CC Resolution 1992-013^!AB
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RESOLUTION 92*13
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA ANNOUNCING FINDINGS,
CONFIRMING THE ENVIRONMENTAL ANALYSIS AND
GRANTING APPROVAL OF TENTATIVE TRACT MAP 27224
TO CREATE SINGLE FAMILY LOTS ON A 39+ ACRE SITE.
CASE NO. TT 27224 MADISON ESTATES/SEASTAR
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 22nd day of October, hold a duly noticed Public Hearing to consider a
subdivision of approximately 39 acres into 98 lots, and other miscellaneous lots,
generally located on the east side of Madison Street approximately 1/4 mile south of
54th Avenue, n]ore particu]ar]y described as:
PORTION OF THE NORTH ONE-HALF OF
SECTION 15, T.6.S., R.7.E., S.B.B.M.
APN 769-320-002)
WHEREAS, the City Council of the City of La Quinta, California, did on
the 19th day of November, 1991, the 3rd day of December, 1991, the 7th day of
January, 1992, and the 21st day of January, 1992, hold duly noticed Public Hearings
to consider the Applicant's appeal of the Planning Commission's recommendation
concerning Tentative Tract Map 27224; and,
WHEREAS, said tentative map has complied with the requirements of the
The Rules to Implement the California Environmental Quality Act of 1970" as
amended) and adopted by the City Council Resolution 83-68. The Planning Director
conducted an initial study, and has determined that the proposed tentative tract will
not have a significant adverse impact on the environment; and,
WHEREAS, mitigation of various physical impacts have been identified
and will be incorporated into the approval conditions for Tentative Tract 27224 in
conjunction with this tentative tract, thereby retaining that monitoring of those
mitigation measures be undertaken to assure compliance with them; and
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
City Council did find the following facts to justify the approval of said tentative tract
map:
1. That Tentative Tract 27224, as conditionally recommended, is generally
consistent with the goals, policies, and intent of the La quinta General Plan
for land use density, unit type, circulation requirements, R-1 10,000 zoning
district development standards, and design requirements of the Subdivision
Ordinance.
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2. That the subject site is undeveloped at this time. The proposed circulation
design and single family lot layouts are consistent with typical R-1 10,000
subdivisions as conditioned, therefore suitable for the proposed land division.
3. That the design of Tentative Tract 27224 will not cause environmental damage
or injury to the wildlife habitat of the Coachella Valley Fringe-Toed Lizard.
4. That the design of the subdivision, as conditionally recommended, will not
impact the existing public sewers and water improvements, and therefore, is
not likely to cause serious public health problems.
5. That the design of Tentative Tract 27224 will not conflict with easements
acquired by the public at large for access through the project, since alternate
easements for access and for use have been provided that are substantially
equivalent to those previously acquired by the public.
6. That the proposed Tentative Tract 27224, as recommended, provides for
adequate maintenance of the landscape buffer areas and provides storm water
retention.
7. That general impacts from the proposed tract were considered within the MEA
prepared and adopted in conjunction with the La Quinta General Plan.
WHEREAS, in the review of this Tentative Tract Map, the City Council
has considered the effect of the contemplated action of the housing needs of the
region for purposes of balancing the 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 correct and constitute the findings of
the Council in this case;
2. That it does hereby confirm the conclusion of Environmental Assessment 91-
216 relative to the environmental concerns of this tentative tract;
3. That it does hereby approve the subject Tentative Tract 27224 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 21st day of January, 1992, by the following vote,
to wit:
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AYES: Council Members Franklin, Rushworth, Sniff & Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: Council Member Bohnenberger
City of La Quinta, California
ATTEST:
AUNDRA L. JUHOL, City Clerk
City of La Quinta, California
APPROVED AS TO FORM
* /z'Y7I*A**
DAW* HONEYWELL, Ci* Attorney
City of La Quinta, California
City of La Quinta, California
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CITY COUNCIL RESOLUTION 92-13
CONDITIONS OF APPROVAL FINALED
TENTATIVE TRACT 27224
JANUARY 21, 1992
+ Modified by the Planning Commission
* Modified by the City Council January 21, 1992
** Added by the City Council on January 21, 1992
GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract Map 27224, marked Exhibit v?Al*, shall comply with the
requirements and standards of the State Subdivision Map Act and the City of
La Quinta Land Division Ordinance, unless otherwise modified by the following
conditions.
2. This Tentative Tract Map approval shall expire two years after the approval
by the La Quinta City Council unless approved for extension pursuant to the
City of La Quinta Land Division Ordinance.
3. Prior to issuance of any grading permits, the Applicant shall submit to the
Planning and Development Department an interim landscape program for the
entire tract, which shall be for the purpose of wind erosion and dust control.
The land owner shall institute blowsand and dust control measures during the
grading and site development. These shall include, but not be limited to:
a. The use of irrigation during any construction activities.
b. Planting of cover crop or vegetation upon previously graded but
undeveloped portions of the site.
C. Provision of wind breaks or wind rows, fencing, and/or landscaping to
reduce the effects upon adjacent properties and property owners. The
land owner shall comply with requirements of the Director of Public
Works and Planning and Development. All construction and graded
areas shall be watered at least twice daily while being used to prevent
the emission of dust and blowsand.
4. Graded but undeveloped land shall be maintained in a condition so as to
prevent a dust and blowsand nuisance and shall be either planted with interim
landscaping or provided with other wind and water erosion control measures
as approved by the Planning and Development Departments and Public Works
Department.
5. Prior to the issuance of a 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:
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City Council Resolution 92-*
Conditions of Approval
January 21, 1992
o City Fire Marshal
o City of La Quinta Public Works Department
o Planning & Development Department
o Coachella Valley Water District
o Coachella Valley Unified School District
o Imperial Irrigation District
Evidence of said permits or clearances from the above-mentioned agencies
shall be presented to the Building Division at the time of the application for
a building permit for the use contemplated herewith.
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.
7. The appropriate Planning approval shall be secured prior to establishing any
of the following uses:
A. Temporary construction facilities.
B. Sales facflities, including their appurtenant signage.
C. On-site advertising! construction signs.
8. The City shall retain a qualified archaeologist, with the Developer to pay
costs, to prepare a mitigation and monitoring plan for artifact location and
recovery. Prior to archaeological studies for this site as well as other
unrecorded information, shall be analyzed prior to the preparation of the
plan.
The plan shall be submitted to the Coachella Valley Archaeological Society
CVAS) for a two-week review and comment period. At a minimum, the plan
shall: 1) identify the means for digging test pits; 2) allow sharing the
information with the CVAS; and 3) provide for further testing if the
preilminary result show significant materials are present.
The final plan shall be submitted to the Planning and Development Department
for final review and approval.
Prior to the issuance of a grading permit, the Developer shall have retained
a qualified cultural resources management firm and completed the testing and
data recovery as noted in the plan. The management firm shall monitor the
grading activity as required by the plan or testing results.
A list of the qualified archaeological monitor(s), cultural resources
management firm employees, and any assistant(s) /representative(s), shall be
submitted to the Planning and Development Department The list sha* provide
the current address and phone number for each monitor. The designated
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City Council Resolution 92-*
Conditions of Approval
January 21, 1992
monitors may be changed from time to time, but no such change shall be
effective unless served by registered or certified mail on the Planning and
Development Department.
The designated monitors or their authorized representatives shall have the
authority to temporarily divert, redirect or halt grading activity to allow
recovery of resources. In the event of discovery or recognition of any human
remains, there shall be no further grading, excavation or disturbance of the
site or any nearby areas reasonably suspected to overlie adjacent human
remains until appropriate mitigation measures are completed.
Upon completion of the data recovery, the Developer shall cause three copies
of the final report containing the data analysis to be prepared and published
and submitted to the Planning and Development Department.
9. Street name proposals shall be submitted for review and approval by the
Planning and Development Department prior to recordation of an portion of the
final map. Street name signs shall be furnished and installed by the
Developer in accordance with standards of the City Engineer. Signage type
and design shall be subject to review and approval of the Planning and
Development Department and the Public Works Department.
10. Prior to final map approval by the City Council, the Applicant shall meet the
parkland dedication requirement as set forth in Section 13.24.030, La Quinta
Municipal Code, by paying parkland fees in-lieu, as may be determined in
accordance with said Section.
11. A noise study shall be prepared by a qualified acoustical engineer, to be
submitted to the Planning and Development Department for review and
approval prior to final map approval. The study shall concentrate on noise
impacts on the tract from perimeter arterial streets, and recommend
alternative mitigation techniques. Recommendations of the study shall be
incorporated into the tract design. The study shall consider use of building
setbacks, engineering design, building orientation, noise barriers berming,
walls, and landscaping, etc.), and other techniques so as to avoid the isolated
appearance given by walled developments.
12. If the tract is phased, tract phasing plans, including phasing of public
improvements, shall be submitted for review and approval by the Planning and
Development Department and Engineering Department prior to final map
approval.
13. All exterior lighting including that for signage & landscaping shall comply with
Dark Sky" ordinance.
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City Council Resolution 92- 13
Conditions of Approval
January 21, 1992
FIRE DEPARTMENT
14. Schedule A 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 an direction with no portion of any frontage more than 165 feet
from a fire hydrant. Minimum fire flow shall be 1000 gpm for two hours
duration at 20 psi.
15. 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 shall meet the 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".
16. 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.
A temporary water supply for fire protection may be allowed for the
construction of model units only. Plans for a temporary water system must be
submitted to the Fire Department for review prior to issuance of building
permits.
ENGINEERING DEPARTMENT:
17. Applicant shall dedicate public street right of way and utility easements in
conformance with the city's General Plan, Municipal Code, applicable Specific
Plans if any, and as required by the City Engineer, as follows:
A. Right of way geometry for cul-de-sacs, 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.
B. Madison Street Primary Arterial, 55-foot half width;
C. A" Street Madison to H") Divided, each side shall be *7.5 feet
wide;
D. On-site Through Streets Local Street, 60-foot full width;
E. On-site Cul-de-sacs, 50-foot full width.
18. Applicant shall provide a fully improved landscaped setback lot of noted width
adjacent to the following street right of way(s):
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City Council Resolution 92-*
Conditions of Approval
January 21, 1992
A. Madison Street, 20-feet wide;
B. *lA'* Street Madison to 9!H91), 7-feet wide;
19. Applicant shall provide a fully improved 11-foot wide landscaped raised median
in A!l Street between Madison and *`H1* Street. The median shall be a lettered
lot on the subdivision map.
20. Applicant shall vacate vehicle access rights to Madison Street from all abutting
lots, except the CVWD well site. Access to Madison Street from this land
division shall be restricted to street intersections only.
21. Turning movements of traffic accessing the subject subdivision from adjoining
public streets shall be as follows:
A. Madison Street
1. A*' street: left and right turns in and out are allowed;
2. *!I*? Street: right turn in and out only.
22. The median island on Madison Street shall have no opening in it to permit
vehicular left turn movements into or out of the subdivision where I" street
intersects Madison Street.
The access locations into the subdivision shall be approximately 635 and 1155
feet north of the southerly tract boundary.
23. Applicant shall have street improvement plans prepared by a registered civil
engineer. Street improvements shall be designed and constructed for all
streets within the proposed subdivision and for off-site streets as required
by these conditions of approval. All street improvements shall be designed
and constructed in accordance with the LQMC and adopted Standard
Drawings,and City Engineer and shall include all appurtenant components
required by same, except mid-block street lighting, such as but not limited
to traffic signs and channelization markings, street name signs, sidewalks,
and raised medians where required by city General Plan. Street design shall
take into account the soil strength anticipated traffic loading, and design life.
The minimum structural section for residential streets shall be 3" AC over 4"
Class 2 Base.
Miscellaneous incidental improvements and enhancements to existing
improvements where joined by the newly required improvements shall be
designed and constructed as required by the City Engineer to assure the new
and existing improvements are appropriately integrated to provide a finished
product that conforms with city standards and practices. This includes
tapered off-site street transitions that extend beyond tract boundaries and
join the widened and existing street sections.
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City Council Resolution 92-13
Conditions of Approval
January 21, 1992
The following specific street widths shall be constructed to conform with the
General Plan street type noted therewith:
A. ON-SITE STREETS
1. A street Madison to H)- divided street, 27 feet wide between
curb faces for each roadway.
2. A street H to B), B, C, D, E, H, and I streets full width Local
Street, 40 feet wide, refer to Std Dwg #104;
3. F, G, and J streets full width Local Street cul-de-sac, 36 feet
wide, refer to Std Dwg #800.
B. OFF-SITE STREETS The City is contemplating adoption of a major
thoroughfare improvement ordinance which is intended to distribute the
improvement cost of major thoroughfare construction evenly and fairly
on undeveloped land at the time the land is subdivided or developed for
beneficial use. If the ordinance is adopted, all land division maps
within this project shall be subject to exaction by said ordinance,
provided the ordinance is adopted 60 days prior to recordation of the
map.
If in the event, the major thoroughfare improvement ordinance is not
adopted, the off-site street improvements for this project sh*l be as
follows:
1. Madison Street portion contiguous to tract) Install remaining
portion of Primary Arterial 86' width option) improvements,
refer to Std Dwg #100.
24. Applicant shall construct, or enter into agreement to construct, the site
grading, off-site public improvements and utilities, and on-site common area
improvements before the final map is recorded. Applicant shall pay cash, in
lieu of and equivalent to the respective fair-share construction cost, for those
improvements that the Applicant has partial cost responsibility and
construction must be deferred until the full complement of funding is
available. Payment of cash may be deferred to a future date mutually agreed
by Applicant and City, provided security for said future payment is posted
by Applicant.
25. A thorough preliminary engineering, geological, and soils engineering
investigation shall be conducted with a report submitted for review along with
grading plan. The report recommendations shall be incorporated into the
grading plan design prior to grading plan approval. The soils engineer
and/or the engineering geologist must certify to the adequacy of the grading
plan. A statement shall appear on the final subdivision map that a soils report
has been prepared for the tract pursuant to Section 17953 of the Health and
Safety Code.
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City Council Resolution 92- 13
Conditions of Approval
January 21, 1992
26. The tract grading plan shall be prepared by a registered civil engineer and
approved by the City Engineer prior to final map approval.
27. The tract shall be designed and graded in a manner so the difference in
building pad elevations between contiguous lots that share a common street
frontage or join lots with adjoining existing tracts or approved tentative tracts
does not exceed three 3.0) feet. The pad elevations of contiguous lots within
the subject tract that do not share a common street shall not exceed five 5.0)
feet.
If Applicant is unable to comply with the pad elevation differential
requirement, the city will consider and may approve other alternatives that
satisfy the city's intent to promote and ensure community acceptance and
buyer satisfaction with the proposed development.
28. The tract shall be graded in a manner that permits storm flow in excess of the
retention basin capacity to flow out of the tract through a designated
emergency overflow outlet and into the historic drainage relief route.
Similarly, the tract shall be graded in a manner that anticipates receiving
storm flow from adjoiinng property at locations that has historically received
flow.
29. Storm water run-off produced in 24 hours by a 100-year storm shall be
retained on site in landscaped retention basin(s) designed for a maximum
water depth not to exceed six feet. The basin slopes shall not exceed 3:1.
The percolation rate shall be considered to be zero inches per hour unless
Applicant provides site-specific data that indicates otherwise. Other
requirements include, but are not limited to, a grassed ground surface with
permanent irrigation improvements, and appurtenant structural drainage
amenities all of which shall be designed and constructed in accordance with
requirements deemed necessary by the City Engineer.
The tributary drainage area for which the Applicant is responsible shall
extend to the centerline of any public street contiguous to the site.
30. A trickling sand filter and leachfield shall be installed in the retention basin
to percolate nuisance water in conformance with requirements of the City
Engineer. The sand filter and leach field shall be sized to percolate 22 gallons
per 1000 square feet of lot area per day.
31. Landscape and irrigation plans shall be prepared by a licensed landscape
architect for the landscaped lots. The plans and proposed landscaping
improvements shall be in conformance with requirements of the Planning
Director, City Engineer, and Coachella Valley Water District and the plans
shall be signed these officials prior to construction.
32. Applicant shall submit a copy of the proposed grading, landscaping and
irrigation plans to the Coachella Valley Water District for review and approval
with respect to the District's Water Management Program.
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city Council Resolution 92-13
Conditions of Approval
January 21, 1992
33. Applicant shall maintain the landscaped areas of the subdivision such as the
landscaped setback lots and retention basins until accepted by the City
Engineer for maintenance by the Lighting and Landscape District.
34. Applicant shall construct an six-foot wide meandering sidewalk in the easterly
parkway and landscaped setback lot along Madison Street.
35. Applicant shall provide a blanket easement that covers the entire landscaped
setback lots for the purpose of a meandering public sidewalk.
36. All existing and proposed telecommunication, television cable, and electric
power lines with 12,500 volts or less, that are adjacent to the proposed site or
on-site, shall be installed in underground facilities.
37. Underground utilities that lie directly under street improvements or portions
thereof shall be installed, with trenches compacted to city standards, prior
to installation of that portion of the street improvement. A soils engineer
retained by Applicant shall provide certified reports of soil compaction tests
for review by the City Engineer.
38. 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 the final map without the approval of the City Engineer.
39. Applicant shall pay all fees charged by the city as required for processing,
plan checking and construction inspection. The fee amount(s) shall be those
which are in effect at the time the work is undertaken and accomplished by the
city.
40. Applicant shall retain a California registered civil engineer, or designate one
who is on Applicant's staff, to exercise sufficient supervision and quality
control during construction of the tract grading and improvements to certify
compliance with the plans, specifications, applicable codes, and ordinances.
The engineer retained or designated by the Applicant to implement this
responsibility shall provide the following certifications and documents upon
completion of construction:
A. the engineer shall sign and seal a statement placed on the as built1'
plans that says all grading and grades) improvements) on these
plans were properly monitored by qualified personnel under my
supervision during construction for compliance with the plans and
specifications and the work shown hereon was constructed as approved,
except where otherwise noted hereon and specifically acknowledged by
the City Engineer
B. prior to issuance of any building permit, the engineer shall provide a
separate document, signed and sealed, to the City Engineer that
documents the building pad elevations. The document shall, for each
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City Council Reeolution 92-*
Conditions of Approval
Ja*uary 21, 1992
lot in the tract, state the pad elevation approved on the grading plan,
the as built elevation, and clearly identify the difference, if any. The
data shall be organized by tract phase and lot number and shall be
cumulative if the data is submitted at different times.
C. provide to the City Engineer a signed set of as built" reproducible
drawings of the site grading and all improvements installed by the
Applicant.
41. Applicant is responsible for the cost to design and install a traffic signal at
the following locations:
A. Madison Street at Avenue 54; 6.25% fair-share responsibility.
B. Madison Street at A" Street; 50% fair-share responsibility.
SPECIAL
*+42. All single family homes shall be single story and no higher than 24 feet as
measured from building pad elevation as noted on the approved grading plan.
43. The production plans shall be approved by the Design Review Board and
Planning Commission prior to the submission of the plans to the Building
Department for construction permit issuance via a plot *an application.
*+44 The minimum lot size shall be 10,000 square feet. Tract map shall be revised
and submitted to the Planning and Development Department prior to final map
submission.
45. The provisions of the R-1 Zoning designation shall apply unless modified
herein with all homes with sloped roofs having clay or concrete tile.
*+46. All homes shall be required to install front yard landscaping prior to final
occupancy. Each lot shall have two 15 gallon shade trees corner lots five 15-
gallon trees), ten 5-gallon shrubs and other landscaping e.g., turf, turf and
gravel, etc.), acceptable to the Planning and Development Department. The
Applicant/Developer is encouraged to use drought resistant and native plant
materials for the project. The landscaping concept shall be approved
currently with the review of the model home plans by the Planning
Commission. The Applicant will be permitted to post securities to insure that
the front yard landscaping is installed for each home if the Applicant does not
have plant material installed at the time the house is finaled. All landscaping
materials shall be installed within 60 days after occupancy clearances have
been given.
47. The mitigation measures of Environmental Assessment 91-216 shall be met.
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City Council Resolution 92-*
ConditionB of Approval
January 21, 1*92
48. An equestrian trail shall be provided between the east edge of the sidewalk
and the property line. The trail and the sidewalk shall be divided by a split
rail fence and the trail should be eight feet wide.
49. The Developer shall disclose to the perspective buyers of the lots that the
keeping of horses or other livestock will not be allowed. The Developer shall
also disclose that he keeping of horses on abutting properties is permitted if
the property is zoned R-1 20,000 or larger pursuant to the City's Municipal
Zoning Code.
50. Impacts shall be mitigated in accordance with the provisions of AB 1600,
Section 53080 and 63995 of the Government Code or the then existing
legislation and/or local ordinances adopted pursuant thereto or any applicable
mitigation agreement entered into by the Developer and the District. In
addition, the City, Developer and the Coachella Valley Unified School District
shall cooperate in exploring alternatives to provide lands or facilities to the
District, through joint use agreements, dedications, or Mello-Roos District
formation.
+51. Perimeter security walls where required by the Noise Study shall be subject
to the following standards:
A. Setback from right-of-way lines along Madison Street shall average 20
feet.
B. All wall designs, including location and materials, shall be subject to
review by the Planning Commission.
C. Perimeter wall shall incorporate noise abatement requirements.
**52. Prior to any site disturbances or grading, the Applicant*Developer shall
initiate an on-site lakebed delineation study to be based upon the
paleontological survey contained in Specific Plan 90-015 FEIR Appendix 1G11).
The study shall determine the extent of the ancient lakebed for purposes of
implementing a pre-development data recovery program within the limits of the
delineated lakebed. This delineation study shall be submitted to the City for
approval.
Paleontological monitoring of grading shall be required for cuts made during
construction activity. Full time monitoring shall be required, given the
ubiquitous distribution of paleobiological remains on the project site. The
mitigating shall be done under the supervision of a qualified vertebrate
paleontologist knowledgeable in both paleontological and archaeological
sampling techniques. This program shall include a report identifying contact
personnel who will be working on-site, the proposed time schedule for grading
monitoring, the qualifications of the persons assigned to do such monitoring
and the method to be used in reporting on compliance to the City. This report
shall be approved by the City prior to the Developer authorizing any work on
the program itself.
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