CC Resolution 1999-158d__ RESOLUTION NO.99-158
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING AN INCREASE IN
THE NUMBER OF SINGLE FAMILY LOTS FROM 133 TO
152, ADD OTHER COMMON LOTS, AND REMOVE A
PRIVATE STREET LOT, ON 172.88 ACRES LOCATED AT
THE NORTHEAST CORNER OF MADISON STREET AND
AVENUE 58
CASE NO.: REVISED TENTATIVE TRACT MAP 29147
APPLICANT: KSL LAND CORPORATION
WHEREAS, the City Council of the City of La Quinta, California, did on
the 7th of December, 1 999, hold a duly noticed Public Hearing for KSL LAND
CORPORATION for development of 1 52 single family residential lots, a future
development lot and other common lot subdivision on 172.88 acres within Specific
Plans 83-002 and 90-01 7, generally located at the northeast corner of Madison Street
and Avenue 58; and,
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 23rd day of November, 1999, hold a duly noticed Public Hearing for KSL
LAND CORPORATION, and did recommend approval under Resolution 99-080 for
development of 1 52 single family residential lots, a future development lot and other
common lot subdivision on 172.88 acres in Specific Plans 83-002 and 90-017,
generally located at the northeast corner of Madison Street and Avenue 58, more
particularly described as:
Parcels 4 and 5 of Lot Line Adjustments 95-208 and 98-286; SW 1/4 of
Section 22, T65, R7E, SBBM APN: 761-140-015, 761-170-036 thru
039)
WHEREAS, said Revised Tentative Tract Map has complied with the
requirements of The Rules to Implement the California Environmental Quality Act of
1970" as amended Resolution 83-63). The La Quinta Community Development
Department has determined that Tentative Tract Map 29147 is within Specific Plans
83-002 and 90-01 7 and is exempt from the California Environmental Quality Act of
1970, as amended, per Public Resources Code Section 65457(a). Environmental
Impact Reports State Clearinghouse Numbers 83062922 and 90020727) for the
Specific Plans were certified by the City Council in 1 984 and 1 991, respectively. 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,
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d__ReZIutjon No. 99Z15R
Revised Tentalive Tract Map 29147
December 7, 1999
Page 2
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 approving said Revised
Tentative Tract Map 29147:
Finding Number 1 Consistency with General Plan:
A. The property is designed 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 residential lots are proposed and the density is less than
allowed. The project, as conditioned, is consistent with the goals, objectives,
and policies of the General Plan Circulation Element in that the perimeter streets
will be improved as required.
Finding Number 2 Consistency with Specific Plans 83-002 Amendment #3)
and 90-017 and City Zoning Ordinance:
A. The proposed single family lots exceed the minimum size requirement of 6,500
square feet. Specific Plan 83-002 allows 5,000 houses and SP 90-01 7 allows
880 houses oriented around golf courses and other resort commercial land uses.
The proposed 1 52 residential lots are consistent with and will not negatively
impact the overall growth and development of 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 PGA West Specific
Plans 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 PGA West Specific Plans and
Zoning Code.
Finding Number 3 Compliance with the California Environmental Quality Act:
A. Revised Tentative Tract Map 29147 is within Specific Plans 83-002 and 90-
017. The project is exempt from the California Environmental Quality Act per
Public Resources Code Section 65457(a). Environmental Impact Reports State
Clearinghouse Numbers 83062922 and 90020727) were certified by the City
Council in 1984 and 1991 for each specific plan, respectively. No changed
circumstances, or conditions, exist which would trigger the preparation of a
subsequent Environmental Impact Report pursuant to Public Resources Code
21166.
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d__Resolution No.99-158
Revised Tentative Tract Map 2914?
December 7 1999
Page 3
Finding Number 4 Site and Landscape Design:
A. The proposed site design conforms with the design guidelines identified in SP
83-002 and 90-017 and provides a harmonious transition between other
approved residential lots in PGA West.
B. The proposed common landscaping will be privately maintained. The landscape
areas complement the surrounding residential areas in that it enhances the
aesthetic and visual quality of the area.
C. The site is relatively flat which makes it physically suitable for the proposed land
division.
Finding Number 5 Site Improvements:
A. Stormwater runoff will be diverted to the existing golf courses to ensure on- and
off-site properties are not impacted from seasonal storms. Well sites and tract
grading will be designed to direct and dispose of all blow-off water on site.
B. The proposed private streets serve 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 gas, 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 Plans 83-002 and 90-01 7, as amended;
3. That it does hereby confirm the conclusion that the Environmental Impact
Reports for the Specific Plans 83-002 and 90-01 7, as amended, assessed the
environmental concerns of this revised tentative tract map; and,
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d__Resolution No.99-i 58
Revised Tentative Tract Map 29147
December?, 1999
Page 4
4. That it does approve Revised Tentative Tract Map 29147 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 the 7th day of December, 1 999, by the following vote, to wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: None
ZZOJENAor
City of La Quinta California
ATTEST:
City of La Quinta California
APPROVED AS TO FORM:
AL U
DAWN C. HONEYWELL,'City Attorney
City of La Quinta, California
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d__RESOLUTION NO.99-158
CONDITIONS OF APPROVAL FINAL
REVISED TENTATIVE TRACT MAP 29147
KSL LAND CORPORATION
DECEMBER 7, 1999
GENERAL
1. This approval shall expire and become null and void on December 7, 2001, unless
an extension of time is granted according to the requirements of Section
13.12.150 of the Subdivision Ordinance.
2. The subdivider agrees to defend, indemnify, and hold harmless the City of La
Quinta the ZCity"), 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. The tentative map and all final maps pursuant thereto shall comply with the
requirements and standards of Z 66410 through 66499.58 of the California
Government Code the Subdivision Map Act) and Chapter 13 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)
* 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.
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.
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d__Resolution No.99-158
Revised Tentative Tract Map 29147-Final
December 7, 1999
PROPERTY RIGHTS
5. 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.
6. The applicant shall dedicate or grant public and private street right of way and
utility easements in conformance with the CityZs General Plan, Municipal Code,
applicable specific plans, and as required by the City Engineer.
7. Right of way dedications required of this development include:
A. Madison Street 55-foot half of 110-foot right of way.
B. Avenue 58 55-foot half of 110-foot right 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.
8. 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 lID.
9. 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
B. Avenue 58 20 feet
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) are placed on privately-owned setbacks,
the applicant shall dedicate blanket easements for those purposes.
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d__Resolution No.99-i Es
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10. The applicant shall dedicate easements necessary for placement of and access
to utility lines and structures, drainage basins, mailbox clusters, park lands, and
common areas.
11. The applicant shall vacate abutter's rights of access to public streets and
properties from all frontage along those streets and properties except access
points shown on the approved tentative map.
1 2. 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.
13. 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)
14. 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.
1 5. 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, equestrian paths, entry drives, gates, and parking lots. Landscaping"
plans shall normally include irrigation improvements, landscape lighting and entry
monuments. Precise Grading" plans shall normally include perimeter walls.
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Plans for improvements not listed above shall be in formats approved by the City
Engineer.
16. 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, 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. Depending on the timing of development of the lots or 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 others who construct
improvements that are obligations of this map, to secure the cost of the
improvements for future construction by others, or a combination of these
methods.
In the event that any of the improvements required herein are constructed by the
City prior to approval of any final map pursuant to this tentative map, the
applicant shall, at the time of approval of the final map, reimburse the City for the
cost of those improvements.
1 9. 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.
20. 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
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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, 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.
21. If improvements are phased with multiple final maps or other administrative
approvals e.g., a Site Development Permit), 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.
22. 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.
23. 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
24. 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
100-year) flood and building pads are compacted to 95% Proctor Density as
required in Title 44 of the Code of Federal Regulations, Section 65.5(a) 6). 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 L0MRIFs for all such lots.
25. 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
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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.
26. 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.
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 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.
28. 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.
29. 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.
30. 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.
DRAINAGE
31. Stormwater water and nuisance water handling shall conform with the approved
hydrology and drainage plans for Specific Plans 83-002 and 90-017.
UTILITIES
32. The applicant shall obtain the approval of the City Engineer for the location of all
above-ground utility structures including, but not limited to, traffic signal
cabinets, electrical vaults, water valves, and telephone stands, to ensure
optimum placement for aesthetic as well as practical purposes.
33. Existing and proposed wire 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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December 1999
34. 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
35. 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 Primary Arterial) Construct the east half of an 86-
foot street improvement including the full 18-foot landscape median
and, if the west side has not been improved, a 16-foot southbound
lane.
2) Avenue 58 Primary Arterial) Construct the north half of a 86-foot
street improvement including half of the 18-foot landscape median.
3) Traffic Signals 100% of the cost to design and install traffic signals
at the secondary residential access drives on Madison Street and
Avenue 58, when warranted.
B. 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.
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.
36. General access points and turning movements of traffic are limited to the
following:
A. Secondary Residential Access on Madison Street approximately 1 490 feet
north of the centerline of Avenue 58 full turning movements with traffic
signal).
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B. Secondary Residential Access on Avenue 58 approximately 1 490 feet east
of the centerline of Madison Street full turning movements with traffic
signal).
37. Improvements shall include appurtenances such as traffic control signs, markings
and other devices. 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, access gates and parking
areas shall be stamped and signed by qualified engineers.
40. 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.
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 shall
be as follows or approved equivalents for alternate materials):
Residential & Parking Areas 3.0" a.c.14.50" a.b.
Collector 4.0"I5.00Z
Secondary Arterial 4.0'Z/6.00"
Primary Arterial 4.5"/6.00"
Major Arterial 5.5"16.50"
43. 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.
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Resolution No.99-i ZS
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December 7, 1999
44. 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/PERIMETER WALLS
45. The applicant shall provide landscaping in required setbacks, retention basins and
common lots.
46. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect and comply with Chapter 8.13 of the Municipal Code.
The applicant shall submit off-site landscaping plans for approval by the
Community Development Department prior to plar. 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. 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 18 inches of curbs along public streets.
48. Perimeter walls and required landscaping for the entire perimeter to be enclosed
shall be constructed 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.
49. The landscape improvements for Madison Street shall be designed to comply with
Policy 3-4.1.6 of the General Plan i.e., Agrarian Image Corridor).
50. The applicant shall ensure that landscaping plans and utility plans are coordinated
to provide visual screening of above-ground utility structures.
51. 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.
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December 7, 1999
PUBLIC SERVICES
52. The applicant shall provide public transit improvements as required by Sunline
Transit and/or the City.
QUALITY ASSURANCE
53. The applicant shall employ construction quality-assurance measures which meet
the approval of the City Engineer.
54. The subdivider shall arrange and bear the cost of measurement, sampling and
testing not included in the City's permit inspection program, but which are
required by the City to provide evidence that materials and their placement
comply with plans and specifications.
55. The applicant shall employ, or retain, California registered civil engineers,
geotechnical engineers, or surveyors, as appropriate, who will provide, or have
their agents provide, sufficient supervision and verification of the construction to
be able to furnish and sign accurate record drawings.
56. Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all plans which were signed by the City Engineer. Each sheet
of the drawings shall have the words Record Drawings," As-Built" or As-
Constructed" clearly marked on each sheet and be stamped and signed by the
engineer or surveyor certifying to the accuracy of the drawings. The applicant
shall revise the plan computer files previously submitted to the City to reflect the
as-constructed condition.
MAINTENANCE
57. 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 homeowner's association or other
arrangement acceptable to the City for maintenance of retention basins, common
areas and perimeter walls and landscaping.
FIRE DEPARTMENT
58. Fire hydrants in accordance with Coachella Valley Water District 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 1 000 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.
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59. Applicant/developer will provide written certification for 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 ihat 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.
62. A temporary water supply for fire protection may be allowed for the construction
of the model units only. Plans for a temporary water system must be submitted
to the Fire Department for review prior to issuance of building permits.
63. 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.
64. Residential gate entrance openings shall be not less than 1 6 feet in width. All
gates shall be located at least 40 feet from the roadway and shall open to allow
a vehicle to stop without obstructing traffic on the road. Gates shall have either
a secondary power supply or an approved manual means to release mechanical
control of the gate in the event of loss of primary power.
FEES AND DEPOSITS
65. The applicant shall pay the CityZs 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.
66. Provisions shall be made to comply with the terms and requirements of the CityZs
adopted Infrastructure Fee program in effect at the time of issuance of building
permits.
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67. Plan check fees required by the Riverside Country Fire Department shall be paid
when plans are submitted for review and approval.
68. Prior to final map approval, parkland mitigation fees for houses within SP 90-01 7
shall be paid to the Community Development Department.
MISCELLANEOUS
69. All public agency letters received for this case are made part of the case file
documents for plan checking purposes.
70. Applicable conditions of Specific Plans 83-002 Amendment #3) and 90-01 7 as
amended shall be met prior to building permit issuance.
71. The layout and design of the permanent tract access gates shall be approved by
the Community Development Department after review and approval by the Fire
Department.
72. The project's Homeowners' Association HOA) will be organized to administer
and maintain common open space, perimeter landscaping, private roads, security,
and architectural consistency pursuant Section 1 2.0 Phasing and
Implementation) of SP 90-017 and as required by SP 83-002.
73. Prior to building permit issuance, housing plans for the tract shall be reviewed
and approved by the Planning Commission.
74. The applicant shall construct an equestrian trail along the Madison Street
frontage. The location and design of the trail shall be approved by the City. A
split rail fence shall be constructed to separate the equestrian trail from the
pedestrian sidewalk and perimeter wall in accordance with Section 9.140.060
Item E, 3a) of the Zoning Ordinance. The equestrian facilities shall match the
improvements being installed for Tract 28838 and be completed prior to issuance
of Certificate of Occupancy for the first residence. Bonding for the equestrian
facilities shall be posted prior to final map approval.
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