HomeMy WebLinkAboutRes No. 2914 TTM25-0005 & 39307 Portola SpringsPLANNING COMMISSION RESOLUTION NO. 2914
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING A TENTATIVE TRACT MAP FOR A
156 UNIT SINGLE FAMILY RESIDENTIAL COMMUNITY LOCATED AT THE
SOUTHWEST CORNER OF FRANK SINATRA DRIVE AND PORTOLA
AVENUE AND ADOPTING AN ADDENDUM TO THE PREVIOUSLY
APPROVED INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
(CEQA) AND FINDING THE PROJECT EXEMPT FROM CEQA PURSUANT
TO STATE CEQA GUIDELINES SECTION 15183
CASE NO. TTM25-0005 (TTM 39307)
WHEREAS, Blue Fern West (“Applicant”) submitted a Tentative Tract Map and
Addendum to the 2022 Initial Study/Mitigated Negative Declaration (SCH #2022120165) for
the Frank Sinatra and Portola Project, proposing the subdivision of approximately 18.3 acres
to allow for the development of 156 single-family residential units, including onsite circulation,
utility infrastructure, stormwater facilities, and open space areas. The project site is located
south of Frank Sinatra Drive and west of Portola Avenue, on Assessor’s Parcel Numbers 620-
400-030 and 620-400-031 (“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
WHEREAS, TTM 39307 is a 156-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 been reviewed in compliance with the 2024 Local
Guidelines for Implementing the California Environmental Quality Act for the City of Palm
Desert (Resolution No. 2024-035), and, pursuant to Section 15164 of the CEQA Guidelines,
an Addendum to the previously approved Initial Study and Mitigated Negative Declaration
(IS/MND) was prepared and considered to address changes to the Project, based upon which
it was determined that no new significant environmental impacts would occur and that no
previously identified impacts would be substantially more severe than those analyzed in the
approved IS/MND; and
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 3rd day of February, open a duly noticed public hearing on the request by the Applicant
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PLANNING COMMISSION RESOLUTION NO. 2914
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regarding the above noted Project, which public hearing was continued to a date certain of
February 17; and
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 17th day of February continue a previously opened public hearing to consider the request
by the Applicant for approval of the above noted Project request; and
WHEREAS, pursuant to CEQA Guidelines Section 15183, projects that are consistent
with an adopted General Plan for which an EIR has been certified do not require additional
environmental review except to address impacts that are peculiar to the project or site and
were not analyzed as part of the General Plan EIR; and
WHEREAS, the Planning Commission finds that the Project does not result in any new
significant environmental effects or a substantial increase in the severity of impacts previously
identified in the General Plan EIR, and that all potential impacts are either:
• Adequately addressed in the General Plan EIR, or
• Mitigated through compliance with City standards, adopted mitigation measures, and
conditions of approval; and
WHEREAS, the IS/MND Addendum and supporting technical studies constitute
substantial evidence in the record demonstrating that the Project qualifies for CEQA
streamlining pursuant to CEQA Guidelines Section 15183; 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 39307 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
specific plans;
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 39307.
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2. That the design or improvement of the proposed subdivision is consistent with
applicable general and specific plans;
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:
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 156 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 156 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.
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
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major roadways. The 18.3-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
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 has been
reviewed in compliance with the 2024 Local Guidelines for Implementing the California
Environmental Quality Act (CEQA) for the City of Palm Desert (Resolution No. 2024-035).
Pursuant to Section 15164 of the CEQA Guidelines, an Addendum to the previously approved
Initial Study and Mitigated Negative Declaration (IS/MND) was prepared and considered to
address changes to the Project. Based on the Addendum, it was determined that no new
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significant environmental impacts would occur and that no previously identified impacts would
be substantially more severe than those analyzed in the approved IS/MND. The Planning
Commission hereby adopts the Addendum to the approved Mitigated Negative Declaration
and the Project qualifies for CEQA streamlining pursuant to Section 15183, and the City may
rely on the existing environmental record to support approval of the Project. The City shall file
the appropriate Notice of Determination and/or Notice of Exemption within five (5) working
days in accordance with CEQA.
SECTION 4. Project Approval. The Planning Commission hereby approves TTM
39307, 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.
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 February 17, 2026.
LINDSAY HOLT
CHAIRPERSON
ATTEST:
ROSIE LUA
SECRETARY
I, Rosie Lua, Secretary of the City of Palm Desert Planning Commission, hereby certify
that Resolution No. 2914 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 February 17, 2026, by the
following vote:
AYES: COLLUM, GREENWOOD, HOLT, MEYERHOFF, NICKERSON
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
RECUSED: NONE
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PLANNING COMMISSION RESOLUTION NO. 2914
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of Palm Desert, California, on February 26, 2026.
ROSIE LUA
SECRETARY
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EXHIBIT A
CONDITIONS OF APPROVAL
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 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 PP25-0006 and TTM 39307 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.
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6. 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.
7. Prior to Final Map approval “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.
8. Prior to Final Map approval, all proposed street names 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.
9. The applicant shall comply with the Mitigation Monitoring and Reporting Program
adopted State Clearinghouse Number 2022120165. All mitigation measures shall be
implemented at the timing specified therein, and verification shall be provided to the
Planning Division.
10. The applicant shall have recorded Conditions, Covenants and Restrictions (CC&Rs)
as part of the establishment of a Home Owners Association (HOA), to the satisfaction
of the City Attorney and City Engineer, after the recordation of the Final Map. 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
frontage streets including Frank Sinatra Drive and Portola Avenue, private interior
streets, recreational amenities, landscaping (including street parkways, landscape
easements, parks, drainage facilities including pipelines and retention basins, and
landscape improvements located within the City right-of-way), blows and nuisance
water mitigation features (e.g., fencing, landscaping irrigation, sand impoundment
areas, soil stabilization, and 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 for all improvements
within each associated phase, and the CC&Rs shall be recorded subsequent to the
recordation of the Final Map for each associated phase.
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
39307 remain in effect. These conditions supplement those approvals and govern site
design, building placement, landscaping, lighting, and aesthetic treatment.
LAND DEVELOPMENT:
13. 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
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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.
14. The following plans are hereby referenced: Tentative Tract Map No. 39307 prepared
by MSA Consulting and dated January 30, 2026 and supporting Preliminary Grading
Exhibit prepared by MSA Consulting on January 29, 2026.
15. 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.
16. 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 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.
17. 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.
18. 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.
19. Prior to approval of Final Map, the Applicant shall pay all appropriate signalization fees
in accordance with the City’s Municipal Code Section 10.12.030.
20. 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.
21. 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, frontage
landscape and maintenance, 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.
22. Prior to final map approval, 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 and Portola
Avenue. Improvements include roadway, pedestrian facilities, and public utilities. In
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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.
23. Prior to final map approval, the subdivider shall submit a final grading plan. Subdivider
shall guarantee the completion of all improvements required to support the
development, within the boundaries of the final map, by executing a Grading
Agreement with the City and posting the required security.
24. 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.
25. 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.
a) Right-of-way dedication to provide a minimum 65-foot right-of-way from street
centerline to property line is required.
b) Additional right-of-way dedication at project driveways required to
accommodate ADA-compliant public infrastructure within public right-of-way, if
needed, shall be dedicated.
c) All public infrastructure shall be within public right-of-way, prior to plan approval
the Applicant shall provide proof of proposed design will meet criteria.
d) Street improvements include, but are not limited to, meandering sidewalk,
landscaped parkway, and curb & gutter.
e) 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.
f) The project driveway at Frank Sinatra Drive shall be restricted to right-in and
right-out movements. Right-in movements shall be made from a right-turn only
pocket providing minimum 200-feet of vehicle storage length, or as approved
by the City Engineer. The design shall be per AASHTO Green Book and
Caltrans Highway Design Manual and be reviewed and approved by the City
Engineer.
g) Separate signing and striping plans for Frank Sinatra Drive shall be submitted
for review and approval of the City Engineer.
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h) 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.
26. 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 63-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 restripe the existing lane configuration to accommodate a
dedicated right-turn lane onto the development at the Portola Avenue
driveways with a minimum of 200-feet pocket length, or as approved by the
City Engineer. The design shall be per AASHTO Green Book and Caltrans
Highway Design Manual and be reviewed and approved by the City Engineer.
f) The Applicant shall construct a median opening at the northerly Portola Avenue
driveway to accommodate a northbound left-turn lane into the development,
providing a minimum 200-foot storage length. The design shall account for the
existing southbound left-turn movement from Portola Avenue onto Retreat
Circle North and shall be subject to review and approval by the City Engineer.
g) Separate signing and striping plans for Portola Avenue shall be submitted for
review and approval of the City Engineer. The restriping shall provide for 2
southbound through lanes along the project frontage, and 2 southbound
through lanes and a 1 right-turn lane at the project driveways. Adequate
transitions shall be provided.
h) 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.
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27. 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.
28. REMOVED PER PLANNING COMMISSION MOTION, FEBRUARY 17, 2026.
29. Prior to Final Map approval, 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) 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.
b) For proposed streets with minimum 40-foot roadway, on-street parking will be
allowed on both sides of the street unless it creates a sight-line or Fire
Department difficulty.
c) On-street parking will not be allowed on streets providing 32-foot roadway and
providing access to main internal roadways.
d) Parking along private driveways, corresponding to Section B-B, Section C-C,
and Section D-D of the tentative map exhibit, will not be allowed.
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