CC Resolution 1997-022^!N RESOLUTION NO.97-22
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING VESTING
TENTATIVE TRACT MAP 28458 TO ALLOW A 115-LOT
SINGLE FAMILY RESIDENTIAL SUBDIVISION AND
MISCELLANEOUS LETTERED LOTS ON APPROXIMATELY
28.8-ACRES
CASE NO.: VESTING TENTATIVE TRACT MAP 28458
APPLICANT: EZ OKIE
WHEREAS, the City Council of the City of La Quinta, California, did on
the 1 8th day of March, 1 997, hold a public hearing to consider the Planning
Commission's recommendation for approval of a 11 5-lot single family subdivision; and,
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 10th day of December, 1996, 141h day of January, 1997, and 1 1th day of
February, 1 997, hold duly noticed Public Hearings for a 28.8-acre site with 11 5 single
* family lots, generally on the north side of Fred Waring Drive and 1,61 5-feet east of
Washington Street, more particularly described as:
Portion of the 5Y2 SEY4 of Section 18, T55, R7E, SBBM
A PN: 609-080-01 3 and 609-070-035)
WHEREAS, said Tentative Map has complied with the requirements of
The Rules to Implement the California Environmental Quality Act of 1970" as
amended Resolution 83-63). The Community Development Department has prepared
Environmental Assessment 96-331 for this project which states the project will not
have a significant impact on the environment based on conditions; and,
WHEREAS, the Planning Commission has recommended certification of
the Environmental Assessment and approval of Vesting Tentative Tract Map 28458
and Site Development Permit 96-594 pursuant to their review on February 1 4, 1 997;
and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
City Council did make the following Mandatory Findings of approval to justify approval
of said Vesting Tentative Tract Map 28458:
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^!NResolution 97-22
A. The proposed map is consistent with the City of La Quinta General Plan and any
applicable specific plans.
The property is designated Low Density Residential 2-4 dwelling units per acre)
per the provisions of the 1 992 General Plan Update. The project density is 3.5
dwellings per acre which is under the maximum level for the LDR District.
Vesting Tentative Tract 28458 is consistent with the goals, policies and intent
of the La Quinta General Plan Land Use Element Chapter 2) provided conditions
are met.
The site is zoned RL Low Density Residential District) which permits single
family development on lots at least 7,200 sq. ft. The proposed lots are 7,200
sq. ft. or larger. The future houses shall be consistent with the approved site
plan.
B. The design or improvement of the proposed subdivision is consistent with the
La Quinta General Plan and any applicable specific plans.
All streets and improvements in the project, as conditioned, will conform to City
standards as outlined in the General Plan and Subdivision Ordinance. All on-
site streets will be public 50' to 60' wide rights-of-way) which is consistent
with the Circulation Element Chapter 3.0). Access to the Tract will be from
Street Lot B" on Fred Waring Drive as shared access point with Vesting
Tentative Tract Map 28457 and Street Lot I", a connection to future Palm
Royale Drive. The density and design standards for the tract will comply with
the Land Use Element Chapter 2.0) of the General Plan and the Zoning Code.
C. The design of the subdivision, or the proposed improvements, are not likely to
cause substantial environmental damage or substantially and avoidably injure
fish, wildlife or their habitat.
The subject site is vacant and covered by sand dunes and native shrub brush.
Mitigation fees will be paid and environmental studies i.e., cultural resources,
noise, drainage, geotechnical, biologic, air quality, etc.) were completed for this
application. The studies generally state that development will not adversely
affect local wildlife habitats because this is an isolated area surrounded by urban
development. This project will not cause substantial environmental damage or
injury to fish or wildlife, or their habitat because mitigation measures were
completed at the time the site was disturbed or will be mitigated based on the
proposed Conditions of Approval.
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^!N Resolution 97-22
D. The design of the subdivision or type of improvements are not likely to cause
serious public health problems.
The design of the subdivision, as conditionally approved, will not cause serious
public health problems because they will install urban improvements based on
City, County, State, and Federal requirements.
E. 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.
The proposed streets are planned to provide direct access to each single family
lot. All required public easements will provide access to the site or support
necessary infrastructure improvements.
WHEREAS, in the review of this Vesting Tentative Tract Map, the City
Council has considered, the effect of the contemplated action on housing needs of the
region for purposes of balancing those needs against the public service needs of the
residents of the City of La Quinta and its environs with available fiscal and
environmental resources;
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the City
Council in this case;
2. That it does hereby approve Vesting Tentative Tract Map 28458 for the reasons
set forth in this Resolution and subject to the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Council, held on the 1 8th day of March, 1 997, by the following vote, to
wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Holt
NOES: None
ABSENT: None
ABSTAIN: None
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^!NResolution 97-22
GLENDA L. HOLT, Mayor
City of La Quinta, California
ATTEST:
AUNDRAL. JUHOLA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
Attorney
City of La Quinta, California
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^!N RESOLUTION 97-22
CONDITIONS OF APPROVAL FINAL
VESTING TENTATIVE TRACT MAP 28458
EZ OKIE ROGER SNELLENBERGER)
MARCH 18, 1997
* Modified by the Planning Commission on February 11, 1 997
+ Modified by the City Council on March 18, 1997
CONDITIONS OF APPROVAL
GENERAL
1. Upon their approval by the City Council, the City Clerk is authorized to file these
Conditions of Approval with the Riverside County Recorder for recordation
against the properties to which they apply i.e., Assessor's Parcel Numbers 609-
080-013 and 609-070-035).
2. Vesting Tentative Tract Map No.28458 shall comply with the requirements and
standards of 66410-66499.58 of the California Government Code the
Subdivision Map Act) and Title 1 3 of the La Quinta Municipal Code LQMC)
unless otherwise modified by the following conditions. This map shall expire two
years after approval by the City Council unless extended pursuant to the
provisions of the Subdivision Ordinance.
3. The applicant shall obtain permits and/or clearances from the following public
agencies; as needed:
Fire Marshal
Public Works Department Grading Permit, Improvement Permit)
Community Development Department
Riverside Co. Environmental Health Department
Desert Sands 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.
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For projects requiring NPDES construction permits, the applicant shall include a
copy of the application for the Notice of Intent with grading plans submitted for
plan checking. Prior to issuance of a grading or site construction permit, the
applicant shall submit a copy of the proposed Storm Water Pollution Protection
Plan for review by the Public Works Department.
4. 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
5. All easements, rights of way and other property rights required of the tentative
map or otherwise necessary to facilitate the ultimate use of the development and
functioning of improvements shall be dedicated, granted or otherwise conferred,
or the process of said dedication, granting, or conferral shall be ensured, prior to
approval of a final map or filing of a certificate of compliance for waiver of a final
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.
Prior to approval of a final map or grading plan, the applicant shall furnish proof
of temporary or permanent easements or written permission, as appropriate, from
owners of any properties on which grading, retaining wall construction,
permanent slopes, or other encroachments are to occur.
6. If the applicant proposes vacation or abandonment of any existing rights of way
or access easements which will diminish access rights to any properties owned
by others, the applicant shall provide approved alternate rights of way or access
easements to those properties.
7. 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. Interior Lots B, F, H, I, L, & M: Sixty-foot right of way plus corner
cutbacks.
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B. Interior Lots C, D, E, G, H, J, & K: Fifty-foot right of way plus corner
cutbacks.
C. Fred Waring Drive: Additional widths as necessary for dedicated right and
left turn lanes and bus turnouts included in the approved improvement
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.
8. The applicant shall vacate abutter*s rights of access to Fred Waring Drive and
Palm Royale Drive from lots abutting those streets. Access to Fred Waring Drive
and Palm Royale Drive shall be restricted to access points listed hereinafter or as
approved by the City.
9. If this map is approved and records prior to recordation of Tract 28457 to the
east, the applicant shall acquire and deed public rights of way for Lot E and a
portion of Lot B of that proposed map to provide access to Fred Waring Drive.
If so required, the executed deed or deeds shall be furnished to the City prior to
agendization of Tract 28458 for City Council approval.
10. The applicant shall acquire easements allowing drainage into the proposed
retention basin on proposed Tract 28457. If this map is approved and records
prior to recordation of Tract 28457, the applicant shall acquire rights to construct
and maintain the proposed retention basin and the drainage conveyance system
to the basin.
11. The applicant shall dedicate any easements necessary for placement of and
access to utility lines and structures, drainage basins, mailbox clusters, park
lands, and common areas.
1 2. 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)
1 3. 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
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Engineer. The files shall utilize standard AutoCad menu choices so they may be
fully retrieved into a basic AutoCad program.
IMPROVEMENT PLANS
1 4. 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,'1
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.
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.
15. 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 6. 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.
IMPROVEMENT AGREEMENT
1 7. 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
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agreements, security provided, and the release thereof, shall conform with Title
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.
1 8. 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 telephone authority that the applicant has met all requirements for telephone
service to lots within the development.
1 9. If the applicant desires to phase improvements and obligations required by the
conditions of approval and secure those phases separately, a phasing plan shall
be submitted to the Public Works Department for review and approval by the City
Engineer.
The applicant shall complete required improvements and satisfy obligations as set
forth in the approved phasing plan. 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
sequencing plan for that phase is approved by the City Engineer.
20. 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 ie: retention basins, perimeter walls and
landscaping, etc.) shall be constructed or secured prior to approval of the first
final map unless otherwise approved by the City Engineer.
21. 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:
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A. Fourteen-foot-wide 14') raised, landscaped median in the portion of Fred
Waring Drive adjacent to this tentative tract.
B. Traffic signals at the Palm Royale Drive intersections with Fred Waring Drive
and Washington Street Participation shall be prorated according to area
26.56%) or predicted traffic generation for Parcels 1 through 4 of Parcel
Map 27131.
The applicant's obligations for all or a portion of the participatory improvements
may, at the City's option, be satisfied by participation in a major thoroughfare
improvement program if this development becomes subject to such a program.
GRADING
22. 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.
23. 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.
24. The applicant shall comply with the City's flood protection ordinance.
25. The applicant shall furnish a thorough preliminary geological and soils engineering
report the soils report") with the grading plan.
26. A grading plan shall be prepared by a registered civil engineer and must meet the
approval of the City Engineer prior to issuance of a grading permit. The grading
plan shall conform with the recommendations of the soils report and shall be
certified as adequate by a soils engineer or an engineering geologist. A statement
shall appear on the final map(s), if any are required of this development, that a
soils report has been prepared pursuant to Section 1 7953 of the Health and
Safety Code.
27. The applicant shall endeavor to minimize differences in elevation at the interface
of this development with abutting properties and of separate tracts within this
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development, if any. 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 the applicant is unable to comply with the pad elevation differential
requirement, the City will consider and may approve alternatives that preserve
community acceptance and buyer satisfaction with the proposed development.
28. 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.
DRAINAGE
29. Stormwater falling on site during the peak 24-hour period of a lO0-year 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.
30. 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 Y2 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 Title 1 3, LQM C.
31. 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.
32. 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 22 gallons per day per 1 000 square feet of drainage area.
33. 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.
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34. In developments for which security will be provided by public safety entities, je:
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.
35. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
36. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow outlet
and into the historic drainage relief route.
37. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
38. If any storm water or nuisance water from this development is proposed to drain
to off-site locations other than the proposed retention basin and trickling filter
system on Tract 28457, the applicant may be required to design and install first-
flush storage, oil/water separation devices or other screening or pretreatment
method(s) to minimize conveyance of contaminants to off-site locations.
Drainage to off-site locations and methods of treatment or screening shall meet
the approval of the City Engineer.
UTILITIES
39. 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.
40. 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.
STREET AND TRAFFIC IMPROVEMENTS
41. 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
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Resolution 97-22
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.
42. The following minimum street improvements shall be constructed to conform
with the General Plan Circulation Element) street type noted in parentheses:
A. OFF-SITE STREETS
1) Fred Waring Drive Major Arterial): Complete the 46' north half of the
street plus 6' wide meandering sidewalk. If approved by the City at
the time of final map approval, the median shall be striped asphalt only
and the raised, landscaped median improvement will be constructed by
others.
2) Access to Fred Waring via Lots E and B of proposed Tract 28457 to
the east: If this improvement has not been constructed prior to
approval of a final map within this tentative map, the applicant shall
secure the cost of constructing the improvement including necessary
improvements to Fred Waring Drive from the access drive to the east
boundary of this tentative tract 28458). The improvement shall be
constructed prior to final inspection and occupancy of any home within
this tract. If the improvement is constructed by the developer of Tract
28457, the City will release the applicant's security for the
improvement subject to satisfaction of any cost-sharing requirements.
3)* Access to Fred Waring via Palm Royale Drive: If this portion of Palm
Royale Drive has not been constructed prior to approval of a final map
within this tentative map, the applicant shall secure the cost of
constructing the improvement. Construction of this access shall be
completed prior to issuance of any occupancy permit constructed in
this Tract. If the improvement is constructed by others, the City will
release the applicant's security and responsibility for the improvement
subject to satisfaction of any cost-sharing requirements.
4) Traffic Signals at the intersections of Palm Royale Drive with Fred
Waring and Washington Streets: Participatory improvement as
specified herein.
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B. ON-SITE PUBLIC STREETS
1) Interior Lot B, F, H, I, L, & M: Sixty-foot 60') right of way plus corner
cutbacks.
2) Interior Lots C, D, E, G, J, K, & H: Fifty-foot 50') right of way plus
corner cutbacks.
3) Cul de sac curb radii 38'
Bus turnouts, accelerationldeceleration lanes, and/or other features
contained in the approved construction plans may warrant additional street
widths or other measures as determined by the City Engineer.
43. Access points and turning movements of traffic shall be restricted as follows:
A. Main shared) access drive centered approximately 1 23' east of east tract
boundary: Left in and right in, right-out only, and
B. Lot I Unrestricted access from and to Palm Royale Drive.
C. Lots M and B Unrestricted access from and to the property abutting the
east boundary.
44. 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.
45. 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.
46. 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.
47. Street right of way geometry' for culs-de-sac, knuckle turns and corner cut-backs
shall conform with Riverside County Standard Drawings #800, #801, and #805
respectively unless otherwise approved by the City Engineer. I
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48. All streets proposed to serve residential or other access driveways shall be
designed and constructed with curbs and gutters or shall have other approved
methods to convey nuisance water without ponding in yard or drive areas and to
facilitate street sweeping.
49. 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:
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"16.00"
Major Arterial 5.5"16.50"
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) aggregate gradation test results to confirm that the mix design
gradations can be reproduced in production of the base or paving material.
Construction operations shall not be scheduled until mix designs are approved.
50. Prior to occupancy of homes or other permanent buildings within the
development, the applicant shall install all street and sidewalk improvements,
traffic control devices and street name signs along access routes to those
buildings. 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 1 0%)
percent of homes within the tract.
WALLS AND LANDSCAPING
51. 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 and Community Development Director.
52. The applicant shall provide landscape improvements in the perimeter setback
F areas or lots along Fred Waring Drive.
53. Landscape and irrigation plans for landscaped lots, landscape setback areas,
medians if required), common retention basins, and park facilities shall be
prepared by a licensed landscape architect. All palm trees installed along Fred
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Waring Drive and Palm Royale Drive shall have a minimum brown trunk height of
10-feet, and shall be skinned 25% or greater) and include accent uplighting
mounted on the trunk at 8' above the finished grade level. No less than 70
percent of the trees along Fred Waring Drive and Palm Royale Drive shall be 24"-
or 36"-box specimen trees e.g., minimum 1 3/4" to 3" diameter trunk width per
tree type) with remaining trees 1 5 gallon in size with 1" trunks. Ground mounted
lighting shall be used periodically to accent the parkway trees in conjunction with
the lighting for the palm trees. Shrub spacing shall be 3-feet on center unless
plant types are clustered to form distinctive design themes. The parkway
landscaping and wall along the perimeter of the project shall be installed during
construction of the developer's Phase #1 project improvements and be ready for
a final inspection prior to the release of a Certificate of Occupancy for any house.
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.
54. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape
areas outside the right of way.
55. 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.
56. Unless otherwise approved by the City Engineer, common basins and park areas
shall be designed with a turf grass surface which can be mowed with standard
tractor-mounted equipment.
57. The applicant shall ensure that landscaping plans and utility plans are coordinated
to provide visual screening of above ground utility structures.
PUBLIC SERVICES
58: The applicant shall provide public transit amenities as required by Sunline Transit
and/or the City Ergineer. These amenities may include a bus turnout location and
passenger waiting shelter along Fred Waring Drive. The location and character
of the amenities shall be as determined by Sunline Transit and the City Engineer.
QUALITY ASSURANCE
59. The applicant shall employ construction quality-assurance measures which meet
the approval of the City Engineer.
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60. 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.
61. 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.
62. 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.
m
63. +The applicant shall make provisions for continuous maintenance of landscaping
and related Improvements in landscaped setbacks, retention basins and other
public or common areas by formation of a Homeowners Association HOA) unless
and until those areas have been accepted for maintenance by the City*s
Landscape and Lighting District. The applicant shall maintain all other
improvements until final acceptance of improvements by the City Council for
maintenance by the homeowners. The City Attorney may permit the developer
to provide other recordable legal documents to insure compliance of on- and off-
site landscape maintenance.
64. The applicant shall provide an executive summary maintenance booklet for
improvements to be maintained by an HOA. The booklet should include drawings
of the facilities, recommended maintenance procedures and frequency, and a
costing algorithm with fixed and variable factors to assist the HOA in planning
for routine and long term maintenance. This document may not be required by
the City Attorney pursuant to arrangements made under Condition 63.
FEES AND DEPOSITS
65. 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
F fees paid for development permits shall be paid as required by City Council
in effect when the applicant makes application for plan checking and permits. All
Resolution in effect at the time of application.
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66. 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 assessment(s) against
the property and pay the cost of the reapportionment.
67. Parkland fees shall be paid prior to final map approval as required by the
Subdivision Ordinance Chapter 1 3.48).
68. Fringe-toed Lizard habitat mitigation fees $600/acre) shall be prior to site grading
or land disturbance.
69. Two checks made out to the County of Riverside in the amounts of $1,250.00
and $78.00 for the project's environmental assessment Negative Declaration)
shall be submitted to the Community Development Department within 24-hours
after review of the map by the City Council.
FIRE DEPARTMENT
70. Schedule A) fire protection approved Super fire hydrants 6" X 4" X 2" X 2")
will be located at each street intersection spaced not more than 330-feet apart
in any direction with any portion of any frontage more than 165-feet from a fire
hydrant. Minimum fire flow will be 1,000 g.p.m. for a 2-hour duration at 20 psi.
71. Prior to recordation of the final map, the applicant/developer shall furnish one
blueline copy of the water system plans to the Fire Department for review and
approval. Plans will conform to the fire hydrant types, location and spacing, and
the system will meet the fire flow requirements. Plans will be approved and
signed 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."
72. The required water system including fire hydrants will be installed and accepted
by the appropriate water agency prior to any combustible building material being
placed on an individual lot.
73. 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;
74.*The applicant/developer shall install secondary fire access prior to the issuance
of the 36th house permit.
CULTURAL RESOURCES
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75. A qualified archaeologist shall be present during site grading activities as required
by EA 96-331. A final report shall be submitted prior to issuance of the first
building permit.
MISCELLANEOUS
76. All houses constructed shall comply with the Uniform Building Code in effect
when the plans are submitted for plan check by the Building and Safety
Department.
77. The Tract layout shall comply with all the RL Zoning Code requirements.
78. Prior to final map approval, Covenants1 Conditions and Restrictions CC and R's)
shall be submitted to the City Attorney for review and comment if applicable.
79. All Conditions of Approval for Site Plan Development Permit 96-594 shall be met,
as required.
80. All mitigation measures of Environmental Assessment 96-331 shall be met.
81. Permanent signing for the tract shall be approved by the Planning Commission
prior to issuance of a building permit for said structure(s) pursuant to the
provisions of Chapter 9.160 of the Zoning Ordinance.
82. Prior to approval of the final map, all single family lots along Fred Waring Drive
which have the perimeter wall offsets at the rear of the lot shall be enlarged to
reflect the preliminary landscape plan submittal.
83. *The plotting of the residential units constructed on cul-de-sac lots shall be subject
to Community Development Department review and approval. The location of
the units on the lots shall take into consideration uniqueness of yard areas.
84. * On Plans 4A and 5A, the roof mass shall be revised to break up the straight line
of the hip roof.
85.* Plans 3 and 6 may only offer a third car garage option. It shall not be offered
or provided as a bedroom option.
86. * Changes to unit location, type, and plotting shall be permitted to be approved
by the Director of Community Development pursuant to Section 9.60.290
Compatibility Review) of the Municipal Code.
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