TTM 26855 (3)PLEASE COMPLETE THIS INFORMATION
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TC-SCSD 998e (Rev 8/97)
238063
RESOLUTION 98-45
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING A FIRST TIME
EXTENSION FOR TENTATIVE TRACT 26855 TO ALLOW A
73 SINGLE FAMILY LOT SUBDIVISION ON
APPROXIMATELY 23 ACRES IN THE LOW DENSITY
RESIDENTIAL ZONING DISTRICT. .
CASE NO.: TENTATIVE TRACT 26855, FIRST TIME
EXTENSION
SUMBAD AND SHARRON KANLIAN
WHEREAS, the City Council of the City of La Quinta, California, did on
the 191h day of May, 1998, hold a duly noticed Public Hearing to consider the request
of Sumbad and Sharron Kanlian to approve a first time extension for Tentative Tract
26855 to allow the creation of a 73 single family lot subdivision, with one retention
basin, and other miscellaneous lots on approximately 23 acres in the Low Density
Residential (RL) Zoning District, generally located on the east side of Jefferson Street
approximately 660 feet south of 501h Avenue, more particularly described as:
PORTION OF THE NORTHWEST QUARTER OF
SECTION 4, TOWNSHIP 6 SOUTH, RANGE 7 EAST,
SAN BERNARDINO BASE AND MERIDIAN;
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 14th day of April, 1998, did hold a duly noticed Public Hearing to consider
the request to approve a first time extension for Tentative Tract 26855, and did
recommend approval of the request; and,
WHEREAS, the .request for a first time extension was submitted to the
City on December 23, 1997, prior to the January 5, 1998 expiration of the tentative
tract; and,
WHEREAS, at the Public Hearing, upon hearing and considering all
testimony and arguments of all interested persons desiring to be heard, said City
Council did make the following findings to justify the approval of said time extension
to Tentative Tract 26855:
CAMydata\ccresoTT26855ext.
238063
Resolution 98-45
Page 2
1. The proposed tentative tract map is consistent with the City of La Quinta
General Plan in that the design of the Low Density Residential subdivision meets
General Plan Policy 2-1.1.5 requiring a residential product type characterized by
single family detached homes on large or medium sized lots.
2. The design or improvement of the proposed subdivision is consistent with the
City of La Quinta General Plan in that the proposed lots exceed the minimum
7,200 square foot lot size, has an on -site drainage and flood water retention
facility, and internal circulation system acceptable to the City Engineer.
3. The site is physically suitable for the type of development in that the slope and
topographic relief is relatively flat, and the soil type is suitable for residential
development.
4. The site is physically suitable for the proposed density of development in that
the overall density of the proposed tentative tract is 3.17 which is within the
permitted density range of 2 to 4 dwelling units per acre.
5. The design of the subdivision, or the proposed improvements are not likely to
cause substantial environmental damage, or substantially and unavoidably injure
fish, or wildlife, or their habitats in that a Mitigated Negative Declaration of
Environmental Impact was certified for EA 91-194 by the City Council on
January 5, 1993, and an Addendum was certified on May 19, 1998.
6. The design of the subdivision, or type of improvements are not likely to cause
serious public health problems in that the Fire Marshal, Sheriff's Department,
and the City's Building and Safety Department has reviewed the request for the
first time extension for Tentative Tract 26855 for potential public health
problems and made recommendations for conditions and mitigation measures
for project approval.
7. The design of the subdivision, or type of improvements, will not conflict with
easements acquired by the public at large, for access through or use of property
within the proposed subdivision in that the proposed internal streets will be
privately owned and maintained, and that there will be no publicly -owned
improvements within the tentative tract map.
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 correct and constitute the findings of
said City Council in this case;
CAMydata\c=soTr26855ext.
238063
Resolution 98-45
Page 3
2. That it does hereby approve the above described first time extension for
Tentative Tract 26855, for the reasons set forth in this Resolution, subject to
the Conditions of Approval on file in the Community Development Department.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Council, held on this 19" day of May, 1998, by the following vote, to wit:
AYES: ' Council Members Adolph, Henderson, Perkins, Sniff, Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: None
ATTEST:
AUNDRA L. JU OLA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
&"' — - a'# " P P
DAWN C. HONEYWELL, City Attorney
City of La Quinta, California
CAMydatalc=oTT26855ext.
'(1A (IG
JOH YPEF4AU Mayor
City of La Quinta, California
238063
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LA QUINTA )
I, SAUNDRA L. JUHOLA, CITY CLERK OF THE CITY OF LA QUINTA, CALIFORNIA,
DO HEREBY CERTIFY THAT THE FOREGOING RESOLUTION NO. 98-45 WAS
ADOPTED BY THE LA QUINTA CITY COUNCIL IN A REGULAR MEETING HELD ON
MAY 19, 1998 AND HAS NOT BEEN AMENDED OR REPEALED.
Dated: June 9, 1998
4"1
AUNDRA L. JUHOLA, City Clerk
City of La Quinta, California
cR117
D
RESOLUTION 98-45 238063
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 26855, FIRST TIME -EXTENSION - KANLIAN
MAY 19, 1998
* Modified by Planning Commission, April 14, 1998
GENERAL CONDITIONS OF APPROVAL
1. Developer agrees to indemnify' defend and hold harmless the City of La Quinta in
the event of any legal claim or litigation arising out of the City's approval of this
project. The City of La Quinta shall have the right to select its defense counsel in
its sole discretion.
2. 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.
3. This Tentative Tract Map approval shall expire on January 5, 1999, unless a Second
Time Extension pursuant to the City of La Quinta Land Division Ordinance is
approved by the City Council.
4. Tentative Tract Map 26855 shall comply with the requirements and standards of § §
66410-66499.58 of the California Government Code (the Subdivision Map Act) and
Chapter 13 of the La Quinta Municipal Code (LQMC).
* 5. 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
• Imperial Irrigation District
• California Regional Water Quality Control Board (NPDES Permit)
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
Resolution 98-45 z38�s3
Conditions of Approval -Adopted
TT 26855- First Time Extension-Kanlian
May 19, 1998
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.
6. 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.
PROPERTY RIGHTS
7. 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, or
the process of said dedication, granting, or conferral. shall be ensured, prior to
approval of a final map or parcel map or a waiver of parcel map. The conferral shall
include irrevocable offers to dedicate or grant easements to the City for access to
and maintenance, construction, and reconstruction of all essential improvements
which are located on privately -held lots or parcels.
8. Prior to approval of a final map, parcel map or grading plan and prior to issuance of.
a grading permit, the applicant shall furnish proof of temporary or permanent
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.
9. 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 why or access
easements to those properties or notarized letters of consent from the property
owners.
10. The applicant shall dedicate 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. Dedications required of this
development include:
A. Jefferson Street, Major Arterial - Sixty -foot half of one -hundred -twenty -foot
right of way
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Resolution 98-45 238063
Conditions of Approval -Adopted
TT 26855- First Time Extension-Kanlian
May 19, 1998
B. Private Streets - Thirty -seven -foot right of way plus 10-foot public utility
easements on both sides
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 public access rights to proposed street rights
of way shown on the tentative map are necessary prior to approval of final maps
dedicating the rights of way, the applicant shall grant temporary public access
easements to those areas within 60 days of written request by the City.
11. The applicant shall create perimeter setback lots, of minimum width as noted,
adjacent to the following street rights of way:
A. Jefferson Street - Twenty -foot width
Minimum widths may be used as average widths if meandering wall designs are
approved.
Required setback areas or lots shall apply to all existing and proposed street
frontage of the parcel or parcels being subdivided including, but not limited to,
remainder parcels and lots dedicated or deeded to others such as water well and
power substation sites.
where public sidewalks are placed on privately -owned setback lots, the applicant
shall dedicate blanket sidewalk easements over the setback lots.
12. The applicant shall vacate abutters' rights .of access to Jefferson Street from lots
abutting the street. Direct access to this street shall be restricted to access points
listed hereinafter or as approved by the City.
13. The applicant shall dedicate any easements necessary for placement of and access
to utility lines and structures, drainage basins, mailbox clusters, and common areas.
14. Prior to approval of any final map, the applicant shall obtain easements from the
owner of the property to the south (proposed Tentative Tract 26718) for shared
street access and for installation, operation and use of the proposed shared
stormwater retention basin, and shall grant or dedicate like easements to the
owner(s) of that property
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Resolution 98-45
Conditions of Approval -Adopted
TT 26855- First Time Extension-Kanlian
May 19,1998
238063
Within ninety (90) days of the approval of the first time extension of this tentative
map, the applicant shall obtain and record an emergency access easement providing
secondary access to this tract from a publicly -maintained street, or this tentative
map shall become null and void. The emergency access easement shall meet the
requirements of the City Engineer and the Riverside County Fire Department.
15. 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)
16. As part of the filing package for final map approval, 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 choices 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
17. Improvement plans submitted to the City for plan checking shall be submitted on
24" x 36" media in the categories of "Rough Grading," "Precise Grading," "Streets
& Drainage," and "Landscaping." All plans except precise grading plans shall have
signature blocks for the City Engineer. Precise grading plans shall have signature
blocks for Community Development Director and the Building Official. Plans are not
approved for construction until they are signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike paths,
gates and entryways, and parking lots. If water and sewer plans are included on the
street and drainage plans, the plans shall have an additional signature block for the
Coachella Valley Water District (CVWD). The combined plans shall be signed by
CVWD prior to their submittal for the City Engineer's signature.
4 Printed June 2, 1998 Page 4 of L
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Resolution 98-45
Conditions of Approval -Adopted
TT 26855- First Time Extension-Kanlian
May 19,1998
238063
"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.
18. 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.
19. 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 choices 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 including
approved revisions to the plans.
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. 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 agendization 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.
21. If improvements are secured, the applicant shall provide approved estimates of
improvement costs. Estimates shall comply with the schedule of unit costs adopted
by City resolution or ordinance. For items not listed in the City's schedule,
estimates shall meet the approval of the City Engineer.
Estimates for utilities and other improvements under the jurisdiction of outside
agencies shall be approved by those agencies. Security is not required for
telephone, gas, or T.V. cable improvements. However, tract improvements shall not
be agendized for final acceptance until the City receives confirmation from the
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Resolution 98-45 238063
Conditions of Approval -Adopted
TT 26855- First Time Extension-Kanlian
May 19, 1998
telephone authority that the applicant has met all requirements for telephone service
to lots within the development.
22. If improvements are phased with multiple final maps or other administrative
approvals (plot plans, conditional use permits, etc.), off -site improvements and
development -wide 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 unless
a construction phasing plan is approved by the City Engineer.
*'23. The applicant shall pay cash or provide security in guarantee of cash payment 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. Intersection of Pomelo and Jefferson Street - 13.9% of the cost to design and
construct traffic signals, if access is ultimately acquired at Pomelo.
B. Jefferson Street - 32.6% of the cost to design and construct a bus turnout and
shelter meeting the requirements of Sunline Transit Agency and the City
Engineer.
C. Jefferson Street - Reimburse Landmark Land Company (or its successors or
assigns) for any street improvements installed by Landmark (or its successors
or assigns) on the east side of the centerline of Jefferson Street along the
frontage of Tentative Tract 26855.
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.
24. 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.
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Resolution 9845 238063
Conditions of Approval -Adopted
TT 26855- First Time Extension-Kanlian
May 19, 1998
25. 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. In accordance with said Chapter, 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.
26. The applicant shall comply with the City's flood protection ordinance.
27. The applicant shall furnish a thorough preliminary geological and soils engineering
report (the "soils report") with the grading plan.
28. 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 map(s), if any are required of this development, that a soils report has
been prepared pursuant to Section 17953 of the Health and Safety Code.
29. The applicant shall endeavor to minimize differences in elevation at the interface of
this development with abutting properties and of 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.
30. Prior to issuance of building permits, the applicant shall provide a separate
document, bearing the seal and signature of a California registered civil engineer or
surveyor, that lists actual building pad elevations for the building lots. The
document shall list the pad elevation approved on the grading plan, the as -built
elevation, 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.
The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the
following:
31. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
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238063
Resolution 98-45
Conditions of Approval -Adopted
TT 26855- First Time Extension-Kanlian
May 19, 1998
32. Stormwater falling on site during the peak 24-hour period of a100-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.
33. Stormwater shall normally be retained in common retention basins. Individual -lot
basins or other retention schemes may be approved by the City Engineer for lots 2 %
acres in size or larger or where the use of common retention is determined by the
City Engineer to be impracticable. If individual -lot retention is .approved, the
applicant shall meet all individual -lot retention provisions of Chapter 13.24, LQMC.
34. Storm flow in excess of retention capacity shall be routed through a designated
overflow outlet and into the historic drainage relief route.
35. Storm drainage historically received from adjoining. property shall be received and
retained or passed through into the historic downstream drainage relief route.
36. In design of retention facilities, the maximum percolation rate shall be two inches
per hour. The percolation rate will be considered to be zero unless the applicant
provides site -specific data indicating otherwise.
37. Retention basin slopes shall not exceed 3:1. If retention is on individual lots, the
retention depth shall not exceed two feet. If retention is in one or more common
retention basins, the retention depth shall not exceed six feet.
38. Nuisance water shall be retained on site. A trickling sand filter and leachfield of a
design approved by the City Engineer shall be installed to percolate nuisance water.
The sand filter and leach field shall be sized to percolate 3.43 gallons per hour per
household.
39. In developments for which security will be provided by public safety entities (e.g.,
the La Quinta Safety Department or the Riverside County Sheriff's Department), all
areas of common retention basins shall be visible from the adjacent street(s). No
fence or wall shall be constructed around retention basins except as approved by
the Community Development Director and the City Engineer.
40. If the applicant proposes drainage of stormwater from a design storm directly or
indirectly to public waterways, the applicant and, subsequently, the Homeowners'
Association shall be responsible for any sampling and testing of the development's
effluent which may required under the City's NPDES Permit or other city- or area -
wide pollution prevention program and for any other obligations and/or expenses
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238063
Resolution 98-45
Conditions of Approval -Adopted
TT 26855- First Time Extension-Kanlian
May 19,1998
which may arise from the such discharge of the development's stormwater or
nuisance water. The tract CC & Rs shall reflect the existence of this potential
obligation.
41. All existing and proposed utilities within or adjacent to the proposed development
shall be installed underground. High -voltage power lines which the power authority
will not accept underground are exempt from this requirement.
42. In areas where hardscape surface improvements are planned, underground utilities
shall be installed prior to construction of surface improvements. The applicant shall
provide certified reports of utility trench compaction tests for approval of the City
Engineer.
43. The City is contemplating adoption of a major thoroughfare improvement program.
If the program is in effect 60 days prior to recordation of any final map or issuance
of a certificate of compliance for any waived final map, the development or portions
thereof may be subject to the provisions of the ordinance.
If this development is not subject to a major thoroughfare improvement program, the
applicant shall be responsible for all street and traffic improvements required herein.
44. The following minimum street improvements shall be constructed to conform with
the General Plan street type noted in parentheses:
A. OFF -SITE STREETS
1. Jefferson Street (Major Arterial) - Install east half of 102-foot (curbface to
curbface) improvement plus meandering eight -foot -wide sidewalk/bikepath
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. Cul de sac curb radius - 45'
3. Main entryway - As shown on Tentative Map or otherwise approved by the
City Engineer
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238063
Resolution 98-45
Conditions of Approval -Adopted
TT 26855- First Time Extension-Kanlian
May 19, 1998
C. EMERGENCY ACCESS
The applicant shall construct no more than 40 homes within this tract before
cross -access routes, an emergency access route or other secondary tract
access is improved as required by the City Engineer.
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.
45. Access points and turning movements of traffic shall be restricted as follows:
A. Main Project Entryway - Divided no -left -out ingress/egress drive centered
approximately 160' south of the most northerly tract boundary.
B. Connecting road (between Lots 12 and 13) to the property to the south. The
City may require that this connection be restricted to emergency use.
46. Improvements shall include all appurtenances such as traffic signs, channelization
markings and devices, raised medians if required, street name signs, sidewalks, and
mailbox clusters approved in design and location by the U.S. Post Office and the
City Engineer. Mid -block street lighting is not required.
47. The City Engineer may require improvements extending beyond development
boundaries such as, but not limited to, pavement elevation transitions, street width
transitions, or other incidental work which will ensure that newly constructed
improvements are safely integrated with existing improvements and conform with
the City's standards and practices.
48. Improvement plans for all on- and off -site streets and access gates shall be prepared
by registered professional engineer(s) authorized to practice in the State of
California. Improvements shall be designed and constructed in accordance with the
LQMC, adopted Standard and Supplemental Drawings and Specifications, and as
approved by the City Engineer.
49. Street right of way geometry for cuts 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.
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Resolution 98-45
Conditions of Approval -Adopted
TT 26855- First Time Extension-Kanlian
May 19, 1998
hall
designed
All streets proposed to serve residential
I or and other
es shaleways ) havesothere approved
and constructed with vertical curbsgutters o
methods to convey nuisance water without ponding and to facilitate street
sweeping.
Street pavement sections shall be based on a-Caltrans design for a 20-year life and
shall consider soil strength and anticipated traffic loading (including site and building
construction traffic). The minimum pavement sections shall be as follows:
50.
51.
52.
Residential & Parking Areas 3.0" a.c./4.50" a.b.
Collector 4.0"/5.00"
Secondary Arterial 4.0"/6.00"
Primary Arterial 4.5"/6.00"
Major Arterial 5.5"/6.50"
238093
The listed structural sections are minimums, not defaults. Street pavement sections
shall be designed using Caltrans design procedures with site -specific data for soil
strength and traffic volumes.
The applicant shall submit current (no more than two years old) mix designs for base
materials, Portland cement concrete and asphalt concrete, including complete mix
design lab results, for review and approval by the City. For mix designs over six
months old, the submittal shall include recent (no more than six months old at the
time proposed for construction) aggregate gradation test results to confirm that the
mix design gradations can be reproduced not be roduction of the base or scheduled until mix designsaing
re
material. Construction operations shall
approved.
ngs
Final inspection and occupancy of homes
I the homes orpernpermanenanent tlbu'Id n'gs have
thin the
development will not be approved unt
improved access, including street and sidewalk improvements, traffic control
devices and street name signs, to publicly -maintained streets. If on -site streets are
initially constructed with only a portion of the full thickness of pavement, the
applicant shall complete the pavement when directed by the City but in any case
prior to final inspections of any of the final ten percent of homes within the tract.
F:\CITYCLRK\COUNCIL\PLANNING\Coa Res 9845.wpd
11 rr;mea June z, I999 Page t I of I
Resolution 98-45
Conditions of Approval -Adopted
TT 26855- First Time Extension-Kanlian
May 19,1998
238063
53. 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.
54. The applicant shall provide landscape improvements in the perimeter setback areas
or lots along Jefferson Street.
55. Landscape and irrigation plans for landscaped lots, landscape setback areas,
medians, common retention basins, and park facilities shall be prepared by a
licensed landscape architect.
Landscape and irrigation plans shall be approved by the Community Development
Department. Landscape and irrigation construction plans shall be submitted to the
Public Works Department for review and approval by the City Engineer. The plans
are not approved for construction until they have been approved and signed by the
City Engineer, the Coachella Valley Water District, and the Riverside County
Agricultural Commissioner.
56. 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.
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 5-feet of curbs along public streets.
58. Unless -otherwise approved by the City Engineer, common basins and park areas
shall be designed with grades and turf grass surface which can be mowed with
standard tractor -mounted equipment.
59. The applicant shall ensure that landscaping plans and utility plans are coordinated
to provide visual screening of above -ground utility structures.
*60. Prior to final map approval, the applicant shall submit landscaping drawings in
conformance with the current Zoning Code to the Community Development
Department for review and approval a plan (or plans) showing the following:
A. Landscaping, for the perimeter and entry areas including plant types, sizes,
spacing, location, and irrigation system. Desert or native plant species and
drought resistant planting materials shall be incorporated into the landscape
plan. Lawn shall be minimized and not used within five feet of the curb. No
spray heads shall be used adjacent to street curbing or sidewalk areas. All
trees within the landscape setback, including berming of perimeter setbacks,
shall be a minimum 24-inch box, 1.5 inch calipher size. Berming shall be
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included with a gentle slope of one to three feet.
QUALITY ASSURANCE_
61. The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
62. 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. Testing shall include a retention basin sand filter
percolation test, as approved by the City Engineer, after required tract improvements
are complete and soils have been permanently stabilized.
63. 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.
64. 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.
65. The applicant shall make provisions for continuous and perpetual maintenance of all
required improvements unless and until expressly released from said responsibility
by the City.
66. The applicant shall pay all deposits and fees required by the City for plan checking
and construction inspection. Deposit and fee amounts shall be those in effect when
the applicant makes application for plan checking and permits.
67. Prior to approval of a final map or completion of any approval process for
modification of boundaries of the property subject to these conditions, the applicant
shall process a reapportionment of any bonded assessments) against the property
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Resolution 98-45
Conditions of Approval -Adopted
TT 26855- First Time Extension-Kanlian
May 19, 1998
and pay the cost of the reapportionment.
68. Parkland fees shall be paid prior to final map approval as required by the Subdivision
Ordinance (Chapter 13.48).
69. Development of the project site shall comply with Tentative Tract Map Exhibit A,
as contained in the Community Development Department's file for. this tentative
tract, and with the following conditions, which conditions shall take precedence in
the event of any conflict with the provisions of the tentative tract map.
70. Structures shall have a "windows closed" condition requiring a mechanical
ventilation system and upgraded window with a minimum sound transmission class
rating for Lots 1 and 73.
* 71. A minimum six-foot high, solid, decorative, masonry wall with a two and a half foot
berm shall be provided along the perimeters of the project. The exact location,
design, and materials shall be subject to review and approval by the Community
Development Department prior to issuance of a grading permit.
72. All lighting facilities shall comply with Chapter 9.60.160 (Outdoor Lighting) and be
designed to minimize light and glare impacts to surrounding property. All lighting to
be installed shall be subject to review and approval by the Community Development
Department.
73. Design of security gate entry shall be reviewed and approved by the Public Works
and Community Development Departments prior to final map approval.
*74. The development of custom, single-family lots shall be governed by the following:
A. The applicant shall establish a Design Review Committee to review and
approve all development within this tentative tract. The main objective of this
Committee shall be to assure that building architecture, building materials and
colors, building height and setbacks, and landscape design follow appropriate
design themes throughout the tract. Procedures and operation of the
committee shall be set forth in the Tract's CC & R's. The design guidelines
shall be reviewed and approved by the Planning Commission prior to issuance
of the final map.
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Conditions of Approval -Adopted
' TT 26855- First
Time Extension-Kanlian
' May 19, 1998
B.
If one developer plans to build all the units in this subdivision, the following
condition will apply. The applicant shall submit complete detailed architectural
elevations for all units for Planning Commission review and approval prior to
building permit issuance. The architectural standards shall be included as part
of the CC & R's (if any), property covenants, or Real Estate Disclosure forms
subject to final approval by the Community Development Director.
C.
The applicant shall establish within the CC& R's site development standards
and design standards as approved by the Planning Commission.
D.
Property lines and perimeter wails for all residential units shall be located at the
top of the graded slope for each parcel.
E.
Prior to issuance of an occupancy permit for any house within this tentative
tract, landscaping/ground cover and permanent irrigation system shall be
installed and appropriately maintained. Type of planting, method of installation,
and maintenance techniques shall be subject to plan approval by the
Community Development Department. Each residence shall be provided with
a minimum of two 15-gallon trees (minimum 1.25-inch calipher) with corner
lots provided with five 15-gallon trees ( minimum 1.25-inch calipher).
F.
Roof -mounted equipment for flat roofs (equipment is prohibited on sloped
roofs) shall be screened from view at all sides by design of the house. All
ground -mounted mechanical equipment shall be screened from view by
methods approved by the Community Development Department.
G.
'Lots 1 and 73 shall be developed with one story units, not to exceed 22 feet
in height.
*75. The applicant shall comply with the requirements of the Fire Marshal, who may
approve alternate means of compliance where deemed appropriate and equivalent
to these standards:
A. Schedule fire protection approved Super Fire hydrants, (6" x 4" x 2 1 /2" x 2
1 /2") shall be located at each street intersection spaced not more than 330
feet apart in any direction with no portion of any frontage more than 165 feet
from a fire hydrant. Minimum fire flow shall be 1,000 gpm for 2 hours duration
at 20 psi.
B. Prior to recordation of the final map, applicant/developer shall furnish one
blueline copy of the water system plans to the Fire Department for
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TT 26855- First Time Extension-Kanlian
May 19,1998
review/approval. The plans shall conform with the Fire Marshal's requirements
for types, location and spacing of hydrants and fire flow requirements.
Plans shall be signed/approved by a registered civil engineer and the local water
company with the following certification: "I certify that the design of the water
system is in accordance with the requirements prescribed by the Riverside
County Fire Department."
C. The required water system including fire hydrants shall be installed and
accepted by the appropriate water agency prior to any combustible building
material being placed on an individual lot.
D. 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.
E. 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.
MANAGEMENT
76. Prior to the recordation of the final map, the applicant shall submit to the
Community Development Director the following documents which shall demonstrate
to the satisfaction of the City that the open space/recreation areas and private
streets and drives shall be maintained in accordance with the intent and purpose of
this approval.
A. The document to convey title;
B. Covenants, Conditions, and Restrictions to be recorded; and,
C. Management and maintenance agreement to be entered into with the unit/lot
owners of this land division.
The approved Covenants, Conditions, and Restrictions shall be recorded a the same
time that the final subdivision map is recorded.
A Homeowner's Association, with the unqualified right to assess the owners of the
individual units for reasonable maintenance costs, shall be established and
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Conditions of Approval -Adopted
TT 26855- First Time Extension-Kanlian
May 19, 1998
continuously maintained. The association shall have the right to lien the property of
any owners who default in the payment of their assessments. Such lien shall not be
subordinate to any encumbrance other than a first deed of trust, provided that such
deed of trust is made in good faith and for value and is of record prior to the lien of
the homeowners' association.
77. Grading, drainage, street, lighting, landscaping & irrigation, park, gate, and perimeter
wall and meandering sidewalk plans are not approved for construction until they
have been signed by the City Engineer.
78. Prior to issuance of Certificates of Occupancy for buildings within the tract, the
applicant shall install traffic control devices and street sign names along access
roads to those buildings.
* 79. Street names shall be submitted and approved by the Community Development
Department prior to final map approval and street sign installation. Lot A and C of
each tract shall have the same street name.
80. All potential purchasers of lots shall be notified in writing there are horses on
surrounding properties that may be allowed to remain. Method of notification shall
be approved by the Community Development Director prior to recordation of the
final map.
81. Prior to recordation of the first final map, a reciprocal access easement shall be
granted allowing the ten acre property to the west (not a part of this subdivision)
emergency secondary access through Tentative Tract 26855.
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