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CC Resolution 2000-169RESOLUTION NO. 2000-169 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A SUBDIVISION OF 63.1 ACRES INTO 206 SINGLE FAMILY LOTS CASE NO.: TENTATIVE TRACT MAP 24197 CENTURY CROWELL COMMUNITIES WHEREAS, the City Council of the City of La Quinta, California, did on the 19T" day of December, 2000, hold a duly noticed Public Hearing to consider the request of Century Crowell Communities for approval of a Tentative Tract Map to create 206 single family lots and miscellaneous lots on 63.1 acres in the RL (Low Density Residential) zone, located on the west side of Jefferson Street between Fred Waring Drive and Miles Avenue, more particularly described as: Portion of Section 20, T5S, R7E, SBBM WHEREAS, said Tentative Tract Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-68), in that the Community Development Department has conducted an Initial Study (Environmental Assessment 2000-407), and determined that the proposed Tentative Tract Map will not have a significant impact on the environment and a Mitigated Negative Declaration of Environmental Impact has been certified; and WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 28T" day of November, 2000, hold a duly noticed Public Hearing to consider the Project, and did adopt Resolution 2000-084, recommending approval, subject to the Findings and Conditions of Approval; 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 Tentative Tract Map: 1 . The proposed map is consistent with the General Plan in that with the lots will be used for Low Density Residential use which conforms with the General Plan and its Elements provided the recommended Conditions of Approval are imposed. The proposed density is 3.26 dwelling units per acre (du/ac) which is within the 2-4 du/ac designated by the General Plan Land Use Element. Resolution No. 2000-169 Tentative Tract Map 24197 Adopted: December 19, 2000 Page2 2. The design and proposed improvements of the proposed map is consistent with the General Plan and applicable specific plans (Zoning Code) in that the development and improvements of the lots will comply with applicable development standards regarding, density, grading, access, streets, lot sizes and widths, etc., provided the recommended Conditions of Approval are imposed. 3. The design of the subdivision and proposed improvements are not likely to cause environmental damage or substantially and avoidably injure fish, or wildlife, or cause serious public health problems since the project is surrounded by development, or other urban improvements, and mitigation is required by the Mitigated Negative Declaration (EA 2000-407), including noise mitigation adjacent to Jefferson Street, Fred Waring Drive, and Miles Avenue. This will be provided by a combination of berming, lowering of the adjacent residential pads, and construction of garden and retaining walls. 4. The design of the proposed map or types of improvements are not likely to cause serious public health problems because the development of the land will require compliance with all health related requirements including traffic calming techniques (i.e. stop signs, chokers, etc.), and provisions for sewers and water. 5. The design of the proposed map will not conflict with easements acquired by the public at large, for access through, or use of, property within the proposed Map since none presently exist and new easements as needed will be provided and recorded. 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 approve Tentative Tract Map 24197 for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City Council held on this 19T" day of December, 2000, by the following vote, to wit: Resolution No. 2000-169 Tentative Tract Map 24197 Adopted: December 19, 2000 Page3 AYES: Council Members Adolph, Henderson, Perkins, Sniff NOES: None ABSENT: Mayor Pena ABSTAIN: None STANLEY SNIFF, Mayo Pro Tern City of La Quinta, California ATTEST: r� JUrofs GREEK, ity Clerk CitLa Quinta, California (City Seal) APPROVED AS TO FORM: M. KATHIERINE JE N , City Attorney City of La Quinta, 66lifornia RESOLUTION 2000-169 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT 24197 CENTURY CROWELL COMMUNITIES DECEMBER 19, 2000 GENERAL 1 . Upon conditional approval by the City Council of this development application, the City Clerk shall prepare and record, with the Riverside County Recorder, a memorandum noting that conditions of approval for development of the property exist and are available for review at City Hall. 2. The subdivider agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this tentative map or any final map thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the subdivider of any claim, action or proceeding and shall cooperate fully in the defense. 3. This tentative map and any final maps thereunder shall comply with the requirements and standards of §§66410 through 66499.58 of the California Government Code (the Subdivision Map Act) and Chapter 13 of the La Quinta Municipal Code (LQMC). 4. Prior to the issuance of a grading, construction or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • Sunline Transit 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. RESOLUTION 2000-169 CONDITIONS OF APPROVAL -FINAL TENTATIVE TRACT 24197 CENTURY CROWELL COMMUNITIES DECEMBER 19, 2000 PAGE 2 The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit. For projects requiring project -specific NPDES construction permits, the applicant shall submit a copy of the CWQCB acknowledgment of the applicant's Notice of Intent prior to issuance of a grading or site construction permit. The applicant shall ensure that the required Storm Water Pollution Protection Plan is available for inspection at the project site. 5. Final maps under this tentative map shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of final map approval. 6. The proposed street name Virginia Street (Lot E) shall be eliminated with the existing street name Dandelion Drive from the west used. Prior to Final Map approval by the City Council, the applicant/developer shall submit proposed street names with alternatives for other streets in the tract to Community development Department for approval. PROPERTY RIGHTS 7. Prior to approval of a final map, the applicant shall acquire or confer easements and other property rights required of the tentative map or otherwise necessary for construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction, and reconstruction of essential improvements. 8. The applicant shall dedicate or grant 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. 9. Right of way dedications required of this development include: a. PUBLIC STREETS Fred Waring Drive (Major Arterial): 60-foot half of 120-foot right of way RESOLUTION 2000-169 CONDITIONS OF APPROVAL -FINAL TENTATIVE TRACT 24197 CENTURY CROWELL COMMUNITIES DECEMBER 19, 2000 PAGE 3 ii. Jefferson Street (Major Arterial): 60-foot half of 120-foot right of way iii. Miles Ave. (Primary Arterial): 55-foot half of 110-foot right of way iv. Residential Streets: 60-foot right of way, except cul-de-sac right of way width which may be reduced to 50-foot. b. CULS DE SAC BULB Use Riverside County Standard 800 (symmetric) or 800A (offset) with 39.5-foot radius, or larger. 10. Right of way geometry for knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #801 and #805 respectively unless otherwise approved by the City Engineer. 11. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. 12. If the City Engineer determines that 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 the necessary rights of way within 60 days of written request by the City. 13. The applicant shall dedicate ten -foot public utility easements contiguous with and along both sides of all private streets. The easements may be reduced to five feet with the express concurrence of IID. 14. The applicant shall create perimeter setbacks along public rights of way as follows (listed setback depth is the average depth if meandering wall design is approved): a. Fred Waring Drive (Major Arterial): 20-feet b. Jefferson Street (Major Arterial): 20-feet C. Miles Avenue (Primary Arterial): 20-feet The setback requirement applies to all frontage including, but not limited to, remainder parcels and sites dedicated for utility purposes. RESOLUTION 2000-169 CONDITIONS OF APPROVAL -FINAL TENTATIVE TRACT 24197 CENTURY CROWELL COMMUNITIES DECEMBER 19, 2000 PAGE 4 Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall dedicate blanket easements for those purposes. The applicant shall dedicate on the final map the perimeter landscape lots, however, the applicant shall anticipate retaining ownership of these perimeter landscape lots unto itself, its heirs, or assigns because the City has not been accepting dedications of these lots for public ownership since the passage of Proposition 218. 15. The applicant shall dedicate easements necessary for placement of and access to utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 16. The applicant shall vacate abutter's rights of access to public streets and properties from all frontage along the streets and properties except access points shown on the approved tentative map. 17. The applicant shall furnish proof of easements or written permission, as appropriate, from owners of any abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments are to occur. 18. 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 or notarized letters of consent from the property owners 19. The applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval of this tentative map 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. RESOLUTION 2000-169 CONDITIONS OF APPROVAL -FINAL TENTATIVE TRACT 24197 CENTURY CROWELL COMMUNITIES DECEMBER 19, 2000 PAGE 5 FINAL MAP(S) AND PARCEL MAP(S) 20. Prior to approval of a final map, the applicant shall furnish accurate AutoCad files of the complete map, as approved by the City's map checker, on storage media acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. If the map was not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the map. 21. All retention basin lots, park site lot, and well site lots shall be individually designated as lettered lots. 22. If a retention basin for on site stormwater is to be created within the proposed city park site area, then a separate lettered lot shall be designated for the basin. IMPROVEMENT PLANS As used throughout these conditions of approval, professional titles such as "engineer," "surveyor," and "architect" refer to persons currently certified or licensed to practice their respective professions in the State of California. 23. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and landscape architects, as appropriate. Plans shall be submitted on 24" x 36" media in the categories of "Rough Grading," "Precise Grading," "Streets & Drainage," and "Landscaping." Precise grading plans shall have signature blocks for Community Development Director and the Building Official. All other plans shall have signature blocks for the City Engineer. Plans are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, entry drives, gates, and parking lots. "Landscaping" plans shall normally include irrigation improvements, landscape lighting and entry monuments. "Precise Grading" plans shall normally include perimeter walls. RESOLUTION 2000-169 CONDITIONS OF APPROVAL -FINAL TENTATIVE TRACT 24197 CENTURY CROWELL COMMUNITIES DECEMBER 19, 2000 PAGE 6 Plans for improvements not listed above shall be in formats approved by the City Engineer. 24. 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. 25. When final plans are approved by the City, 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 items 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. If the plans were not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the plans. IMPROVEMENT AGREEMENT 26. Depending on the timing of development of the lots or parcels created by this map and the status of off -site improvements at that time, the subdivider may be required to construct improvements, to construct additional improvements subject to reimbursement by others, to reimburse others who construct improvements that are obligations of this map, to secure the cost of the improvements for future construction by others, or a combination of these methods. In the event that any of the improvements required herein are constructed by the City, the Applicant shall, at the time of approval of a map or other development or building permit, reimburse the City for the cost of those improvements. 27. 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 approval of a final map or parcel map or issuance of a certificate of compliance for a waived parcel map. For secured agreements, security provided, and the release thereof, shall conform with Chapter 13, LQMC. RESOLUTION 2000-169 CONDITIONS OF APPROVAL -FINAL TENTATIVE TRACT 24197 CENTURY CROWELL COMMUNITIES DECEMBER 19, 2000 PAGE 7 Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. 28. If improvements are secured, the applicant shall provide estimates of improvement costs for checking and approval by the City Engineer. 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 improvements under the jurisdiction of other agencies shall be approved by those agencies. Security is not required for telephone, gas, or T.V. cable improvements. However, development -wide 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. 29. If improvements are phased with multiple final maps or other administrative approvals (e.g., Site Development Permits), off -site improvements and common improvements (e.g., retention basins, perimeter walls & landscaping,) shall be constructed or secured prior to approval of the first phase unless otherwise approved by the City Engineer. Improvements and obligations required of each phase shall be completed and satisfied prior to completion of homes or occupancy of permanent buildings within the phase and subsequent phases unless a construction phasing plan is approved by the City Engineer. 30. If the applicant fails to construct improvements or satisfy obligations in a timely manner or as specified in an approved phasing plan or in an improvement agreement, the City shall have the right to halt issuance of building permits or final building inspections, withhold other approvals related to the development of the project or call upon the surety to complete the improvements. GRADING 31. This development shall comply with Chapter 8.11 of the LQMC (Flood Hazard Regulations). If any portion of any proposed building lot in the development is or may be located within a flood hazard area as identified on the City's Flood Insurance Rate Maps, the development shall be graded to ensure that all floors and exterior fill (at the foundation) are above the level of the project (100-year) flood and building pads are compacted to 95% Proctor Density as required in Title 44 of the Code of Federal Regulations, Section 65.5(a) (6). Prior to RESOLUTION 2000-169 CONDITIONS OF APPROVAL -FINAL TENTATIVE TRACT 24197 CENTURY CROWELL COMMUNITIES DECEMBER 19, 2000 PAGE 8 issuance of building permits for lots which are so located, the applicant shall furnish certifications as required by FEMA that the above conditions have been met. 32. Prior to issuance of a grading permit, the applicant shall furnish a preliminary geotechnical ("soils") report and an approved grading plan prepared by a qualified engineer. The grading plan shall conform with the recommendations of the soils report and be certified as adequate by a soils engineer or engineering geologist. A statement shall appear on final maps (if any are required of this development) that a soils report has been prepared pursuant to Section 17953 of the Health and Safety Code. 33. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right of way unless otherwise approved by the City Engineer. 34. The applicant shall endeavor to minimize differences in elevation at abutting properties and between separate tracts and lots within this development. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots within a tract or parcel map, but not sharing common street frontage, where the differential shall not exceed five feet. The limits given in this condition and the previous condition are not entitlements and more restrictive limits may be imposed in the map approval or plan checking process. If compliance with the limits is impractical, however, the City will consider alternatives which minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 35. 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. 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. RESOLUTION 2000-169 CONDITIONS OF APPROVAL -FINAL TENTATIVE TRACT 24197 CENTURY CROWELL COMMUNITIES DECEMBER 19, 2000 PAGE 9 36. The applicant shall maintain graded, undeveloped land to prevent wind and water erosion of soils. The land shall be planted with interim landscaping or provided with other erosion control measures approved by the Community Development and Public Works Departments. 37. Prior to issuance of building permits, the applicant shall provide building pad certifications stamped and signed by qualified engineers or surveyors. For each pad, the certification shall list the approved elevation, the actual elevation, the difference between the two, if any, and pad compaction. The data shall be organized by lot number and listed cumulatively if submitted at different times. DRAINAGE The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the following: 38. Stormwater falling on site during the peak 24-hour period of a 100-year storm (the design storm) shall be retained within the development unless otherwise approved by the City Engineer. The tributary drainage area shall extend to the centerline of adjacent public streets. 39. If drainage of on site stormwater is to be directed into the Proposed city park, only one (1) acre of the park site may be used for retention capacity. The design of the one -acre retention basin shall be reviewed by the City Engineer. 40. Off -site stormwater in Fred Waring Drive may be retained within the proposed city park site. The water level of the stormwater retention during the 100 year storm occurrence may exceed the park site grade, but must be contained within the limits of the park lot. The design of the retention area within the park site shall be reviewed and approved by the City Engineer. 41. 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'/2 acres in size or larger or where the use of common retention is impracticable. If individual -lot retention is approved, the applicant shall meet the individual -lot retention provisions of Chapter 13.24, LQMC. RESOLUTION 2000-169 CONDITIONS OF APPROVAL -FINAL TENTATIVE TRACT 24197 CENTURY CROWELL COMMUNITIES DECEMBER 19, 2000 PAGE 10 42. Storm flow in excess of retention capacity shall be routed through a designated, unimpeded overflow outlet to the historic drainage relief route. 43. Storm drainage historically received from adjoining property shall be retained on site or passed through to the overflow outlet. 44. Retention facility design shall be based on site -specific percolation data which shall be submitted for checking with the retention facility plans. The design percolation rate shall not exceed two inches per hour. 45. Retention basin slopes shall not exceed 3:1. Maximum retention depth shall be six feet for common basins and two feet for individual -lot retention. 46. Nuisance water shall be retained on site. In residential developments, nuisance water shall be disposed of in a trickling sand filter and leachfield approved by the City Engineer. The sand filter and leachfield shall be designed to contain surges of 3 gph/1,000 sq. ft. (of landscape area) and infiltrate 5 gpd/1,000 sq. ft. 47. In developments for which security will be provided by public safety entities (e.g., the La Quinta Safety Department or the Riverside County Sheriff's Department), retention basins shall be visible from adjacent street(s). No fence or wall shall be constructed around basins unless approved by the Community Development Director and the City Engineer. 48. If the applicant proposes discharge of stormwater directly or indirectly to the Coachella Valley Stormwater Channel, the applicant shall indemnify the City from the costs of any sampling and testing of the development's drainage discharge which may be required under the City's NPDES Permit or other City - or area -wide pollution prevention program, and for any other obligations and/or expenses which may arise from such discharge. The indemnification shall be executed and furnished to the City prior to issuance of any grading, construction or building permit and shall be binding on all heirs, executors, administrators, assigns, and successors in interest in the land within this tentative map excepting therefrom those portions required to be dedicated or deeded for public use. The form of the indemnification shall be acceptable to the City Attorney. If such discharge is approved for this development, the applicant shall make provisions in the CC&Rs for meeting these potential obligations. RESOLUTION 2000-169 CONDITIONS OF APPROVAL -FINAL TENTATIVE TRACT 24197 CENTURY CROWELL COMMUNITIES DECEMBER 19, 2000 PAGE 11 49. The tract shall be designed to accommodate purging and blowoff water from any on -site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. UTILITIES 50. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within the right of way and all above -ground utility structures including, but not limited to, traffic signal cabinets, electrical vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 51. Existing aerial lines within or adjacent to the proposed development and all proposed utilities shall be installed underground. Power lines exceeding 34.5 kv are exempt from this requirement. 52. Utilities shall be installed prior to overlying hardscape. For installation of utilities in existing, improved streets, the applicant shall comply with trench restoration requirements maintained or required by the City Engineer. The applicant shall provide certified reports of trench compaction for approval of the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 53. The applicant shall install the following street improvements to conform with the General Plan street type noted in parentheses. (Public street improvements shall conform with the City's General Plan in effect at the time of construction.) a. OFF -SITE STREETS i. Fred Waring Drive (Major Arterial) - Construct 51-foot half of 102- foot improvement (travel width, excluding curbs) plus 6-foot sidewalk. Costs incurred by the developer related to arterial core improvements (ie one regional lane and the landscaped median) are eligible for reimbursement from the City's Developer Impact Fee fund in accordance with policies established for that program. RESOLUTION 2000-169 CONDITIONS OF APPROVAL -FINAL TENTATIVE TRACT 24197 CENTURY CROWELL COMMUNITIES DECEMBER 19, 2000 PAGE 12 ii. Jefferson Street (Major Arterial) - Developer shall pay a prorated cash fee for the outer 20 feet of pavement including curb and gutter, of the 51-foot half -width improvements. The prorata share shall be calculated on the basis of regional funds (ie no City funding) and developer funds paying for 100% of the improvements on the west side of the centerline. The developer shall install a meandering 6-foot sidewalk at its expense. iii. Miles Avenue (Primary Arterial) - Construct 43-foot half of 86-foot improvement (travel width, excluding curbs) plus 6-foot sidewalk. Costs incurred by the developer related to arterial core improvements (i.e. landscaped median) are eligible for reimbursement from the City's Developer Impact Fee fund in accordance with policies established for that program. b. ON -SITE PUBLIC STREETS Residential Streets - Construct 36-foot full improvements (travel width, excluding curbs) plus 6-foot sidewalk. (NOTE: this requirement applies to all residential streets, including cul-de-sac streets.) ii. Culs de sac per Riverside County Standard 800 (symmetric) or 800A (offset), 38-foot curb radius. iii. Traffic calming "chokers" shall be installed at five (5) intersections (Lots D/N, Lots D/L, Lots D/P/I, Lots D /0, and Lots D/E/F), and if street lot L is extended west, off -site on Buttercup Lane just west of the tract boundary, if determined by the City Engineer that a mid -block "choker" on Buttercup Lane will help reduce traffic speeds on Buttercup Lane. The choker design configuration and landscaping appointments shall be as directed by the City Engineer. Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, bus turnouts, dedicated turn lanes, and other features contained in the approved construction plans may warrant additional street widths as determined by the City Engineer. RESOLUTION 2000-169 CONDITIONS OF APPROVAL -FINAL TENTATIVE TRACT 24197 CENTURY CROWELL COMMUNITIES DECEMBER 19, 2000 PAGE 13 54. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs, and sidewalks. Mid -block street lighting is not required. 55. The applicant may be required to extend improvements beyond development boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). 56. Improvements shall be designed and constructed in accordance with the LQMC, adopted standards, supplemental drawings and specifications, and as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 57. Knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #801 and #805 respectively unless otherwise approved by the City Engineer. 58. Streets shall have vertical curbs or other approved curb configurations which convey water without ponding and provide lateral containment of dust and residue for street sweeping. If a wedge or rolled curb design is approved, the lip at the flowline shall be vertical (1/8" batter) and a minimum of 0.1' in height. Unused curb cuts on any lot shall be restored to normal curbing prior to final inspection of permanent building(s) on the lot. 59. The applicant shall design street pavement sections using Caltrans' design procedure (20-year life) and site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows (or approved equivalents for alternate materials): Residential & Parking Areas 3.0" a.c./4.50" c.a.b. Collector 4.0"/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5"/6.00" Major Arterial 5.5"/6.50" RESOLUTION 2000-169 CONDITIONS OF APPROVAL -FINAL TENTATIVE TRACT 24197 CENTURY CROWELL COMMUNITIES DECEMBER 19, 2000 PAGE 14 60. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 61. The City will conduct final inspections of homes and other habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly -maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the tract or when directed by the City, whichever comes first. 62. General access points and turning movements of traffic are limited to the following: a. Fred Waring Drive - Access is restricted at the intersection of Fred Waring Drive and Lot D to right turn movements only onto Fred Waring Drive from Lot D and to both right and left turn movements from Fred Waring Drive onto Lot D. The left turn pocket on Fred Waring Drive shall be designed so that it does not conflict with any future left turn pocket on Fred Waring Drive for eastbound traffic turning north into any future development on the north side of Fred Waring Drive and so that westbound movements from Lot D remain restricted. If such design cannot be accomplished, then left turn access from Fred Waring shall be restricted. b. Jefferson Street - Access is restricted at the intersection of Jefferson Street and Lot T to right turn movements only onto Jefferson Street from Lot T and to both right and left turn movements from Jefferson Street onto Lot T. C. Miles Avenue - Unrestricted access at the intersection of Miles Avenue and Lot D. RESOLUTION 2000-169 CONDITIONS OF APPROVAL -FINAL TENTATIVE TRACT 24197 CENTURY CROWELL COMMUNITIES DECEMBER 19, 2000 PAGE 15 63. The applicant shall be responsible for one-half of the cost of the installation of a traffic signal at the intersection of Miles Avenue and Lot D as warranted by the Cities of La Quinta and Indio. LANDSCAPING 64. The applicant shall provide landscaping in required setbacks, retention basins, common lots, and park areas. 65. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. The applicant shall submit plans for approval by the Community Development Department prior to plan checking by the Public Works Department. When plan checking is complete, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner prior to submitting for signature by the City Engineer. Plans are not approved for construction until signed by the City Engineer. 66. 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 18 inches of curbs along public arterial streets. 67. The applicant shall make provisions for continuous maintenance of landscaping and related improvements in landscaped setbacks, retention basins and other public or common areas 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. PUBLIC SERVICES 68. The applicant shall provide public transit improvements as required by Sunline Transit and approved by the City Engineer. Improvements shall include a bus turnout location and a passenger waiting shelter with night lighting, a bench and a trash receptacle along Jefferson Street at the southwest corner of Lot T. RESOLUTION 2000-169 CONDITIONS OF APPROVAL -FINAL TENTATIVE TRACT 24197 CENTURY CROWELL COMMUNITIES DECEMBER 19, 2000 PAGE 16 QUALITY ASSURANCE 69. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 70. The applicant shall employ or retain qualified civil engineers, geotechnical engineers, surveyors, or other appropriate professionals to provide sufficient construction supervision to be able to furnish and sign accurate record drawings. 71. The applicant shall arrange and bear the cost of measurement, sampling and testing procedures not included in the City's inspection program but required by the City as evidence that construction materials and methods comply with plans, specifications and applicable regulations. 72. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all improvement plans which were signed by the City. Each sheet shall be clearly marked "Record Drawings," "As -Built" or "As - Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. The applicant shall revise the CAD or raster -image files previously submitted to the City to reflect as -constructed conditions. MAINTENANCE 73. The applicant shall make provisions for continuous, perpetual maintenance of all on -site improvements, perimeter landscaping, access drives, and sidewalks. The applicant shall maintain required public improvements until expressly released from this responsibility by the appropriate public agency. FEES AND DEPOSITS 74. The applicant shall pay the City's established fees for plan checking and construction inspection. Fee amounts shall be those in effect when the applicant makes application for plan checking and permits. RESOLUTION 2000-169 CONDITIONS OF APPROVAL -FINAL TENTATIVE TRACT 24197 CENTURY CROWELL COMMUNITIES DECEMBER 19, 2000 PAGE 17 75. Within four days after City Council approval of the Tentative Tract Map, the applicant shall submit to the Community Development Department a check made out to the County of Riverside for $928.00 for filing of the required Notice of Determination. FIRE MARSHAL 76. Prior to issuance recordation of final map, applicant/developer shall furnish one blue line copy of the water system plans to the Fire Department for review/approval. Plans shall conform to the fire hydrant types, location and spacing, and the system shall meet fire flow requirements. Plans shall be signed/approved by a registered Civil Engineer and the local water company with the following certification: I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department". 77. Fire hydrants in accordance with CVWD standard W-33 shall be located at each street intersection spaced not more than 330 feet apart in any direction with no portion of any lot frontage more than 165 feet from a fire hydrant. Minimum fire flow shall be 1000 gpm for a two hour duration at 20 psi. Blue dot reflectors shall be mounted in the middle of streets directly in line with fire hydrants. 78. 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. 79. A temporary water supply for fire protection may be allowed for the construction of the models only. Plans for a temporary water system must be submitted to the Fire Department for review prior to issuance of building permits. 80. Culs-de-sac streets shall be designed to have a minimum turning radius of 38 feet. It should be noted that the entire radius of 38 feet is required to properly turn fire department vehicles. Vehicle parking along the curb should be prohibited when the minimum radius is used. RESOLUTION 2000-169 CONDITIONS OF APPROVAL -FINAL TENTATIVE TRACT 24197 CENTURY CROWELL COMMUNITIES DECEMBER 19, 2000 PAGE 18 MISCELLANEOUS 81. Four acres of the proposed park site shall be accepted by the City as compliance with the Parkland Dedication requirements as set forth in Chapter 13.48 of the La Quinta Municipal Code. This four acre site shall not be used for stormwater retention. 82. Along Fred Waring Drive, Jefferson Street, and Miles Avenue the perimeter masonry or block wall shall meander with an average setback of 20 feet from the street property line. Design, material, and wall colors shall be approved by the Community Development Department with the perimeter landscaping plans. Prior to approval of the Final Map by City Council, the Final Map shall be modified to show the rear lot line of the adjacent lots meandering to coincide with the perimeter wall. 83. Lots 140 and 141 shall be revised to have a minimum 60 feet lot frontage as required by the Zoning Code. 84. All mitigation measures as noted in the Initial Study for Environmental Assessment 2000-407 for this Tentative Tract shall be met, as applicable. 85. The applicant shall process a Street Closure for Buttercup Lane adjacent to the tract pursuant to applicable Street and Vehicle Code sections. The applicant shall install bollards within the right-of-way located approximately 100 feet west of the easterly terminus of Buttercup Lane subject to the Director of Public Works approval. Pedestrian/bicyclist access between their tract and the Cactus Flower subdivision is prohibited.