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HomeMy WebLinkAboutRes No. 2907 TTM 39160 Subdivision MapPLANNING COMMISSION RESOLUTION NO. 2907 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A TENTATIVE TRACT MAP FOR A PHASED 546 SINGLE FAMILY LOT RESIDENTIAL COMMUNITY LOCATED AT SOUTH OF FRANK SINATRA DRIVE AND WEST OF PORTOLA AVENUE CASE NO. TTM 39160 Subdivision Map WHEREAS, Blue Fern West (“Applicant”), submitted a Precise Plan by Resolution No. 2904, Initial Study Mitigated Negative Declaration, and Tentative Tract Map (TTMP) to construct develop 546 single-family residences on approximately 81 acres, including onsite circulation, utility infrastructure, stormwater facilities, lighting, and open space areas. The project is consistent with the City’s Planned Residential (PR)-22 density designation (7–22 units per acre). The community will include a mix of single- and two-story homes distributed across four planning areas to provide a variety of housing types: 88 homes on 5,000-square- foot lots in the northwest, 255 clustered homes on lots ranging from 2,120 to 2,460 square feet in the northeast, 103 homes on 3,000-square-foot lots in the central area, and 100 homes on 4,050-square-foot lots in the southern portion of the site. The project is located South of Frank Sinatra Drive and west of Portola Avenue on APN 620-170-009 (“Project”); and WHEREAS, the Project site is within the PR-22 zoning district, and is designated as Town Center Neighborhood by the Palm Desert General Plan; and WHEREAS, the proposed Project establishes site layout, minimum lot sizes, circulation, recreation and open space areas, and location of single and two-story homes, including the allowance of two-story homes along the eastern perimeter of the project; and WHEREAS, for approval of the home design and development, the Project would need to apply for subsequent Precise Plan(s) applications to establish development standards, including setbacks and height, and architecture, including landscaping, consistent with the conditions of approval listed herein. This can be established per single or multiple planning areas identified on TTM 39160; and WHEREAS, TTM 39160 is a 546-lot single-family subdivision proposed as a phased subdivision for final map approval; and WHEREAS, the proposed Project conforms to the General Plan land use designation for Town Center Neighborhood and the development standards listed in the City’s Zoning Ordinance for the PR-22 zoning district; and WHEREAS, under Section 21067 of the Public Resources Code, Section 15367 of the State CEQA Guidelines (Cal. Code Regs., tit. 14, § 15000 et seq.), and the City of Palm Desert’s (“City’s”) Local CEQA Guidelines, the City is the lead agency for the Project; and WHEREAS, the Project has complied with the requirements of the "2024 Local Guidelines for Implementing the California Environmental Quality Act for the City Palm Desert” Resolution No. 2024-035, and is consistent with the Initial Study Mitigated Negative Declaration that was prepared and approved via Planning Commission Resolution 2904; and         PLANNING COMMISSION RESOLUTION NO. 2907 2 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 18th day of November, hold a duly noticed public hearing to consider the request by the Applicant for approval of the above-noted Project request; and WHEREAS, at the said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the Planning Commission did find the following facts and reasons, which are outlined in the staff report, exist to justify approval of said request: NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: SECTION 1. Recitals. The Planning Commission hereby finds that the foregoing recitals are true and correct and are incorporated herein as substantive findings of this Resolution. SECTION 2. Findings on TTM 39160 Subdivision Map. Under Palm Desert Municipal Code Section 26.20.100(C), the findings for the TTM are the following: 1. That the density of the proposed subdivision is consistent with applicable general and zoning; Project Compliance: Yes. The map has been found to be consistent with the density, lot development standards, and land uses of the Planned Residential PR-22 zoning district and the Town Center Neighborhood General Plan land use designation. Approval of the home design and development, the Project would need to apply for subsequent Precise Plan(s) applications to establish development standards, including setbacks and height, and architecture, including landscaping, consistent with the conditions of approval listed herein. This can be established per single or multiple planning areas identified on TTM 39160. Per Palm Desert Municipal Code section 25.10.050(B)(14), two-story, single-family detached buildings shall be setback a minimum of 100 feet. The Commission may waive this requirement when adjacent developments are planned simultaneously. The Applicant is proposing for homes on the eastern perimeter to be two-story homes, only setback 55’. The Applicant has submitted applications for a development directly abutting this east perimeter, as the same ownership, and requested to meet the allowance of two- story homes. 2. That the design or improvement of the proposed subdivision is consistent with applicable general plan and zoning; Project Compliance: Yes. The proposed use complies and is consistent with the Planned Residential PR-22 zoning district and the Town Center Neighborhood land use designation as outlined by the Palm Desert General Plan. The Project provides a single family housing type consistent with the intended character of the neighborhood. The following General Plan Policies are implemented with this Project:         PLANNING COMMISSION RESOLUTION NO. 2907 3 Land Use Policy 3.15 – The Project provides on-site recreational open space as required by the General Plan. Land Use Policy 3.16 – The Project provides single family residential units at a scale and density consistent with the surrounding uses and satisfy the City’s objective for transitional development. Land Use Policy 3.20 – The Project enhances and preserves the characteristics of the existing surrounding neighborhoods. 3. That the site is physically suitable for the type of development; Project Compliance: Yes. The site is physically suitable for the proposed 546 single family residential units, with appropriate access and zoning. Grading and drainage will be engineered per approved plans. The Project proposes public sidewalk improvements to support pedestrian connectivity and accessibility along the street frontage. The Project will been graded to ensure that all water is captured in retention basins and will not cause flooding or negative health impacts. The project will comply with all requirements of the South Coast Air Quality District and not cause any negative impacts to air quality. The Project falls within the acceptable density range and is not anticipated to generate traffic impacts or congestion. 4. That the site is physically suitable for the proposed density of development; Project Compliance: Yes. The site is physically suitable for the proposed 546 single family residential units, consistent with the density requirements of the Planned Residential PR-22 zoning district and the Town Center Neighborhood General Plan land use designation. The Applicant has prepared technical studies that consist of Air Quality, Traffic, and Noise confirming site suitability, and the Project conforms with all applicable development standards, including building height, parking, and access. 5. That the design of the subdivision or the proposed improvements will not cause substantial environmental damage or substantial and unavoidable injury to fish or wildlife or their habitat; Project Compliance: Yes. The design of the subdivision and improvements will not cause damage or substantially injure wildlife habitat with the implementation of mitigation measures recommended by the project biologist in the Mitigated Negative Declaration. The subject property is in an urbanized area of Palm Desert and is near major roadways. The 81-acre previously disturbed and was previously the Santa Rosa Country Club, the club house still currently remains on site. Additionally, the site is surrounded by existing residential development. With mitigation incorporated, the Project site improvements are unlikely to cause any environmental, fish, or wildlife damage. 6. That the design of the subdivision or the type of improvements will not cause serious public health problems; Project Compliance: Yes. The design of the subdivision is not likely to cause serious health problems or adverse effects with the implementation of mitigation measures         PLANNING COMMISSION RESOLUTION NO. 2907 4 explained in the Mitigated Negative Declaration. The site plan and grading plan have been reviewed to confirm the design provides the protection of the public’s health, safety, and general welfare. The site is adequately serviced by utilities and the grading plan was reviewed in accordance with City requirements. The Project provides setbacks from adjacent properties that meet the standards of the PR-22 zoning district. Ground-disturbing activities are conditioned to prepare plans to control fugitive dust, ground vibration, and excessive noise. 7. That the design of the subdivision or the 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 this connection, the governing body may approve a map if it finds that alternate easements, for access or for use, will be provided, and that these will be substantially equivalent to ones previously acquired by the public. This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is granted to a legislative body to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision. Project Compliance: Yes. It is assumed that easements shown on the Tentative Map exhibit are shown correctly and include all the easements that encumber the subject property. A current preliminary title report (30 days current) for the site shall be submitted during final map and technical plan review. The Applicant shall secure approval from all easement holders for all grading and improvements, which are proposed over respective easements, if any, or provide evidence that the easement has been relocated, quitclaimed, vacated, abandoned, easement holder cannot be found, or is otherwise of no effect. Proof of authorization shall be provided to the Land Development Department prior to issuance of grading permit. Should such approvals or alternative actions regarding the easements not be provided and approved by the City, the Applicant may be required to amend or revise the proposed site configuration as may be necessary. SECTION 3. CEQA. The Planning Commission finds that the project complies with the requirements of the “2025 California Environmental Quality Act (CEQA) Statute and Guidelines,” and is not exempt from CEQA pursuant to Section 15303 of the State CEQA guidelines. The prepared Mitigation Negative Declaration approved via Planning Commission Resolution 2904 and associated mitigation measures is the proper level of CEQA analysis. SECTION 4. Project Approval. The Planning Commission hereby recommends adoption of TTM 39160, subject to the conditions of approval identified in Exhibit A. SECTION 5. Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings are based are located at the City’s office at 73510 Fred Waring Drive, Palm Desert, CA 92260. Rosie Lua, the Secretary to the Palm Desert Planning Commission, is the custodian of the record of proceedings.         PLANNING COMMISSION RESOLUTION NO. 2907 5 SECTION 6. Execution of Resolution. The Chairperson of the Planning Commission signs this Resolution, and the Secretary to the Commission shall attest and certify to the passage and adoption thereof. ADOPTED ON November 18, 2025. LINDSAY HOLT CHAIRPERSON ATTEST: ROSIE LUA SECRETARY I, Rosie Lua, Secretary of the City of Palm Desert Planning Commission, hereby certify that Resolution No. 2907 is a full, true, and correct copy, and was duly adopted at a regular meeting of the Planning Commission of the City of Palm Desert on November 18, 2025, by the following vote: AYES: GREENWOOD, HOLT, MEYERHOFF NOES: NONE ABSENT: COLLUM ABSTAIN: NONE RECUSED: NICKERSON IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Palm Desert, California, on January _28_, 2026. ROSIE LUA SECRETARY         EXHIBIT A CONDITIONS OF APPROVAL CASE NO. TTM 39160, Residential Subdivision Map Planning Division: 1. The development of the property shall conform substantially with the approved plans and exhibits on file with the Development Services Department, except as modified by the following conditions. Any variation from the approved plans must be reviewed and approved by the Planning Division prior to building permit issuance and may require review and approval by the ARC, Planning Commission, and/or City Council. 2. The Applicant agrees that in the event of any administrative, legal, or equitable action instituted by a third party challenging the validity of any of the procedures leading to the adoption of these Project Approvals for the Project, or the Project Approvals themselves, the Developer and City each shall have the right, in their sole discretion, to elect whether or not to defend such action. The Developer, at its sole expense, shall defend, indemnify, and hold harmless the City (including its agents, officers, and employees) from any such action, claim, or proceeding with counsel chosen by the City, subject to the Developer’s approval of counsel, which shall not be unreasonably denied, and at the Developer’s sole expense. If the City is aware of such an action or proceeding, it shall promptly notify the Developer and cooperate in the defense. The Developer, upon such notification, shall deposit with City sufficient funds in the judgment of the City Finance Director to cover the expense of defending such action without any offset or claim against said deposit to assure that the City expends no City funds. If both Parties elect to defend, the Parties hereby agree to affirmatively cooperate in defending said action and to execute a joint defense and confidentiality agreement in order to share and protect the information under the joint defense privilege recognized under applicable law. As part of the cooperation in defending an action, City and Developer shall coordinate their defense in order to make the most efficient use of legal counsel and to share and protect information. Developer and City shall each have sole discretion to terminate its defense at any time. The City shall not settle any third-party litigation of Project approvals without the Developer’s consent, which consent shall not be unreasonably withheld, conditioned, or delayed unless the Developer materially breaches this indemnification requirement. 3. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code §§ 66410 through 66499. 58 (the " Subdivision Map Act"), and Title 26 of the Palm         PLANNING COMMISSION RESOLUTION NO 2907 Desert Municipal Code (" PDMC"). The final map shall be approved by the City Council and recorded prior to the issuance of any Building Permits. 4. The development of the property shall conform substantially with the approved exhibits contained in PP25-0003 and TTM 39160 on file in the Development Services Department, except as modified by the following conditions. 5. The Tentative Tract Map shall expire two years from the date of this approval, and shall become null and void unless a time extension is granted per PDMC Section 26.20.140 or any extension legislation from the Governor or State Legislature. 6. The Applicant has identified this project as a phased map. The final phasing plan for the project shall be approved by the City Engineer and Development Services Department. Upon final of any phase of the map, the expiration date shall be extended two years, in accordance with the Subdivision Map Act. 7. The development of the property described herein shall be subject to the restrictions and limitations set forth herein, which are in addition to the approved development standards listed in the PDMC and state and federal statutes now in force or which hereafter may be in force. 8. Prior to approval of the final map “will serve” letters shall be obtained from all affected agencies, including the jurisdictional Coachella Valley Water District/, Southern California Edison, Spectrum Cable, Frontier Telephone and Burrtec Waste and Recycling of the Desert. 9. Prior to Final Map approval, all proposed street names and addresses shall be submitted to and approved by the Development Services Director, in consultation with the Planning, Police, and Fire Departments, and shown on the Final Map. 10. The applicant shall prepare and record Conditions, Covenants and Restrictions (CC&Rs) as a part of the establishment of a Home Owners Association (HOA) to the satisfaction of the City Attorney and City Engineer. Said HOA shall be responsible for the ongoing and perpetual maintenance of all common areas and improvements established and required within the tentative map area. The CC&Rs shall include but not be limited to provisions for the ongoing maintenance of private interior streets, recreational amenities, landscaping (including street parkways, landscape easements, parks and drainage facilities, including pipelines and retention basins), blowsand and nuisance water mitigation features (e.g. fencing, landscaping irrigation, sand impoundment areas, and soil stabilization, bubblers), and the ongoing maintenance of the exterior of any project perimeter walls including graffiti removal. The CC&Rs shall have clearly labeled exhibit(s) that demonstrate maintenance obligations. The CC&R’s shall be recorded subsequent to the recordation of the final map.         PLANNING COMMISSION RESOLUTION NO 2907 11. The CC&Rs and other homeowner association documents shall clearly state that all private onsite drainage facilities, including pipelines and basins, are the responsibility of the HOA for regular upkeep and maintenance. 12. All applicable mitigation measures and conditions adopted for Tentative Tract Maps 39159 and 39160 remain in effect. These conditions supplement those approvals and govern site design, building placement, landscaping, lighting, and aesthetic treatment. 13. Each phase within the project area will need to apply for a Precise Plan for development to provide phase specific architecture, landscaping, development standards, setbacks, and all other requirements identified for the Precise Plan and within the Palm Desert Municipal Code at time of application. Each Precise Plan would be subject to approval from the City’s Architectural Review Commission and Planning Commission. Precise Plan 25-0003 and all of the conditions herein will still remain in effect in the event a future Precise Plan for a specific phase is approved, unless otherwise and explicitly stated in a subsequent resolution. 14. The Precise Plan has identified areas for recreation, open space, retention, and a pedestrian trail. The Applicant shall submit a Design Review application subject to Architectural Review Commission approval for the design of these areas. 15. All future development will need to adhere to the approved pad elevations as identified in the approved Preliminary Grading and Preliminary Mass Grading Plans. Any revisions will need to comply with PDMC Section 27.12.045. 16. The City Engineer and Development Services Director reserve the right for any pad elevation revision within this development to require any further studies, drawings, or analysis to ensure the entirety of the project meets City requirements and is consistent with the original approval. The City Engineer and Development Services Director reserves the right for any pad elevation revision within this development to be subject to Planning Commission approval, compliant with PDMC Section 27.12.045. 17. The pedestrian network shall conform to the Pedestrian Accessibility Plan including internal sidewalk connections, perimeter trails, and safe crossings to the recreation area. Any revision to pedestrian routes shall require Planning Division review. 18. The applicant shall comply with the Mitigation Monitoring and Reporting Program adopted with the Catavina IS/MND. All mitigation measures shall be implemented at the timing specified therein, and verification shall be provided to the Planning Division.         PLANNING COMMISSION RESOLUTION NO 2907 19. In the event that any human remains are discovered the applicant shall cease all work and contact the Riverside County Sheriff and Riverside County Coroner’s Office and work shall not resume until such time that the site has been cleared by County Coroner and/or the Palm Desert Sherrif’s Office of any criminal matter. The applicant will also be required to consult with the Agua Caliente Tribal office. 20. During grading and construction, the applicant shall implement SCAQMD Rule 402 and 403 dust-control measures, including daily watering, covering of haul trucks, stabilization of access points, and vehicle idling limits of 5 minutes. 21. No residential structure shall exceed two stories or 35 feet in height as measured per PDMC § 25.10.050. Rooflines and massing shall maintain visual variety and avoid monotonous repetition along internal streets. 22. Wall heights, materials, and finishes shall match those shown on the approved wall-and-fence plan. Decorative treatments facing public rights-of-way shall include textured stucco, stone veneer, or similar high-quality finishes. Chain- link fencing is prohibited except as temporary construction security fencing. Barbed Wire, Acrylic, and Serpentine Fences are specifically prohibited. 23. The 4-acre recreation/open-space area shown on the approved Precise Plan shall include a community building, pool area, passive lawns, and shaded seating. Final design details shall be reviewed and approved by the Planning Division prior to building permits for those facilities. 24. A qualified archaeologist and/or Native American representative shall provide on-site monitoring during ground-disturbing activities in areas of high sensitivity. Should buried cultural deposits be encountered, the Monitor shall request that construction halt, and the Monitor shall notify a qualified (Secretary of the Interior’s Standards and Guidelines) Archaeologist to investigate, and, if necessary, prepare a mitigation plan for the submission to the South Coastal Information Center located at California State San Diego. The Agua Caliente Tribal Historic Preservation Office (THPO) shall be provided copies of any cultural resource documentation that might be generated in connection with this project for permanent inclusion in the Agua Caliente Cultural Register. FEES 25. The Applicant shall pay all applicable City of Palm Desert fees, charges and other costs such as development impact fees as prescribed by City Ordinance. The applicant is hereby advised that the fees may change at the time they become due and payable, as permitted by applicable law. NOTICE TO APPLICANT: Pursuant to Government Code Section 66020(d)(1), the 90 day period to protest the imposition of any impact fee, dedication, reservation, or other exaction described in this resolution begins on the effective date of this approval and any such protest must be in a manner that complies with Section 66020(a), and failure to timely follow this procedure will         PLANNING COMMISSION RESOLUTION NO 2907 bar any subsequent legal action to attack, review, set aside, void or annul imposition. The right to protest the fees, dedications, reservations, or other exactions does not apply to planning, zoning, grading, or other similar application processing fees or service fees in connection with this project. 26. The applicant shall prepare a final landscape plan that contains the information prescribed by the Development Services Director and is consistent with all City Design Guidelines. The plans shall be approved by the water purveyor and City Engineer and then forwarded to the Architectural Review Committee. 27. All subdivision signs shall be subject to Palm Desert Sign Code and approved separately. 28. A signed copy of all pages of this Resolution of approval shall be printed onto the first page of the construction drawings upon submittal for building permits. Engineering/Land Development 29. The following plans are hereby referenced: Tentative Tract Map No. 39160 prepared by MSA Consulting and dated September 19, 2025 and Preliminary Grading Exhibits dated September 19, 2025. 30. It is assumed that easements shown on the Tentative Tract Map exhibit are shown correctly and include all the easements that encumber the subject property. A current preliminary title report (30 days current) for the site shall be submitted during final map and technical plan review. 31. Prior to expiration of the Tentative Map exhibit, or as extended if applicable, the subdivider shall cause the real property included within the tentative map exhibit, or any part thereof, to be surveyed; and Final Map thereof shall be prepared based upon these conditions of approval, City of Palm Desert Municipal Code Title 26, and the Subdivision Map Act CA Code Section 66410 (et al). a) Not A Part lots may require certificate of compliance establishing new boundaries created as part of the proposed subdivision. In the event that the City Surveyor and City Engineer determine that a certificate of compliance is required for those lots, the Applicant is responsible for submitting and processing applications prior to the Final Map approval, recordation of the certificate of compliance shall follow Final Map recordation. 32. It is understood that the Tentative Map exhibit correctly shows acceptable centerline elevations, all existing easements, necessary travelled ways, and drainage courses, and that the omission or unacceptability may require that the subdivider amend, revise or re-process the tentative map as may be necessary to allow a finding on the final map of substantial conformance by the City. The         PLANNING COMMISSION RESOLUTION NO 2907 Final Map shall include appropriate easements for streets, public utilities, and emergency access which shall be dedicated on the Final Map. Additional right- of-way at project driveways required to accommodate ADA-compliant public infrastructure within public right-of-way shall be dedicated on the map. 33. Prior to approval of Final Map, the Applicant shall pay all appropriate drainage fees in accordance with the City’s Municipal Code Section 26.49 and Palm Desert Ordinance No. 653. 34. Prior to approval of Final Map, the Applicant shall pay all appropriate park fees in accordance with the City’s Municipal Code Section 26.48.060. 35. In compliance with the City of Palm Desert Municipal Code Chapter 12.16.020, all utility extensions within the site shall be placed underground unless otherwise specified or allowed by the respective utility purveyor. 36. Prior to final map approval, a copy of the development specific Covenants, Conditions and Restrictions (CC&R's) shall be submitted for review and approved by the City Engineer and City Attorney. The CC&R's shall include, but not be limited to, access easements (fire and emergency), reciprocal access, private and/or public utility easements as may be relevant to the project, and maintenance (in perpetuity) of common spaces and BMPs associated with the development of the site. 37. Prior to final map recordation, the subdivider is responsible for the construction of all offsite and onsite public improvements as outlined on these conditions of approval. Public improvements include those associated with Frank Sinatra Drive, Portola Avenue, private backbone infrastructure to serve lots within the proposed subdivision TTM 39160, and local and circulatory private streets. Improvements include roadway, pedestrian facilities, and public utilities. In compliance with the Subdivision Map Act, if said improvements are not constructed prior to final map recordation, the subdivider shall guarantee the completion of all improvements required to support the development, within the boundaries of the final map, by executing a Subdivision Improvement Agreement with the City and posting the required security. 38. Prior to final map approval, in compliance with the Subdivision Map Act, the subdivider shall provide the surveyor’s certification for placement of monuments or provide monument bond in the amount and form compliant with the City’s Municipal Code Chapter 27 and as approved by the City Engineer. 39. Prior to Final Map approval, the Applicant shall submit improvement plans for required improvements along Frank Sinatra Drive as outlined in these conditions of approval. The plans are required to be approved by the City Engineer prior to final map approval.         PLANNING COMMISSION RESOLUTION NO 2907 a) Right-of-way dedication to provide minimum 65-foot right-of-way from street centerline to property line. b) Additional right-of-way dedication at project driveways required to accommodate ADA-compliant public infrastructure within public right-of- way shall be dedicated. c) Street improvements include, but are not limited to, meandering sidewalk, landscaped parkway, and curb & gutter. d) Improvement plans shall include Class II Bicycle Lane along the project frontage per Coachella Valley AG Active Transportation Planning (CVAG ATP) Design Guidelines Section 5.3. e) The Applicant shall guarantee all(any) improvements within the public right-of-way for a period of one year from the date of final acceptance and the improvement guarantee shall be backed by a bond or cash deposit in the amount of ten percent of the surety posted for improvements. 40. Prior to Final Map approval, the Applicant shall submit improvement plans for required improvements along Portola Avenue as outlined in these conditions of approval. The plans are required to be approved by the City Engineer prior to final map approval. a) Right-of-way dedication to provide minimum 65-foot right-of-way from street centerline to property line. b) Additional right-of-way dedication at project driveways required to accommodate ADA-compliant public infrastructure within public right-of- way shall be dedicated. c) Street improvements include, but are not limited to, meandering sidewalk, landscaped parkway, and curb & gutter. d) Improvement plans shall include Class II Bicycle Lane along the project frontage per Coachella Valley AG Active Transportation Planning (CVAG ATP) Design Guidelines Section 5.3. e) The Applicant shall guarantee all(any) improvements within the public right-of-way for a period of one year from the date of final acceptance and the improvement guarantee shall be backed by a bond or cash deposit in the amount of ten percent of the surety posted for improvements. 41. Prior to Final map recordation, the Applicant shall submit improvement plans for the intersection of Frank Sinatra Drive and proposed Street A/Hollister Drive for review and approval of the City Engineer. The intersection design shall provide a median crossover with directional left turn bays to prevent northbound and southbound left turns at the intersection. The storage capacity for turn bays shall be based on the recommendations of a traffic engineer and subject to approval of the City Engineer.         PLANNING COMMISSION RESOLUTION NO 2907 42. As an alternative, prior to Final Map approval, the Applicant may propose to signalize the intersection and provide full intersection improvements including, but not limited to, traffic signal, pedestrian crosswalks, ADA compliant curb ramps, communication conduit, and any work or equipment to make the signal operational. In the event the intersection signalization is proposed, the Applicant shall submit a written request to the City’s Development Services Director and Public Works Director that includes a fiscal impact analysis for the proposed improvements. The improvements, including any changes due to re-alignment of the entryway off of Frank Sinatra Drive, shall be submitted for review and approval of the City Engineer. Revising the design to include a signal could require a Community Engagement meeting to residents within 1,000 feet that specifically shows the signal drawings, per request of the Development Services Director. The Applicant will be responsible for the full cost of design, permitting, construction, and related encumbrances for the signalization work. Applicant shall provide Security instruments to be executed and security bonds posted for said signal and include in the Subdivision Improvement Agreements. 43. The Applicant shall guarantee all aforementioned improvements for a period of one year from the date of final acceptance and the improvement guarantee shall be backed by a bond or cash deposit in the amount of ten percent of the surety posted for improvements. 44. Prior to Final Map recordation, the Applicant shall submit improvement plans for required improvements at the intersection of Frank Sinatra Drive and Portola as outlined in these conditions of approval. The plans are required to be approved by the City Engineer prior to final map approval. a) Modify to provide minimum 250-foot storage length for EB left turn lane (west leg of the intersection). 45. Prior to Final Map recordation, the Applicant shall submit improvement plans for the proposed internal private streets as outlined in these conditions of approval. The plans are required to be approved by the City Engineer prior to final map approval. a) If phasing is proposed and approved by the City Engineer and the Director of Community Development, the applicant will be required to construct improvements per the approved phasing plan. Interim improvements may be required. b) Street sections and improvements shall be as shown on the proposed Tentative Map exhibit. Required improvements include, but are not limited to, landscape, sidewalk, curb and gutter, and drainage infrastructure. c) For proposed streets with minimum 40-foot roadway, on-street parking         PLANNING COMMISSION RESOLUTION NO 2907 will be allowed on both sides of the street unless it creates a sight-line or Fire Department difficulty. d) On-street parking will not be allowed on streets providing 32-foot roadway and providing access to main internal roadways, these include: Lot “BS”, Lot “H”, Lot “BT”, Lot “F” between Lot “L” and Lot “M”, Lot “H” between Lot “T” and Lot “U”, Lot “X”, Lot “W”, as shown on the tentative map exhibit. On-street parking will be restricted to one side only, providing 24-foot minimum all clear width at all times for all other streets providing minimum 32-foot roadway. e) Parking along private driveways, corresponding to Section D-D of the tentative map exhibit, will not be allowed. 46. The applicant shall complete all public improvements per the provisions of the Subdivision Improvement Agreement. a) Prior to sale of the first individual lot within the proposed subdivision, all improvements within existing public streets, Frank Sinatra Drive and Portola Avenue, will be required to be constructed in conformance with current City standards. b) Prior to sale of the first individual lots within the proposed subdivision, all backbone infrastructure shall be in constructed and accepted. Backbone infrastructure includes, but is not limited to, improvements within proposed Street “A”, proposed Street “A” intersection with Frank Sinatra Drive, and proposed Street “A” intersection with Portola Avenue. c) In the event the Applicant proposes to phase the construction of improvements within the site, the Applicant shall submit a written request to the City for the Director of Community Development and the City Engineer’s consideration. All improvement bonds shall remain in place until the provisions of the Subdivision Improvement Agreement are met.