891 2:
1. The proposed map and its design is consistent with the General Plan and
applicable Specific Plan in that the parcels are intended and designated for Low
Density Residential use. The Specific Plan permits approximately 1,41 4 total
units, of which approximately 360 have been built. The development of the lots
will comply with applicable development standards such as setbacks, height
restrictions, etc.
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d_WBResolution 98-132
Tentative Tract 28912
November 17.1998
Page 2
2. The design of the subdivision and proposed improvements are not likely to
cause environmental damage or substantially and avoidably injure fish, or
wildlife, or cause serious public health problems since the project is primarily
surrounded by development, or other urban improvements, and mitigation is
required by the previous Environmental Impact Report and Mitigated Negative
Declaration.
3. The design of the proposed map will not conflict with easements acquired by
the public at large, for access through, or use of, property within the proposed
Map since none presently exist.
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 City
Council in this case;
2. That it does approve Tentative Tract Map 28912 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 1 71h day of November, 1 998, by the following vote, to wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: None
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d_WB Re?cIution 98-132
T.nt?jy, Trnc? 28912
N?vember 17.1998
P?ge 3
JOH9?NJ.PENAQ,?
City of La Quinta, California
ATTEST:
UNDRA L. JU LA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
DAWN C. HONEYWELL, City Attorney
City of La Quinta, California
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d_WBRESOLUTION 98-132
CONDITIONS OF APPROVAL- FINAL
TENTATIVE TRACT MAP 28912
T.D. DESERT DEVELOPMENT
NOVEMBER 17, 1998
CONDITIONS OF APPROVAL
GENERAL
1. Upon their approval by the City Council, the City Clerk is directed to file these
Conditions of Approval with the Riverside County Recorder for recordation
against the properties to which they apply.
2. The subdivider agrees to defend, indemnify, and hold harmless the City of La
Quinta the City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this tentative map
or any final map thereunder. The City shall have sole discretion in selecting its
defense counsel.
The City shall promptly notify the subdivider of any claim, action or proceeding
and shall cooperate fully in the defense.
3. Tentative Tract Map No. 2891 2 shall comply with the requirements and
standards of 66410 through 66499.58 of the California Government Code
the Subdivision Map Act) and Chapter 1 3 of the La Quinta Municipal Code
LQMC).
4. Prior to the issuance of a grading permit or building permit for construction 9f
any building or use contemplated by this approval, the applicant shall obtain
permits and/or clearances from the following public agencies:
* Fire Marshal
* Public Works Department Grading Permit, Improvement Permit)
* Community Development Department
* Riverside Co. Environmental Health Department
* Desert Sands Unified School District
* Coachella Valley Water District per letter dated August 1 9, 1 998)
9 Imperial Irrigation District
California Water Quality Control Board CWQCB)
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d_WBResolution No. 9S-132
Tentative Tract Map 28512
Adopted: 11/17195
Page 2
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
approval of the plans.
The applicant shall comply with applicable provisions of the City's NPDES
storm water discharge permit. For projects requiring project-specific N PDES
construction permits, the applicant shall submit a copy of the Notice of Intent
received from the CWQCB prior to issuance of a grading or site construction
permit. The applicant shall ensure that the required Storm Water Pollution
Protection Plan is available for inspection at the project site.
5. The applicant shall comply with the terms and requirements of the Infrastructure
Fee program in effect at the time of issuance of building permits.
PROPERTY RIGHTS
6. All easements, rights of way and other property rights required of the tentative
map or otherwise necessary to facilitate the ultimate use of the development
and functioning of improvements shall be dedicated, granted or otherwise
conferred, prior to approval of a final map or parcel map or a waiver of parcel
map. Conferrals shall include irrevocable offers to dedicate or grant easements
to the City for emergency vehicles and for access to and maintenance,
construction, and reconstruction of essential improvements located on street,
drainage or common lots or within utility and drainage easements.
7. Prior to approval of a final map, parcel map or grading plan, the applicant shall
furnish proof of easements or written permission, as appropriate, from owners
of any abutting properties on which grading, retaining wall constructioh,
permanent slopes, or other encroachments are to occur.
8. If the applicant proposes vacation or abandonment of any existing rights of way
or access easements which will diminish access rights to any properties owned
by others, the applicant shall provide approved alternate rights of way or access
easements to those properties or notarized letters of consent from the property
owners.
9. The applicant shall dedicate or grant public and private 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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d_WBResolution No.98-132
Tentative Tract Map 28912
Adopted: 11117198
Page 3
1 0. Dedications required of this development include:
a. Avenue 50: 50-foot half of 100-foot right of way
b. Private street lot A": 33 feet
c. Private street lots B" through F: 37 feet may be reduced to 33 feet if
parking is restricted on one side including signing and provisions for
homeowner association enforcement of the restriction)
d. Multi-use drive at north end of Lot D": 29-foot right of way
The applicant shall dedicate or grant the public right of way on the final map or
within sixty days of written request by the City whichever is earlier.
11. The applicant shall dedicate 1 0-foot public utility easements contiguous with
and along both sides of all private streets.
12. The applicant shall grant flood easements to CVWD for all areas below the
elevation of 50.00 feet which are not drainage isolated to elevation 50.00)
from the La Quinta Evacuation Channel.
1 3. The applicant shall create a 20-foot perimeter setback along Avenue 50 20-foot
average depth if a meandering wall design is installed). The setback shall apply
to all frontage including, but not limited to, remainder parcels, well sites and
power substation sites.
Where public facilities e.g., sidewalks) are placed on privately-owned setbacks,
the applicant shall dedicate blanket easements for those purposes.
1 4. The applicant shall vacate abutter's rights of access along all Avenue 50
frontage.
1 5. The applicant shall dedicate easements necessary for placement of and access
to utility lines and structures, mailbox clusters and common areas.
1 6. 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.
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Tentative Tract Map 28912
Adopted: 11117198
Pa9e 4
FINAL MAP(S)
1 7 Prior to approval of a final map, the applicant shall furnish accurate AutoCad
files of the complete map, as approved by the City's map checker, on storage
media and in a program format acceptable to the City Engineer. The files shall
utilize standard AutoCad menu items so they may be fully retrieved into a basic
AutoCad program.
If the map was not produced in AutoCad or a file format which can be
converted to AutoCad, the City Engineer may accept raster-image files of the
map.
IMPROVEMENT PLANS
1 8. 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 except precise grading
plans shall have signature blocks for the City Engineer. Precise grading plans
shall have signature blocks for Community Development Director and the
Building Official. Plans are not approved for construction until they are signed.
Grading and drainage plans within or directly affecting the La Quinta Evacuation
Channel shall have signature blocks for CVWD.
Streets and Drainage" plans shall include sidewalks, gates and entryways.
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.
1 9. The City may maintain standard plans, details and/or construction notes for
elements of construction. For a fee established by City resolution, the applicant
may acquire standard plan and/or detail sheets from the City.
20. When final plans are approved by the City, the applicant shall furnish accurate
AutoCad files of the complete, approved plans on storage media acceptable to
the City Engineer. The files shall utilize standard AutoCad menu items so they
may be fully retrieved into a basic AutoCad program. At the completion of
construction and prior to final acceptance of improvements, the applicant shall
update the files to reflect as?constructed conditions.
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If the plans were not produced in AutoCad or a file format which can be
converted to AutoCad, the City Engineer may accept raster-image files of the
plans.
IMPROVEMENT AGREEMENT
21. The applicant shall construct improvements and/or satisfy obligations, or furnish
an executed, secured agreement to construct improvements and/or satisfy
obligations required by the City prior to approval of a final map or parcel map
or issuance of a certificate of compliance for a waived parcel map. For secured
agreements, security provided, and the release thereof, shall conform with
Chapter 13, LQMC.
Improvements to be made or agreed to shall include removal of any existing
structures or obstructions which are not part of the proposed improvements.
22. If improvements are secured, the applicant shall provide estimates of
improvement costs for checking and approval by the City Engineer. 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 other
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 telephone authority that the applicant has met all requirements for
telephone service to lots within the development.
23. If improvements are phased with multiple final maps or other administrative
approvals plot plans, conditional use permits, etc.), off-site improvements and
common improvements e.g., retention basins, perimeter walls & landscaping,
gates) shall be constructed or secured prior to approval of the first phase unless
otherwise approved by the City Engineer. Improvements and obligations
required of each phase shall be completed and satisfied prior to completion of
homes or occupancy of permanent buildings within the phase and subsequent
phases unless a construction phasing plan is approved by the City Engineer.
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Page 6
24. If the applicant fails to construct improvements or satisfy obligations in a timely
manner or as specified in an approved phasing plan, the City shall have the right
to halt issuance of building permits or final building inspections or otherwise
withhold approvals related to the development of the project until the applicant
makes satisfactory progress on the improvements or obligations or has made
other arrangements satisfactory to the City.
GRADING
25. Graded, undeveloped land shall be maintained to prevent dust and blowsand
nuisances. The land shall be planted with interim landscaping or provided with
other wind and water erosion control measures approved by the Community
Development and Public Works Departments.
26. 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 6.16, LQMC. 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.
27. The applicant shall furnish a preliminary geotechnical soils") report with the
grading plan.
28. The grading plan shall be prepared by a registered civil engineer and must be
approved by the City Engineer prior to issuance of a grading permit. 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 final maps if any are required of this development)
that a soils report has been prepared pursuant to Section 1 7953 of the Health
and Safety Code.
29. The applicant shall endeavor to minimize differences in elevation at abutting
properties and between separate tracts and lots within this development.
Building pad elevations on contiguous lots shall not differ by more than three
feet except for lots within a tract, but not sharing common street frontage,
where the differential shall not exceed five feet. If compliance with this
requirement is impractical, the City will consider and may approve alternatives
which minimize safety concerns, maintenance difficulties and neighboring-owner
dissatisfaction with the grade differential.
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Page 7
30. Prior to issuance of building permits, the applicant shall provide building pad
certifications, stamped and signed by a California registered civil engineer or
surveyor. The certifications shall list approved pad elevations, actual elevations,
and the difference between the two, if any. The data shall be organized by lot
number and shall be listed cumulatively if submitted at different times.
DRAINAGE
31. The applicant shall install City approved nuisance water percolation
improvements for nuisance water, with no water directed to the La Quinta
Evacuation Channel. Stormwater handling shall conform with the approved
hydrology and drainage plan for Rancho La Quinta.
32. If the applicant proposes discharge of stormwater or nuisance water directly or
indirectly to public waterways, the applicant and, subsequently, the
Homeowners' Association shall be responsible for any sampling and testing of
the development's effluent which may required under the City's NPDES Permit
or other city or area-wide pollution prevention program, and for any other
obligations andlor expenses which may arise from such discharge. If such
discharge is approved for this development, the applicant shall make provisions
in the CC&R's for these potential obligations.
UTILITIES
33. Existing and proposed utilities within or adjacent to the proposed development
shall be installed underground. Power lines exceeding 34.5 KV are exempt from
this requirement.
34. Where hardscape improvements are planned, underground utilities shall be
installed prior to the hardscape. The applicant shall provide certified reports of
trench compaction for approval of the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
35. The City is contemplating adoption of a major thoroughfare improvement
program. Any property within this development which has not been subdivided
in accordance with this tentative map 60 days after the program is in effect
shall be subject to the program.
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Page 8
36. The applicant shall install the following street improvements to conform with
the General Plan street type noted in parentheses:
a. OFF-SITE STREETS
i. Avenue 48 between Dune Palms and Adams Street Prior to
approval of any final map or issuance of any construction or
building permits within this tentative map, the applicant shall
reimburse the City for one half of the cost of improvements to this
street. This cost shall be $622,304.
ii. Avenue 48 between Dune Palms Road and Jefferson Street and
Avenue 50 along the Rancho La Quinta frontage Secure the cost
of applicant's half of these streets, including signals, on a pro rata
basis. Basis shall be 80% of the total number of residential units
planned for the area lying east and south of the La Quinta
Evacuation Channel and more than one quarter mile west of
Jefferson Street. This cost shall be $622,304.
Construction of the improvements Avenue 50) and payment of
the reimbursement obligation Avenue 48) secured with this map
shall occur as directed by the City but, unless warranted to serve
traffic from the Rancho La Quinta development, shall not exceed
the pro rata share of this tentative map without the concurrence
of the applicant.
b. PRIVATE STREETS AND CULS DE SAC
Residential Single-Loaded 33 feet between backs of curbs.
ii. Residential Double-Loaded 37 feet between backs of curbs 33
feet if parking is restricted to one side with appropriate signing and
provisions established for homeowners' association enforcement
of the restriction.
iii. Cul de sac curb radius 45
iv. Multi-use drive at north end of Lot D 28-foot travel width
v. Typical wedge curb section revise 3I4?' lip section from a radius
to a vertical lip with 1I8'? batter
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d_WB Resolution No.98-132
Tentative Tract Map 28912
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Page 9
37. Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians where required, street name signs,
and sidewalks. Mid-block street lighting is not required.
38. The applicant may be required to extend improvements beyond development
boundaries to ensure they safely integrate with existing improvements e.g.,
grading; traffic control devices and transitions in alignment, elevation or
dimensions of streets and sidewalks).
39. Improvements shall be designed and constructed in accordance with the LQMC,
adopted standards, supplemental drawings and specifications, and as approved
by the City Engineer. Improvement plans for streets and access gates shall be
stamped and signed by California-registered professional engineer(s).
40. Street right of way geometry for culs de sac, 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.
41. Streets shall have vertical curbs or other approved curb configurations which
convey water without ponding and provide lateral containment of dust and
residue for street sweeping. Unused curb cuts on any lot shall be restored to
normal curbing prior to final inspection of permanent building(s) on the lot.
42. The applicant shall design street pavement sections using Caltrans' design
procedure 20-year life) and site-specific data for soil strength and anticipated
traffic loading including construction traffic). Minimum structural sections are
as follows:
Residential & Parking Areas 3.0" a?c.I4.50" a.b.
Collector 4.0'?I5.0O"
Secondary Arterial 4.0"16.00"
Primary Arterial 4.5"16.00"
Major Arterial 5.5"16.50"
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Resolution No.98-132
Tentative Tract Map 2B912
Adopted: 11/17/95
Page 10
43. The applicant shall submit current mix designs two years old at the time of
construction) for base, paving and curb/gutter materials. Submittals shall
include test results for all specimens used in the mix design procedure. For mix
designs over six months old, the submittal shall include recent six months old
at the time of construction) aggregate gradation test results confirming that
design gradations can be achieved in current production. The applicant shall not
schedule construction operations until mix designs are approved.
44. The City will conduct final inspections of homes and other habitable buildings
only when the buildings have improved street and sidewalk access to publicly-
maintained streets. The improvements shall include required traffic control
devices, pavement markings and street name signs. If on-site streets are
initially constructed with partial pavement thickness, the applicant shall
complete the pavement prior to final inspections of the last ten percent of
homes within the tract or when directed by the City, whichever comes first.
LANDSCAPING
45. The applicant shall provide landscaping in required setbacks and common lots.
46. Landscape and irrigation plans for common lots, setbacks and medians shall be
signed and stamped by a licensed landscape architect.
The applicant shall submit plans for approval by the Community Development
Department prior to plan checking by the Public Works Department. When plan
checking is complete, the applicant shall obtain the signatures of CVWD and the
Riverside County Agricultural Commissioner prior to submitting for signature by
the City Engineer. Plans are not approved for construction until signed by the
City Engineer.
47. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape
areas outside the right of way unless otherwise approved by the City Engineer.
48. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no lawn
or spray irrigation within 5-feet of curbs along public streets.
49. The applicant shall ensure that landscaping plans and utility plans are
coordinated to provide visual screening of above-ground utility structures.
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Page 11
50. The applicant shall construct the perimeter wall and landscaping adjacent to the
tract prior to final inspection and occupancy of any homes within the tract. The
design for the wall shail be approved by the Community Development
Department prior to construction.
PUBLIC SERVICES
51. The applicant shall provide public transit improvements as required by Sunline
Transit and/or the City.
QUALITY ASSURANCE
52. The applicant shall employ construction quality-assurance measures which meet
the approval of the City Engineer.
53. The applicant shall employ or retain California registered civil engineers,
geotechnical engineers, surveyors, or other licensed professionals, as
appropriate, to provide sufficient construction supervision to be able to furnish
and sign accurate record drawings.
54. The applicant shall arrange and bear the cost of measurement, sampling and
testing procedures not included in the City's inspection program but required by
the City as evidence that construction materials and methods comply with plans
and specifications. Where retention basins are installed, testing shall include a
sand filter percolation test, as approved by the City Engineer, after required tract
improvements are complete and soils have been permanently stabilized.
55. 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 shall be clearly marked Record Drawings", As-Built" or
As-Constructed" stamped and signed by the engineer or surveyor certifying to
the accuracy of the drawings. The applicant shall revise the CAD or raster-
image files previously submitted to the City to reflect as-constructed conditions.
MAINTENANCE
56. The applicant shall make provisions for continuous maintenance of all required
improvements until, in the case of public improvements, expressly released from
said responsibility by the City.
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Page 12
FEES AND DEPOSITS
57. The applicant shall pay the City's established fees for plan checking and
construction inspection. Fee amounts shall be those in effect when the
applicant makes application for plan checking and permits.
FIRE DEPARTMENT
58. Prior to issuance recordation of final map, applicant/developer shall furnish one
blue line copy of the water system plans to the Fire Department for
review/approval. Plans shall conform to the fire hydrant types, location and
spacing, and the system shall meet 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".
59. Fire hydrants in accordance with CVWD standard W-33 shall be located at each
street intersection spaced not more than 330 feet apart in any direction with no
portion of any lot frontage more than 1 65 feet from a fire hydrant. Minimum
fire flow shall be 1 500 gpm for a two hour duration at 20 psi. Blue dot
reflectors shall be mounted in the middle of streets directly in line with fire
hydrants.
60. The required water system, including fire hydrants will be installed and accepted
by the appropriate water agency prior to any combustible building material being
placed on an individual lot.
61. A temporary water supply for fire protection may be allowed for the
construction of the models only. Plans for a temporary water system must be
submitted to the Fire Department for review prior to issuance of building
permits.
62. Prior to recordation of the final map, the applicant will provide alternate or
secondary access as approved by the Public Works Department and Fire
Department.
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Page 13
63. Gate entrances shall be at least two feet wider than the width of the traffic
lane(s) serving that gate. All gates providing access from a road to a driveway
shall be located at least 30 feet from the roadway and shall open to allow a
vehicle to stop without obstructing traffic on the road. Where a one-way road
with a single traffic lane provides access to a gate entrance, a 40 foot turning
radius shall be used.
64. Gates installed to restrict access shall be power operated and equipped with?a
Fire Department override system consisting of Knox Key operated switches,
Series KS-2P with dust cover, mounted per recommended standard of the Knox
Company. Improvement plans for the entry street and gates shall be submitted
to the Fire Department for review/approval prior to installation.
MISCELLANEOUS
65. Preliminary development plans for all common area lots, the recreation lot H",
and pool lot I" shall be approved by the Community Development Department
prior to approval of the final map by the City Council. Included shall be a
schedule for installation of these improvements.
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