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CC Resolution 2001-063RESOLUTION NO. 2001- 63 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING THE SUBDIVISION OF 18.94 ACRES INTO 62 SINGLE FAMILY AND MISCELLANEOUS LOTS LOCATED APPROXIMATELY 1,200 FEET EAST OF MADISON STREET, ON THE NORTH AND SOUTH SIDES OF LEGENDS WAY AND WEST OF MOUNTAIN VIEW IN PGA WEST CASE NO.: TENTATIVE TRACT MAP 30136 APPLICANT: SRHI, LLC (d.b.a. RIELLY HOMES) WHEREAS, the City Council of the City of La Quinta, California, did on the 5`h day of June, 2001, hold a duly noticed Public Hearing for SRHI, LLC to subdivide 18.94 acres into 62 single family and other common lots generally located 1,200 feet east of Madison Street abutting portions of Legends Ways and Mountain View; more particularly described as: Being a subdivision of Lots 17-21 of Amended Tract 28838-1; and Lots 1-40, and A-F of Tract 28838-4 WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 8h day of May, 2001, hold a duly noticed Public Hearing for SRHI, LLC to subdivide 18.94 acres into 62 single family and other common lots generally located 1,200 feet east of Madison Street abutting portions of Legends Ways and Mountain View and adopted Resolution 2001-064 recommending approval with conditions. 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 pursuant to Section 13.12.130 of the Subdivision Ordinance: A. The proposed map is consistent with the City of La Quinta General Plan and Zoning Ordinance. The property is designated Low Density Residential (LDR)• The Land Use Element of the General Plan allows residential land uses. The project is consistent with the goals, policies and intent of the La Quinta General Plan Land Use Element (Chapter 2) because attached and detached residential units are proposed. The project, as conditioned, is consistent with the goals, objectives, and policies of the General Plan Circulation Element. The proposed single family lots exceed the minimum size requirement of 6,500 square feet. The proposed 62 residential lots are consistent with and will not - negatively impact the overall growth and development of PGA West. Conditions are recommended ensuring compliance with both the PGA West Specific Plan and Zoning Code. Resolution No. 2001-63 TTM 30136 - SRHI, LLC (Rielly Homes) June 5, 2001 Page 2 B. The design of the proposed subdivision is consistent with the La Quinta General Plan and Subdivision Ordinance. Tentative Tract Map 30136 is within Specific Plan 83-002 (PGA West) for which Environmental Impact Report (State Clearinghouse Number 83062922) was certified by the City Council in 1984. No changed circumstances or conditions exist and no new information has been provided which would trigger the preparation of a subsequent EIR. The proposed site design conforms with the design guidelines identified in SP 83-002 and provides a harmonious transition between other approved residential tracts in PGA West. The proposed common landscaping will be privately maintained. The landscape design complements the surrounding residential areas in that it enhances the aesthetic and visual quality of the area. The site is physically suitable for the proposed land division. Stormwater runoff will be diverted to the existing golf course to ensure off -site properties are not impacted from seasonal storms. The proposed private street serves all proposed lots and connects to other existing streets in the PGA West development. Internal access is provided as required ensuring public safety vehicles proper access to this residential area. Infrastructure improvements such as gas, electric, sewer and water will be extended to service the site in underground facilities as planned under the Specific Plans. No adverse impacts have been identified based on letters of response from affected public agencies. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: That the above recitations are true and constitute the findings of the City Council in this case; 2. That it does hereby require compliance with those mitigation measures required for Specific Plan 83-002, as amended; and 3. That it does hereby approve TTM 30136 for the reasons set forth in this Resolution and subject to the attached conditions. Resolution No. 2001-63 TTM 30136 - SRHI, LLC (Rielly Homes) June 5, 2001 Page 3 PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City Council, held on the 5" day of June, 2001, by the following vote, to wit: AYES: Council Members Adolph, Henderson, Sniff, Mayor Pena NOES: None ABSENT: Council Member Perkins ABSTAIN: None ATTEST: JU REEK, CIVIC, City 6ler City of La Quinta, California (City Seal) APPROVED AS TO FORM: i KATHEIkINE JENSQrN, City Attorney City of La Quinta, California CITY COUNCIL RESOLUTION 2001-63 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 30136 - SRHI, LLC JUNE 5, 2001 GENERAL 1. Tentative Tract Map 30136 shall comply with the requirements and standards of § §66410-66499.58 of the California Government Code (the Subdivision Map Act) and Title 13 of the La Quinta Municipal Code (LQMC) unless otherwise modified by the following conditions. 2. This Map approval shall expire and become null and void on June 5, 2003, unless an extension of time is granted according to the requirements of Section 13.12.150 of the Subdivision Ordinance. 3. Developer agrees to indemnify, defend and hold harmless the City of La Quinta in the event of any legal claim or litigation arising out of the City's approval of this project. The City of La Quinta shall have the right to select its defense counsel in its sole discretion. The City shall promptly notify the subdivider of any claim, action or proceeding and shall cooperate fully in the defense. 4. Prior to the issuance of a grading permit or building permit for construction of any building or use contemplated by this approval, the applicant shall obtain permits and/or clearances from the following public agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Coachella Valley Unified School District • Coachella Valley Water District • Imperial Irrigation District • California Regional Water Quality Control Board (NPDES Permit) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. Resolution No. 2001-63 Conditions of Approval - Final Tentative Tract Map 30136 June 5, 2001 Page 2 The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit. Projects disturbing five or more acres, or smaller projects which are part of a larger project disturbing five or more acres require a project -specific NPDES permit. The applicant shall submit a copy of the CWQCB acknowledgment of the applicant's Notice of Intent (NO1) prior to issuance of a grading or site construction permit. The applicant shall ensure that the required Storm Water Pollution Protection Plan (SWPPP) is available for inspection at the project site. PROPERTY RIGHTS 5. 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. 6. 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. 7. Right of way dedications required of this development include: a. PRIVATE STREETS Residential: 37-foot width. 8. Right of way geometry for knuckle turns and corner cutbacks shall conform with Riverside County Standard Drawings #801 and #805 respectively unless otherwise approved by the City Engineer. 9. 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. 10. 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. Resolution No. 2001-63 Conditions of Approval - Final Tentative Tract Map 30136 June 5, 2001 Page 3 1 1 . 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 12. 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. FINAL MAP(S) AND PARCEL MAP(S) 13. 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 and in a program format acceptable to the City Engineer. The files shall utilize standard AutoCad menu choices 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. 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. 14. 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. Resolution No. 2001-63 Conditions of Approval - Final Tentative Tract Map 30136 June 5, 2001 Page 4 "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. Plans for improvements not listed above shall be in formats approved by the City Engineer. 15. The City may maintain standard plans, details and/or construction notes for elements of construction. For a fee established by City resolution, the applicant may acquire standard plan and/or detail sheets from the City. 16. 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. GRADING 17. 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. 18. Slopes shall not exceed 3:1 in landscape areas outside the right of way unless otherwise approved by the City Engineer. Resolution No. 2001-63 Conditions of Approval - Final Tentative Tract Map 30136 June 5, 2001 Page 5 19. 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. 20. 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. 21. 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 22. Stormwater handling shall conform with the approved hydrology and drainage plan for PGA West. Nuisance water shall be disposed of in an approved method. (UTILITIES 23. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within the right of way and all aboveground 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. 24. 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. 25. 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. Resolution No. 2001-63 Conditions of Approval - Final Tentative Tract Map 30136 June 5, 2001 Page 6 STREET AND TRAFFIC IMPROVEMENTS 26. The applicant shall install the following street improvements to conform with the General Plan street type noted in parentheses. a. PRIVATE STREETS Residential: 34-foot travel width, measured gutter flow -line to gutter flow -line. 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. 27. 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. 28. 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. 29. Knuckle turns and corner cutbacks shall conform with Riverside County Standard Drawings #801 and #805 respectively unless otherwise approved by the City Engineer. 30. 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. 31. 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 3.0" a.c./4.50" c.a.b. Resolution No. 2001-63 Conditions of Approval - Final Tentative Tract Map 30136 June 5, 2001 Page 7 32. 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. 33. 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. 1 ffH1!bY61j; Ld 34. Landscape and irrigation plans for landscaped lots, landscape setback areas and medians shall be prepared by a landscape architect and be prepared based on the water conservation measures in Chapter 8.13 of the Municipal Code. Landscape and irrigation plans shall be approved by the Community Development Department. The plans are not approved for construction until they have been approved and signed by the Coachella Valley Water District and the Riverside County Agricultural Commissioner. 35. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of aboveground utility structures. 36. The developer and subsequent property owner shall continuously maintain all required landscaping in a healthy and viable condition as required by Section 9.60.240 (E3) of the Zoning Ordinance. 37. 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 streets. Resolution No. 2001-63 Conditions of Approval - Final Tentative Tract Map 30136 June 5, 2001 Page 8 QUALITY ASSURANCE 38. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 39. 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. 40. 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. 41. 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 42. 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 43. The applicant shall pay all deposits and fees required by the City for plan checking and construction inspection. Deposit and fee amounts shall be those in effect when the applicant makes application for plan checking and permits. 44. Prior to approval of a final map or completion of any approval process for modification of boundaries of the property or lots subject to these conditions, the applicant shall process a reapportionment of any bonded assessment(s) against the property and pay the cost of the reapportionment. Resolution No. 2001-63 -... Conditions of Approval - Final Tentative Tract Map 30136 June 5, 2001 Page 9 45. The developer shall pay school mitigation fees to the Coachella Valley Unified School District based on the requirements of SP 83-002. Fees shall be paid prior to building permit issuance by the City. 46. Provisions shall be made to comply with the terms and requirements of the City's adopted Infrastructure Fee program in effect at the time of issuance of building permits. FIRE DEPARTMENT 47. Approved standard fire hydrants, located at each street intersection and spaced not more than 330 feet apart with no portion of any lot frontage more than 165 feet from a hydrant. Minimum fire flow shall be 1,000 g.p.m. for a 2-hour duration at 20 psi. 48. Blue dot reflectors shall be mounted in the middle of streets directly in line with fire hydrants. 49. Applicant/developer will provide written certification for the appropriate water company that the required fire hydrant(s) are either existing or that financial arrangements have been made to provide them. 50. Gates, if any, shall be equipped with a rapid entry system (KNOX). Plans shall be submitted to the Fire Department for approval prior to installation. Gate pins shall be rated with a shear pin force, not to exceed 30 pounds. Gates activated by the rapid entry system shall remain open until closed by the rapid entry system. 51. The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to any combustible building materials being placed on an individual lot. MISCELLANEOUS 52. All public agency letters received for this case are made part of the case file documents for plan checking purposes. 53. Applicable conditions of Specific Plan 83-002 shall be met prior to building permit issuance. Resolution No. 2001-63 Conditions of Approval - Final Tentative Tract Map 30136 June 5, 2001 Page 10 54. The project's HOA will be organized to administer and maintain common open space, private roads, security, and architectural consistency pursuant to the requirements of SP 83-002. The Covenants, Conditions and Restrictions for the tract shall be approved by the City Attorney prior to approval of the final map by the City Council.