CC Resolution 1999-065Zu RESOLUTION NO. 99-65
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING A
TENTATIVE TRACT MAP TO SUBDIVIDE 286.6
ACRES INTO LOTS FOR FUTURE RESIDENTIAL,
GOLF COURSE, PRIVATE STREETS, COMMON
AREAS, AND RELATED USES
CASE NO.: TENTATIVE TRACT MAP 29136
APPLICANT: KSL LAND CORPORATION
WHEREAS, the City Council of the City of La Quinta, California, did on
the 1 8th day of May, 1 999, hold a duly noticed Public Hearing to consider the request
of KSL LAND CORPORATION for approval of a Tentative Tract Map to subdivide
286.6 acres into lots for future residential, golf course, private streets, common
areas, and related miscellaneous uses, located on the north side of Airport Boulevard,
between Madison Street and Monroe Street in PGA West, more particularly described
as:
APNS: 761-330-007 and 008, 761-330-030, and
761-330-038 through 040
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 Tentative Tract 29136 is within Specific Plan 90-01 5 and is exempt
from the California Environmental Quality Act of 1970, as amended, per Public
Resources Code Section 65457 a). An Environmental Impact Report EA 90-1 59 for
SP 90-015) was certified on December 3, 1991, by the City Council. An
Environmental Assessment Addendum to the previously approved Environmental
Impact Report was completed for Amendment #1 which was approved by the City
Council on December 1, 1 998. No changed circumstances, or conditions exist which
would trigger the preparation of a subsequent Environmental Impact Report pursuant
to Public Resources Code 211 66; 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 juStifV approval
of said Tentative Tract Map 29136:
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1. The proposed map and its design is consistent with the General Plan and
applicable Specific Plan in that the lots are intended and designated for Low
Density Residential and related recreational use. The development of the lots
will comply with applicable development standards such as setbacks, height
restrictions, density, etc.
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 peeds 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 hereby approve Tentative Tract Map 29136 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 81h day of May, 1 999, by the following vote, to wit:
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AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: None
City of La Quinta, California
ATI ST:
UNDRA L. JU A, 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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Zu RESOLUTION NO.99-65
CONDITIONS OF APPROVAL- RECOMMENDED
TENTATIVE TRACT MAP 29136
KSL LAND CORPORATION
MAY 18, 1999
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 29136 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, construction or building permit, 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)
9 Imperial Irrigation District lID)
California Water Quality Control Board CWQCB)
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.
P:\cc coa tt 29136
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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 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. Prior to approval of a final map, the applicant shall acquire or confer easements
and other property rights required of the tentative map or otherwise necessary
for construction, or proper functioning of the proposed development. Conferred
rights shall include irrevocable offers to dedicate, or grant access easements to
the City for emergency services and for maintenance, construction, and
reconstruction of essential improvements.
7. 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.
8. Right of way dedications required of this development include:
a. Madison Street, Monroe Street and Airport Boulevard Primary Arterials)
55-foot halves of 110-foot rights of way
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.
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.
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9. The applicant shall dedicate ten-foot public utility easements contiguous with
and along both sides of all private streets. The easements may be reduced to
five feet with the express concurrence of Imperial Irrigation System.
1 0. The applicant shall create 20-foot-deep perimeter setbacks along public rights
of way. The 20-foot depth is the average depth if meandering wall design is
approved.
The setback requirement applies to all frontage including, but not limited to,
remainder parcels and sites dedicated for utility purposes.
Where public facilities e.g., sidewalks, equestrian paths) are placed on
privately-owned setbacks, the applicant shall dedicate blanket easements for
those purposes.
11. The applicant shall dedicate easements necessary for placement of and access
to utility lines and structures, mailbox clusters and common areas.
1 2. The applicant shall vacate abutter's rights of access to public streets and
properties from all frontage along the streets and properties except access
points shown on the approved tentative map and along well site lots.
13. 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.
14. 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
1 5. 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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FINAL MAP(S) AND PARCEL MAP(S)
1 6. 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
As used throughout these Conditions of Approval, professional titles such as
engineer,'' surveyor,'' and architect'' refer to persons currently certified, or licensed
to practice their respective professions in the State of California.
17. Improvement plans shall be prepared by, or under the direct supervision of
qualified engineers and landscape architects, as appropriate. Plans 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.
Streets and Drainage" plans shall normally include signals, sidewalks, bike
paths, gates and entryways, and parking lots. Landscaping" plans shall
normally include irrigation improvements, landscape lighting and perimeter walls.
Plans for improvements not listed above shall be in formats approved by the
City Engineer.
1 8. 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.
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1 9. 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.
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
20. Depending on the timing of development of the parcels created by this map and
the status of off-site improvements at that time, the subdivider may be required
to construct improvements, to reimburse the City or others for the cost of the
improvements, to secure the cost of the improvements for future construction
by others, or a combination of these methods.
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 1 3, La Quinta Municipal Code.
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.
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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, development-wide
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 e.g., a Site Development Permit), off-site improvements and
perimeter improvements shall be constructed as outlined in the Street and
Traffic Improvements" and Landscaping and Wall" sections of these Conditions
of Approval.
24 If the applicant fails to construct improvements, or satisfy obligations in a timely
manner, or as specified in an approved phasing plan, or in an improvement
agreement, the City shall have the right to halt issuance of building permits or
final building inspections, withhold other approvals related to the development
of the project or call upon the surety to complete the improvements.
25. The applicant's obligations for portions of the required 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
26. This development shall comply with Chapter 8.11 of the LQMC Flood Hazard
Regulations). If any portion of any proposed building lot in the development is
located within, or immediately adjacent to a flood hazard area as identified on
the City's Flood Insurance Rate Maps, the development shall be graded to
ensure that all floors and exterior fill at the foundation) are above the level of
the project flood and building pads are compacted to 95% Proctor Density.
Prior to issuance of building permits for lots which are so located, the applicant
shall receive Conditional Letters of Map Revision based on Fill CLOMRIF) from
FEMA. Prior to final acceptance by the City of subdivision improvements, the
applicant shall have received final LOMRIFs for all such lots.
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27. The applicant shall furnish a preliminary geotechnical soils") report and a
grading plan prepared by a qualified engineer. The grading plan shall conform
with the recommendations of the soils report and be certified as adequate by
a soils engineer or engineering geologist. The plan must be approved by the
City Engineer prior to issuance of a grading permit. 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.
28. 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.
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, or parcel map, 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.
30. 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, LOMC. 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.
31. The applicant shall maintain graded, undeveloped land to prevent wind and
water erosion of soils. The land shall be planted with interim landscaping or
provided with other erosion control measures approved by the Community
Development and Public Works Departments.
32. Prior to issuance of building permits, the applicant shall provide building pad
certifications stamped and signed by a 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.
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DRAINAGE
The applicant shall comply with the provisions of Engineering Bulletin No.97.03 and
the following:
33. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
34. Stormwater falling on site during the peak 24-hour period of a 100-year storm
the design storm) shall be retained within the development unless otherwise
approved by the City Engineer. The tributary drainage area shall extend to the
centerline of adjacent public streets.
35. Storm flow in excess of retention capacity shall be routed through a designated,
unimpeded overflow outlet to the historic drainage relief route.
36. Storm drainage historically received from adjoining property shall be retained on
site, or passed through to the overflow outlet.
37. Retention capacity shall be based on site-specific percolation data which shall
be submitted for checking with drainage plans. The design percolation rate shall
not exceed two inches per hour.
38. Nuisance water shall be retained on site and disposed of in a manner approved
by the City Engineer.
UTILITIES
39. The applicant shall obtain the approval of the City Engineer for the location of
all above-ground utility structures, located offsite, or within perimeter setbacks,
to ensure optimum placement for aesthetic as well as practical purposes. These
structures include, but are not limited to, traffic signal cabinets, electrical vaults,
water valves, and telephone stands.
40. Existing and proposed electric, telephone and cable utilities within, or adjacent
to the proposed development shall be installed underground. Power lines
exceeding 34.5 kv are exempt from this requirement.
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41. Underground utilities shall be installed prior to overlying hardscape. The
applicant shall provide certified reports of trench compaction for approval of the
City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
42. 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 as determined by the City.
43. The applicant shall install the following street improvements to conform with
the General Plan street type noted in parentheses. Public street improvements
shall conform with the City's General Plan in effect at the time of construction.)
A. OFF-SITE STREETS
1. Madison Street, Monroe Street & Airport Boulevard Construct
55-foot half of a 110-foot improvement plus raised landscape
median and six-foot meandering sidewalk. The improvements shall
be phased as follows:
a) Construct the east side of Madison Street and the west half
of Airport Boulevard prior to the opening of any permanent
access drive in the western half of the specific plan area, or
when directed by the City, whichever comes first.
b) Construct the east half of Airport Boulevard and the west
side of Monroe Street prior to the opening of any permanent
access drive in the eastern half of the specific plan area, or
when directed by the City, whichever comes first.
c) The subdivider may seek City Council approval to defer
construction of all, or a portion of the off-site street
improvements until the improvements are warranted.
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B. TRAFFIC SIGNALS
1. Airport Boulevard/Madison Street 25% fair-share responsibility
2. Airport Boulevard/Monroe Street 25% fair-share responsibility
3. Airport Boulevard/Entry Drive 100% responsibility
4. Madison Street/Entry Drive 1 00% responsibility unless cost is
shared with development across the street.
C. PRIVATE STREETS AND CULS DE SAC
1. Residential: 36-foot travel width. Width may be reduced to 32
feet with parking restricted to one side and 28 feet with on-street
parking prohibited if there is adequate off-street parking for
residents and visitors and the applicant provides for perpetual
enforcement of the restrictions by the homeowners association.
2. Entry streets divided) 20-foot width between curb faces or flow
lines for each section.
3. Cul-de-sac curb radius: 45 feet
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.
44. General access points and turning movements of traffic are limited to the
following:
A. Madison Street Main entry drive centered approximately 1 350 feet
north of the centerline of Airport Boulevard.
B. Airport Boulevard Main entry drive centered approximately 2,150 feet
east of the centerline of Madison Street.
C. Monroe Street Main entry drive centered approximately 950 feet north
of the south line of Lot B centerline of Airport Boulevard).
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D. Well Site Lots 18-20 Driveways for utility authority access to the well
sites if approved in the well site development permitting process).
45. 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.
46. 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).
47. 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, access gates and parking
areas shall be stamped and signed by qualified engineers.
48. Street right of way geometry for knuckle turns and corner cut-backs shall
conform with Riverside County Standard Drawings #801 and #805 respectively
unless otherwise approved by the City Engineer.
49. 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.
50. 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 shall
be as follows, or approved equivalents for alternate materials):
Residential & Parking Areas 3.0?' a.c.I4.50?' a.b.
Collector 4.0"I5.00?
Secondary Arterial 4.0"16.00"
Primary Arterial 4.5?I6.00"
Major Arterial 5.5'16.50"
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51. The applicant shall submit current mix designs less than two years old at the
time of construction) for base, asphalt concrete and Portland cement concrete.
The submittal 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 less than 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.
52. The City will conduct final inspections of homes and other habitable buildings
only when the buildings have improved street and if required) 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 AND PERIMETER WALL
53. The applicant shall provide landscaping in perimeter setbacks and common lots.
54. The applicant shall provide decorative walls around the tentative map perimeter.
55. Walls and perimeter landscaping shall be constructed with adjacent tracts or as
directed by the City, whichever comes first.
56. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks 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.
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57. 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 1 8 inches of curbs along public streets.
PUBLIC SERVICES
58. The applicant shall provide public transit improvements as required by Sunline
Transit and/or the City.
QUALITY ASSURANCE
59. The applicant shall employ construction quality-assurance measures which meet
the approval of the City Engineer.
60. The applicant shall employ, or retain qualified civil engineers, geotechnical
engineers, surveyors, or other appropriate professionals to provide sufficient
construction supervision to be able to furnish and sign accurate record
drawings.
61. 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
tributary-area improvements are complete and soils have been permanently
stabilized.
62. Upon completion of construction, the applicant shall furnish the City
reproducible record drawings of all public improvement plans which were signed
by the City Engineer. Each sheet shall be clearly marked Record Drawings,"
As-Built" or As-Constructed" and shall be 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.
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MAINTENANCE
63. The applicant shall make provisions for continuous, perpetual maintenance of
all required improvements unless and until expressly released from said
responsibility by the City. This shall include formation of a homeowners'
association or other arrangement acceptable to the City for maintenance of
retention basins, common areas and perimeter walls and landscaping.
FEES AND DEPOSITS
64. 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.
If this subdivision falls within an existing assessment district or in an area that may be
sublect to an assessment district, add the following condition:
65. Prior to approval of a final map or completion of any approval process for
modification of boundaries of the property or lots subject to these conditions,
the applicant shall process a reapportionment of any bonded assessment(s)
against the property and pay the cost of the reapportionment.
BIB]
06-17-1999-U01
09:58:17AM-U01
ADMIN-U01
CCRES-U02
99-U02
65-U02