CC Resolution 1998-134d_Wc RESOLUTION NO.98-134
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING A 60 SINGLE
FAMILY AND OTHER COMMON LOT SUBDIVISION ON
22.67 ACRES LOCATED AT THE NORTHWEST CORNER
OF RIVIERA AND HERMITAGE
CASE NO.: TENTATIVE TRACT MAP 28603
APPLICANT: KSL LAND CORPORATION
WHEREAS, the City Council of the City of La Quinta, California, did on
the 1 7th day of November, 1 998, hold a duly noticed Public Hearing for KSL Land
Corporation for a 60 single family residential and other common lot subdivision on
22.67 acres, generally located at the northeast corner of Riviera and Hermitage; more
particularly described as:
Parcels 1 and 3 of Parcel Map 28803 as filed in Book 1 92,
Page 26 and 27, City of La Quinta, County of Riverside,
State of California APN: 761-09-045, 052 and 055)
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 1 3th day of October, 1998, hold a duly noticed Public Hearing for KSL Land
Corporation for a 60 single family residential and other common lot subdivision on
1 33 + acres, generally located at the northeast corner of Riviera and Hermitage, and
recommended approval under Resolution 98-068; 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 for said Tentative
Tract Map 28603:
Finding Number 1 Consistency with General Plan:
A. The property is designated Low Density Residential LDR). The Land Use
Element of the General Plan allows residential land uses. The project is
consistent with the goals, policies and intent of the La Quinta General
Plan Land Use Element Chapter 2) because attached and detached
residential units are permitted and equestrian facilities will be provided.
The project, as conditioned, is consistent with the goals, objectives, and
policies of the General Plan Circulation Element.
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Finding Number 2 Consistency with Specific Plan 90-01 7 and City Zoning Ordinance:
A. The proposed single family lots exceed the minimum size requirement of
6,500 square feet. Specific Plan 90-017 allows 880 houses oriented
around golf courses. The proposed 60 residential lots are consistent with
and will not negatively impact the overall growth and development of SP
90-01 7 nor PGA West.
B. The proposed single family lots are consistent with the City's Zoning
Code in that development standards and criteria contained in the SP 90-
017 supplement and/or replace those in the City's Zoning Code.
Detached or attached) single family houses will be built as required
Conditions are recommended ensuring compliance with both the Specific
Plan and Zoning Code.
Finding Number 3 Compliance with the California Environmental Quality Act:
A. Tentative Tract Map 28603 is within Specific Plan 90-01 7. The project
is exempt from the California Environmental Quality Act per Public
Resources Code Section 65457(a). Environmental Impact Report State
Clearinghouse Number 90020727) was certified by the City Council in
1991 for the specific plan. No changed circumstances, or conditions,
exist which would trigger the preparation of a subsequent Environmental
Impact Report pursuant to Public Resources Code 211 66.
Finding Number 4 Site and Landscape Design:
A. The proposed site design conforms with the design guidelines identified
in Specific Plan 90-017 and provides a harmonious transition between
other approved residential houses in PGA West.
B. The proposed common landscaping will be privately maintained. The
landscape design complements the surrounding residential areas in that
it enhances the aesthetic and visual quality of the area.
C. The site is physically suitable for the proposed land division.
Finding Number 5 Site Improvements:
A. Stormwater runoff will be diverted to the existing golf course to ensure
off-site properties are not impacted from seasonal storms.
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B. The proposed private street serves all proposed lots and connects to
other existing streets in the PGA West development. Internal access is
provided as required ensuring public safety vehicles proper access to this
residential area.
C. Infrastructure improvements such as gas1 electric, sewer and water will
be extended to service the site in underground facilities as planned under
the Specific Plan. No adverse impacts have been identified based on
letters of response from affected public agencies.
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 hereby require compliance with those mitigation measures required
for Specific Plan 90-01 7;
3. That it does hereby confirm the conclusion that the Environmental Impact
Report for Specific Plan 90-01 7, assessed the environmental concerns of this
tentative tract; and
4. That it does approve Tentative Tract Map 28603 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 the 1 7th 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
or
City of La Quinta, California
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ATTEST:
A
AUNDRAL.JUH?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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CONDITIONS OF APPROVAL FINAL
TENTATIVE TRACT MAP 28603
KSL LAND CORPORATION
NOVEMBER 17, 1 99B
+ Modified by the Planning Commission on October 1 3, 1 998
+ + Modified by the City Council on November 17, 1 998
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 tract 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 28603 shall comply with the requirements and standards of
6641 0-66499.58 of the California Government Code the Subdivision Map Act) and
Chapter 13 of the La Quinta Municipal Code LQMC). This map approval shall expire
and become null and void on November 1 7, 2000, unless an extension of time is
granted according to the requirements of Section 13.12.150 of the Subdivision
Ordinance.
4. Prior to the issuance of a grading permit, or 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:
* Fire Marshal
* Public Works Department Grading Permit, Improvement Permit)
* Community Development Department
* Riverside Co. Environmental Health Department
* Coachella Valley Unified School District
* Coachella Valley Water District CVWD)
* Imperial Irrigation District
* California Regional Water Quality Control Board NPDES Permit)
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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 stormwater
discharge permit. For projects requiring project-specific 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 the proposed Storm Water
Pollution Protection Plan for review by the Public Works Department.
PROPERTY RIGHTS
5. 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 all
essential improvements located on street, drainage or common lots or within utility and
drainage easements.
6. 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 construction, permanent slopes, or other
encroachments are to occur.
7. The applicant shall dedicate 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.
8. Dedications required of this development include:
A. Private Streets Hermitage, Winged Foot, Lot E, & Lot F 37-feet wide right-of-
way, plus suitable right-of-way for knuckle turns and offset culs-de-sac per
Riverside County Standards.
Dedications shall include additional widths as necessary for dedicated right and left
turn lanes, bus turnouts, and other features contained in the approved construction
plans.
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If the City Engineer determines that 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 applicant shall grant interim easements to those areas within 60
days of written request by the City.
9. The applicant shall dedicate 1 0-foot public utility easements contiguous with and along
both sides of all private streets.
10. The applicant shall create perimeter setbacks along public rights of way as follows
listed setback depth is the average depth if meandering wall design is approved):
A. Madison Street 20-feet wide
Setbacks 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.
11. The applicant shall vacate abutter?s rights of access to the following streets from all
frontage except entryways shown on the approved tentative map or as approved by
the City Engineer:
A. Madison Street
1 2. The applicant shall dedicate any easements necessary for placement of and access to
utility lines and structures, drainage basins, mailbox clusters, park lands, and common
areas.
1 3. 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.
FINAL MAP(S) AND PARCEL MAP(S)
1 4. 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.
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IMPROVEMENT PLANS
1 5. 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 the Community Development Director and the Building Official. Plans are
not approved for construction until they are signed by City staff.
Streets and Drainage" plans shall normally include signals, sidewalks, bike paths,
gates and entryways, and parking lots. 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 6. 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.
1 7. When final plans are approved by the City, and prior to approval of the final map, 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.
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
18. 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 1 3, LQM C.
Improvements to be made or agreed to shall include removal of any existing structures
or obstructions which are not part of the proposed improvements.
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1 9. If improvements are secured, the applicant shall provide approved estimates of
improvement costs for checking and approval of 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 outside
agencies shall be approved by those agencies. Security is not required for teleph?ne,
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.
20. 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., 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.
21. 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 and 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.
22. The applicant shall pay cash or provide security for applicant's required share of
improvements which have been, or will be, constructed by others participatory
improvements).
Participatory improvements for this development include:
A. Madison Street and Main Gate 50% of the cost to design and construct traffic
control improvements traffic signal or roundabout, as approved by Council).
B. Madison Street Primary Arterial) 25% of the cost to design and construct full
right-of-way improvements, including median and median landscaping, from the
south boundary of this Tentative Map and Avenue 58, excluding improvements
west of the westerly curb i.e., meandering sidewalk, perimeter landscaping, and
perimeter walls).
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The applicant's obligations for all or a portion of the participatory improvements may,
at the City's option, be satisfied by participation in a major thoroughfare improvement
program if this development becomes subject to such a program.
GRADING
23. 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.
24. 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, LaMC. 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.
25. The applicant shall furnish a preliminary geological soils") report with the grading
plan.
26. A grading plan shall be prepared by a registered civil engineer and must meet the
approval of 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
the 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.
27. 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.
28. 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 certification 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
29. Stormwater and nuisance water handling shall conform with the approved hydrology
and drainage plans for PGA West.
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UTILITIES
30. All 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.
31. Where hardscape improvements are planned, underground utilities shall be installed
prior to the hardscape. The applicant shall provide certified reports of utility trench
compaction tests for approval of the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
32. The City is contemplating adoption of a revised infrastructure fee 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.
33. The applicant shall install the following street improvements to conform with the
General Plan street type noted in parentheses:
A. OFF-SITE STREETS
1) Madison Street Primary Arterial 11 0? right-of-way) Construct the west
one-quarter Y?) of full right-of-way improvements, provided the east three-
quarter's %) of full right-of-way improvements exist, from Airport
Boulevard to the southerly boundary of this Tentative Map, consisting of:
completion of half-width street improvements west of centerline), a six foot
6?) wide meandering sidewalk, perimeter walls and perimeter landscaping.
OR--
2) Madison Street Primary Arterial 11 0' right-of-way) Construct the west
three-quarter's %) of full right-of-way improvements, provided the east
three-quarter's of full-right-of-way improvements do not exist, from Airport
Boulevard to the southerly boundary of this Tentative Map, consisting of:
half width street improvements west of centerline) with a six foot 6') wide
meandering sidewalk, perimeter walls and perimeter landscaping; an
eighteen foot 18') wide, raised, landscaped median; and a sixteen foot
16') wide northbound lane adjacent to the east side of the median.
B. PRIVATE STREETS AND CULS DE SAC
1) Residential 36 feet wide if double loaded building lots on both sides), 32
feet if single loaded
2) Collector 300 homes or 3,000 vpd) 40 feet wide
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November 17. 1998
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3) Cul de sac curb radius 45'
Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, bus
turnouts, dedicated turn lanes, and other features contained in the approved
construction plans may warrant additional street widths as determined by the City
Engineer.
34. Improvements shall include appurtenances such as traffic control signs, markings and
other devices, raised medians if required, street name signs, and sidewalks. Mid-block
street lighting is not required.
35. 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).
36. 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).
37. 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.
38. 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.
39. 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.14.50" a.b.
Collector 4.0"/5.00"
Secondary Arterial 4.0"16.00"
Primary Arterial 4.5"16.00"
Major Arterial 5.5"16.50"
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40. 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.
41. 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 10%) of homes within the tract or when directed
by the City, whichever comes first.
LANDSCAPING
42. The applicant shall provide landscaping in required setbacks and common lots.
43. Landscape and irrigation plans for landscaped 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.
44. 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.
45. + Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer.
46. The applicant shall ensure that landscaping plans and utility plans are coordinated to
provide visual screening of aboveground utility structures.
47. The applicant shall construct perimeter walls and required landscaping to enclose the
perimeter adjacent to Madison Street and along the southerly tract boundaries prior to
final inspection and occupancy of any homes within the tract unless a phasing plan or
construction schedule is approved by the City Engineer.
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48. The developer and subsequent property owner shall continuously maintain all required
landscaping in a healthy and viable condition as required by Section 9.60.240 E3) of
the Zoning Ordinance.
QUALITY ASSURANCE
49. The applicant shall employ construction quality-assurance measures which meet the
approval of the City Engineer.
50. 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.
51. 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.
52. 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
53. The applicant shall make provisions for continuous, perpetual maintenance of all
required improvements until expressly released from said responsibility by the City.
FEES AND DEPOSITS
54. 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.
55. 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.
56. Plan checking fees shall be paid to the Riverside County Fire Department when plans
are submitted for review and approval.
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57. Prior to building permit issuance, school impact fees shall be paid by the developer.
FIRE DEPARTMENT
58. Fire hydrants in accordance with Coachella Valley Water District Standard W-33 shall
be located at each street intersection paced 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 g.p.m. for a 2-hour duration at 20 psi. Blue dot
reflectors shall be mounted in the middle of streets directly in line with fire hydrants.
59. Applicant/developer will provide written certification from the appropriate water
company that the required fire hydrant(s) are either existing or that financial
arrangements have been made to provide them.
60. 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 spacing, and the system will meet the
fire flow requirements. Plans will be signed and approved by the 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."
61. The required water system including fire hydrants will be installed and accepted by the
appropriate water agency prior to any combustible building materials being placed on
an individual lot.
MISCELLANEOUS
62. All public agency letters received for this case are made part of the case file
documents for plan checking purposes.
63. Applicable conditions of Specific Plan 90-017 shall be met prior to building permit
issuance.
64. On-site signs temporary or permanent) shall comply with Chapter 9.1 60 of the Zoning
Ordinance.
65. Temporary on-site sales facilities are subject the requirements of Section 9.60.250 of
the Zoning Ordinance i.e., Minor Use Permit).
66. Prior to final map review, proposed cul-de-sac street names shall be submitted for
review and approval to the Community Development Department.
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Conditions of Approval Final
Tentative TTact Map 28603
November 17.1998
Page 12
67. Prior to building permit issuance, recreational amenity plans for interior common lots
shall be submitted for review and approval by the Community Development
Department. Recreational improvements shall be installed prior to receiving a final
inspection on the 30th house, unless a phasing plan is approved by the Community
Development Director.
68. Prior to building permit issuance, single family houses for the tract shall be reviewed
and approved by the Planning Commission pursuant to Sections 9.210.010 Site
Development Permits) and/or 9.60.300 Compatibility Review) of the Zoning Ordinance
unless the house plans have been previouslV approved for use.
69. ++ The applicant may obtain security obligation reduction and responsibility for
payment of 100% of Specific Plan off-site improvements commensurate with the
City's opportunity and ability to secure payment from other land subdividers within the
Specific Plan area. However, the applicant shall retain the responsibility for
construction of all offsite improvements.
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