CC Resolution 2002-017RESOLUTION NO. 2002-17
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING TENTATIVE TRACT
MAP 30357 TO DIVIDE 364.73 ACRES INTO RESIDENTIAL
LOTS, GOLF COURSE LOTS, AND A NUMBER OF
LETTERED LOTS
CASE NO.: TENTATIVE TRACT MAP 30357
APPLICANT: TOLL BROTHERS, INC.
WHEREAS, the City Council of the City of La Quinta, California, did on
the 5th day of February, 2002, hold a duly noticed Public Hearing for Toll Brothers,
Inc., in order to subdivide 364.73 acres into residential lots, golf course lots and a
number of lettered lots, generally located on the east side of Jefferson Street, between
Avenue 50 and Avenue 52: and
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 8th day of January, 2002, hold a duly noticed Public Hearing for Toll
Brothers, Inc., in order to subdivide 364.73 acres into residential lots, golf course lots
and a number of lettered lots, generally located on the east side of Jefferson Street,
between Avenue 50 and Avenue 52, more particularly described as:
APN 772-250-002 & 003, 772-250-007 through 012,
772-270-001 through 004, 772-270-006
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 approving said Tentative Tract
Map 30357:
Finding Number 1 - Consistency with General Plan:
A. The property is designated Low Density Residential. The Land Use Element of
the General Plan encourages differing residential developments throughout the
City. The project is consistent with the goals, policies and intent of the La
Quinta General Plan Land Use Element (Chapter 2) insofar as low density
residential development fits the character of the City's residential community.
Finding Number 2 - Consistency with City Zoning Ordinance:
A. The proposed development is consistent with the land uses specified in the
Zoning Ordinance, as conditioned.
Resolution No. 2001-17
Tentative Tract Map 30125 - Toll Brothers, Inc.
Adopted: February 5, 2002.2
Page 2
Finding Number 3 - Compliance with the California Environmental Quality Act:
A. Tentative Tract Map 30357 is subject to the requirements of the California
Environmental Quality Act per Public Resources Code Section 65457(a). A
Mitigated Negative Declaration (EA 2001-437) has been prepared.
Finding Number 4 - Site Design:
A. The proposed design of the subdivision conforms with the development
standards found in the General Plan and Zoning Ordinance by creating single
family lots and golf course lots.
B. The site is physically suitable for the proposed land division, as the area is
generally flat and without physical constraints, and the Tentative Tract Map is
consistent with the low density residential character of the community.
Finding Number 5 - Site Improvements:
A. Infrastructure improvements such as gas, electric, sewer and water will service
the site in underground facilities as required. 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:
1. That the above recitations are true and constitute the findings of the City
Council in this case;
2. That it does hereby confirm the conclusion that Environmental Assessment
2001-437 assessed the environmental concerns of this Tentative Tract Map;
and,
4. That it does approve Tentative Tract Map 30357 for the reasons set forth in
this Resolution and subject to the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Council held on this 5th day of February, 2002, by the following vote, to
wit:
Resolution No. 2001-17
Tentative Tract Map 30125 - Toll Brothers, Inc.
Adopted: February 5, 2002.2
Page 3
AYES: Council Members Adolph, Henderson, Mayor Pro Tern Sniff
NOES: None
ABSENT: Council Member Perkins, Mayor Pena
ABSTAIN: None
STANLEY SNIFF, M yor Pro Te
City of La Quinta, C lifornia
ATTEST:
JUN REEK, CMC, C' lerk
City of La Quinta, California
(City Seal)
APPROVED AS TO FORM:
- //// /-C. I //--�
W. KAT ERI E JENSO , City Attorney
City of La Quinta, CaliiPyinia
CITY COUNCIL RESOLUTION 2002-17
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 30357 - TOLL BROTHERS
FEBRUARY 5, 2002
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta ("City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this tentative
tract map, or any Tract Map thereunder. The City shall have sole discretion in
selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
2. This tentative tract map, and any Tract Map thereunder, shall comply with the
requirements and standards of Government Code § § 66410 through 66499.58
(the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code
("LQMC ") .
The City of La Quinta's Municipal Code can be accessed on the City's Web Site
at, http://la-quinta.org.
3. Prior to the issuance of any grading, construction, or building permit by the City,
the applicant shall obtain the necessary clearances and/or permits from the
following agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Coachella Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• Sunline Transit Agency
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 2
4. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, Sections 8.70.010 et seq., and 13.24.170,
LQMC; Riverside County Ordinance No. 457; and the State Water Resources
Control Board's Order No. 99-08-DWQ .
A. For construction activities including clearing, grading or excavation of
land that disturbs five (5) acres or more of land, or that disturbs less than
five (5) acres of land, but which is a part of a construction project that
encompasses more than five (5) acres of land, the Permitee shall be
required to submit a Storm Water Pollution Protection Plan ("SWPPP").
B. The applicant's SWPPP shall be approved by the City Engineer prior to
any on or off -site grading being done in relation to this project.
C. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including
acceptance of all improvements by the City.
D. The applicant's SWPPP shall include provisions for all of the following
Best Management Practices ("BMPs") (8.70.020, LQMC):
i. Temporary Soil Stabilization (erosion control).
ii. Temporary Sediment Control.
iii. Wind Erosion Control.
iv. Tracking Control.
V. Non -Storm Water Management.
vi. Waste Management and Materials Pollution Control.
E. All of applicant's erosion and sediment control BMPs shall be approved
by the City Engineer prior to any on or off site grading being done in
relation to this project.
F. All approved project BMPs shall be maintained throughout the course of
construction, and until all improvements have been accepted by the City.
5. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at
the time of issuance of building permit(s).
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 3
6. The applicant shall block off the existing golf cart tunnel crossing under
Jefferson Street in a manner satisfactory to the City Engineer.
PROPERTY RIGHTS
7. Prior to issuance of any permit(s), the applicant shall acquire or confer
easements and other property rights necessary for the 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 offer for dedication on the Tract Map all public street right-
of-ways in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and/or as required by the City Engineer.
9. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1 . Avenue 50 (Primary Arterial) (Lot "A") - 50-foot half of the 100-
foot right-of-way.
2. Jefferson Street (Major Arterial) (Lot "B") - 60-foot half of the
120-foot right-of-way.
3. Avenue 52 (Primary Arterial) (Lot "C") - 55-foot half of the 1 10-
foot right-of-way.
10. The applicant shall retain for private use on the Tract Map all private street
right-of-ways in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and/or as required by the City Engineer.
1 1 . The private street right-of-ways to be retained for private use required for this
development include Lot "D" through and including Lot "Q":
A. PRIVATE STREETS
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 4
1 . Lot "D" - (Divided Collector) 53-foot right-of-way.
2. Lots "E" through "Q" (Residential Streets) shall have a 39-foot
right-of-way where double loaded, and may have a 35-foot right-
of-way where single loaded.
B. CUL DE SACS
1. Private Cul-de-sacs: Use Riverside County Standard 800 for
symmetrical Cul De Sacs and Standard 800A for offset Cul De
Sacs, with both having a 37-foot radius to the flowline of the 6"
wedge curb.
12. Right-of-way geometry for standard knuckles and property line corner cut -backs
at curb returns shall conform to Riverside County Standard Drawings #801, and
#805, respectively, unless otherwise approved by the City Engineer.
13. 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.
14. When the City Engineer determines that access rights to the proposed street
right-of-ways shown on the approved tentative tract map are necessary prior to
approval of the Tract Map dedicating such right-of-ways, the applicant shall
grant the necessary right-of-ways within 60 days of a written request by the
City.
15. The applicant shall offer for dedication on the Tract Map a ten -foot wide public
utility easement contiguous with, and along both sides of all private streets.
Such easement may be reduced to five feet in width with the express written
approval of IID.
16. The applicant shall create perimeter landscaping setbacks along all public right-
of-ways as follows:
A. Jefferson Street (Major Arterial) - 20-foot from the R/W-P/L.
B. Avenue 50 (Primary Arterial) - 20-foot from the R/W-P/L.
C. Avenue 52 (Primary Arterial - 20-foot from the R/W-P/L.
The listed setback depth shall be the average depth where a meandering wall
design is approved.
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 5
The setback requirements shall apply to all frontages including, but not limited
to, remainder parcels and sites dedicated for utility purposes.
A six foot wide meandering sidewalk shall be constructed in the parkway and
landscaped setback lots along the south side of Avenue 50. Additionally, a
multi -purpose trail shall also be installed and function for pedestrian, horses,
etc., as approved by the City along the south side of Avenue 50. Signs and
fencing identifying the trail as a multi -purpose (pedestrian, horses) shall be
posted along the trail at the time of installation of the trail, to the satisfaction
of the City. The City will accept the responsibility for the liability and
maintenance of the trail after dedication.
Where public facilities (e.g., multi -purpose trail and sidewalks) are placed on
privately -owned setbacks, the applicant shall offer for dedication blanket
easements for those purposes on the Tract Map.
17. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins,
mailbox clusters, park lands, and common areas on the Tract Map.
18. The applicant shall vacate all abutter's right -of -access to public streets and
properties from all frontages along such public streets and properties, excepting
those access points shown on the Tract Map.
19. The applicant shall furnish proof of easements, or written permission, as
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, permanent slopes, or other encroachments will
occur.
20. When an applicant proposes the vacation, or abandonment, of any existing
right-of-way, or access easement, which will diminish the access rights to any
properties owned by others, the applicant shall provide an alternate right-of-way
or access easement, to those properties, or notarized letters of consent from the
affected property owners.
21. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property between the date of approval of the tentative
tract map and the date of recording of any Tract Map, unless such easement is
approved by the City Engineer.
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 6
TRACT MAPS
22. Prior to the City's approval of a Tract Map, the applicant shall furnish accurate
AutoCAD files of the Tract Map that was approved by the City's map checker
on a storage media acceptable to the City Engineer. Such files shall be in a
standard AutoCAD format so as to be fully retrievable into a basic AutoCAD
program.
Where a Tract Map was not produced in an AutoCAD format, or produced in a
file that can be converted to an AutoCAD format, the City Engineer will accept
a raster -image file of such Tract 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.
23. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shall comply with the
provisions of Section 13.24.040, LQMC.
24. The following improvement plans shall be prepared and submitted for review
and approval by the City. A separate set of plans for each line item specified
below shall be prepared. The plans shall utilize the scale specified, unless
otherwise authorized by the City Engineer in writing. Note, the applicant may
be required to prepare other improvement plans not listed here pursuant to
improvements required by other agencies and utility purveyors.
A. Off -Site Street Plan: 1 " = 40' Horizontal, 1 " = 4' Vertical
The street improvement plans shall include permanent traffic
control and separate plan sheet(s) (drawn at 20 scale) that show
the meandering sidewalk, mounding, and berming design in the
combined parkway and landscape setback area.
B. Off -Site Street Median Landscape Plan: 1 " = 20'
C. Perimeter Landscape Plan: 1 " = 20'
D. On -Site Street Plan: 1 " = 40' Horizontal, 1 " = 4' Vertical
E. On -Site Rough Grading Plan: 1 " = 100' Horizontal
F. On -Site Precise Grading Plan: 1 " = 30' Horizontal
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 7
Other engineered improvement plans prepared for City approval that are not
listed above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show
all existing improvements for a distance of at least 200-feet beyond the project
limits, or a distance sufficient to show any required design transitions.
"Rough Grading" plans shall normally include perimeter walls with Top Of Wall
& Top Of Footing elevations shown. All footings shall have a minimum of 1-
foot of cover, or sufficient cover to clear any adjacent obstructions.
25. The City maintains standard plans, details and/or construction notes for
elements of construction. For a fee, established by City resolution, the
applicant may purchase such standard plans, detail sheets and/or construction
notes from the City.
26. The applicant shall furnish a complete set of the AutoCAD files of all complete,
approved improvement plans on a storage media acceptable to the City
Engineer. The files shall be saved in a standard AutoCAD format so they may
be fully retrievable through a basic AutoCAD program.
At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the AutoCAD files in order
to reflect the as -built conditions.
Where the improvement plans were not produced in a standard AutoCAD
format, or a file format which can be converted to an AutoCAD format, the City
Engineer will accept raster -image files of the plans.
IMPROVEMENT SECURITY AGREEMENTS
27. Prior to the conditional approval of any Tract Map, or the issuance of any
permit(s), the applicant shall construct all on and off -site improvements and
satisfy its obligations for same, or shall furnish a fully secured and executed
Subdivision Improvement Agreement ("SIA") guaranteeing the construction of
such improvements and the satisfaction of its obligations for same, or shall
agree to any combination thereof, as may be required by the City.
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 8
28. Any Subdivision Improvement Agreement ("SIA") entered into by and between
the applicant and the City of La Quinta, for the purpose of guaranteeing the
completion of any improvements related to this tentative tract map, shall
comply with the provisions of Chapter 13.28, LQMC.
29. Improvements to be made, or agreed to be made, shall include the removal of
any existing structures or other obstructions which are not a part of the
proposed improvements; and shall provide for the setting of the final survey
monumentation.
When improvements are phased through a "Phasing Plan," or an administrative
approval (e.g., Site Development Permits), all off -site improvements and
common on -site improvements (e.g... backbone utilities, retention basins,
perimeter walls, landscaping and gates) shall be constructed, or secured through
a SIA, prior to the issuance of any permits in the first phase of the
development, or as otherwise approved by the City Engineer.
Improvements and obligations required of each subsequent phase shall either be
completed, or secured through a SIA, prior to the completion of homes or the
occupancy of permanent buildings within such latter phase, or as otherwise
approved by the City Engineer.
In the event the applicant fails to construct the improvements for the
development, or fails to satisfy its obligations for the development in a timely
manner, pursuant to the approved phasing plan, the City shall have the right to
halt issuance of all permits, and/or final inspections, withhold other approvals
related to the development of the project, or call upon the surety to complete
the improvements.
30. Depending on the timing of the development of this tentative tract map, and the
status of the off -site improvements at the time, the applicant may be required
to: (1) construct certain off -site improvements, (2) construct additional off -site
improvements, subject to the reimbursement of its costs by others, (3)
reimburse others for those improvements previously constructed that are
considered to be an obligation of this tract map, (4) secure the costs for future
improvements that are to be made by others, or (5) to agree to any combination
of these means, as the City may require.
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 9
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Tract
Map, or the issuance of any permit related thereto, reimburse the City for the
costs of such improvements.
31. When improvements are to be secured through a SIA, and prior to any
conditional approval of the Tract Map by the City Council, the applicant shall
submit detailed construction cost estimates for all proposed on -site and off -site
improvements, including an estimate for the final survey monumentation, for
checking and approval by the City Engineer. Such estimates shall conform to
the unit cost schedule adopted by City resolution, or ordinance.
For items not listed in the City's unit cost schedule, the proposed unit costs
shall be approved by the City Engineer.
At the time the applicant submits its detailed construction cost estimates for
conditional approval of the Tract Map by the City Council, the applicant shall
also submit one copy each of an 8-1/2 it x 11 " reduction of each page of the
Tract Map, along with a copy of an 8-1 /2" x 11 " Vicinity Map.
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies and submitted to the City along with the applicant's
detailed cost estimates.
Security will not be required for telephone, natural gas, or Cable T.V.
improvements.
Development -wide improvements shall not be agendized for final acceptance by
the City Council until the City receives confirmation from the telephone
authority that the applicant has met all the requirements for telephone service
to all lots within the development.
GRADING
32. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.,
33. Prior to occupancy of the project site for any construction, or other purposes,
the applicant shall obtain a grading permit approved by the City Engineer.
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 10
34. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a qualified engineer or architect,
B. A preliminary geotechnical ("soils") report prepared by a qualified
engineer, and
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
LQMC.
All grading shall conform to the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by a soils engineer, or by
an engineering geologist.
A statement shall appear on the Tract Map that a soils report has been prepared
in accordance with the California Health & Safety Code § 17953.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust
Control Plan provisions as submitted with its application for a grading permit.
35. The applicant shall maintain all open graded, undeveloped land in order to
prevent wind and/or water erosion of such land. All open graded, undeveloped
land shall either be planted with interim landscaping, or stabilized with such
other erosion control measures, as were approved in the Fugitive Dust Control
Plan.
36. 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.
37. . Building pad elevations of perimeter lots shall not differ by more that one foot
from the building pads in adjacent developments.
38. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development. The overall site grading
adjacent to the Canal shall not exceed two feet from natural grading, and shall
not exceed more than one foot over the entire length of the site.
Building pad elevations on contiguous interior lots shall not differ by more than
three feet except for lots that do not share a common street frontage, where
the differential shall not exceed five feet.
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 11
Where compliance within the above stated limits is impractical, the City may
consider alternatives that are shown to minimize safety concerns, maintenance
difficulties and neighboring -owner dissatisfaction with the grade differential.
39. Prior to any site grading or regrading that will raise or lower any portion of the
site by more than plus or minus three tenths of a foot from the elevations
shown on the approved tentative tract map, the applicant shall submit the
proposed grading changes to the City Staff for a substantial conformance
finding review.
40. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or
surveyor.
Each pad certification shall list the pad elevation as shown on the approved
grading plan, the actual pad elevation and the difference between the two, if
any. Such pad certification shall also list the relative compaction of the pad
soil. The data shall be organized by lot number, and listed cumulatively if
submitted at different times.
DRAINAGE
41. The applicant shall comply with the provisions of Section 13.24.120 (Drainage),
LQMC.
42. Stormwater handling shall conform with the approved hydrology and drainage
report prepared specifically for Mountain View Country Club. Nuisance water
shall be disposed of in an approved manner.
43. The project shall be designed to accommodate purging and blowoff water
(through underground piping and/or retention facilities) 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
44. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities),
LQMC. '
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 12
45. The applicant shall obtain the approval of the City Engineer for the location of
all utility lines within any right-of-way, and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electric vaults, water valves,
and telephone stands, to ensure optimum placement for practical and aesthetic
purposes.
46. Existing overhead utility lines within, or adjacent to the proposed development,
and all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles
are exempt from the requirement to be placed underground.
47. Underground 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 all utility trench compaction for
approval by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
48. The applicant shall comply with the provisions of Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access
For Individual Properties And Developments), LQMC for public streets; and
Section 13.24.080 (Street Design - Private Streets), where private streets are
proposed.
49. Streets shall have vertical curbs or other approved curb configurations that will
convey water without ponding, and provide lateral containment of dust and
residue during street sweeping operations. If a wedge or rolled curb design is
approved, the lip at the flowline shall be near vertical with a 1 /8" batter and a
minimum height of 0.1'. Unused curb cuts on any lot shall be restored to
standard curb height prior to final inspection of permanent building(s) on the lot.
50. The applicant shall construct the following street improvements to conform with
the General Plan street type noted in parentheses.
A. OFF -SITE STREETS
1) Avenue 50 (Primary Arterial; 100' R/W option) :
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 13
Widen the south side of the street along all frontage adjacent to
the tract boundary. Rehabilitate and/or reconstruct existing
roadway pavement as necessary to augment and convert it from
a rural county -road design standard to La Quinta's urban arterial
design standard. Street widening improvements shall include all
appurtenant components such as, but not limited to, curb, gutter,
traffic control striping, legends, and signs, except for street lights.
Other significant new improvements required for installation in, or
adjacent, to the subject right of way include:
(a) 6-foot wide meandering sidewalk.
(b) 12-foot wide landscaped median from the west boundary
line to the east boundary of the tract.
(c) Traffic signal at the projects main entry on Avenue 50 when
warrants are met. Applicant is responsible for 50 % of the
cost to design and install the traffic signal if complementing
cost share from development on other side of street is
available at time signal is required. Applicant shall enter
into a SIA to post security for 50 % of the cost to design
and install the traffic signal prior to recordation of final map;
the security shall remain in full force and effect until the
signal is actually installed by the applicant or the developer
on the other side of the street. If the land on the other side
of the street does not have an approved project connecting
to the subject intersection, the applicant shall pay 100% of
the cost to design and install the signalization for the
resulting "T" intersection. If, however, the applicant's
development trails the progress of the development on the
other side of the street, the applicant shall be responsible
for 50% of the cost as previously stated.
The pavement rehabilitation/reconstruction, and landscape median
improvements, are eligible for reimbursement from the City's
Development Impact Fee fund in accordance with policies
established for that program.
2) Jefferson Street (Major Arterial; 120' R/W)
Applicant shall construct median openings and turn pockets to
accommodate the turning movements authorized by these
Conditions of Approval.
(a) Traffic signal at -the projects main entry on Jefferson Street
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 14
when warrants are met. Applicant is responsible for 50 %
of the cost to design and install the traffic signal if
complementing cost share from development on other side
of street is available at time signal is required. Applicant
shall enter into a SIA to post security for 50 % of the cost
to design and install the traffic signal prior to recordation of
final map; the security shall remain in full force and effect
until the signal is actually installed by the applicant or the
developer on the other side of the street. If the land on the
other side of the street does not have an approved project
connecting to the subject intersection, the applicant shall
pay 100% of the cost to design and install the signalization
for the resulting "T" intersection. If, however, the
applicant's development trails the progress of the
development on the other side of the street, the applicant
shall be responsible for 50% of the cost as previously
stated.
The pavement rehabilitation/reconstruction and landscape
median improvements are eligible for reimbursement from
the City's Development Impact Fee fund in accordance with
policies established for that program.
3) Avenue 52 (Primary Arterial; 1 10' R/W option) :
Widen the north side of the street along all frontage adjacent to
the tract boundary. Rehabilitate and/or reconstruct existing
roadway pavement as necessary to augment and convert it from
a rural county -road design standard to La Quinta's urban arterial
design standard. Street widening improvements shall include all
appurtenant components such as, but not limited to, curb, gutter,
traffic control striping, legends, and signs, except for street lights.
Other significant new improvements required for installation in, or
adjacent, to the subject right of way include:
(a) 6-foot wide meandering sidewalk.
(b) 18-foot wide landscaped median from the west boundary
line to the west boundary of the Coachella Canal.
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 15
The pavement rehabilitation/reconstruction, and landscape median
improvements, are eligible for reimbursement from the City's
Development Impact Fee fund in accordance with policies
established for that program.
B. PRIVATE STREETS
1 . Lot "D" - Construct full improvements within a 53-foot right-of-
way, which shall be divided into two 20-foot traveled ways with
a 10-foot center landscaped median.
2. Lots "E" through "Q" - Construct full 36-foot wide travel width
improvements within a 39-foot right-of-way where the residential
streets are double loaded. And construct full 32-foot wide travel
width improvements within a 35-foot right-of-way where the
residential streets are single loaded.
C. PRIVATE CUL DE SACS
1) Private Cul-de-sacs shall be constructed to Riverside County
Standard 800 for symmetrical Cul-de-sacs and Standard 800A for
offset Cul-de-sacs, and both shall be constructed with a 37-foot
curb radius, measured gutter flow -line to gutter flow -line.
51. All gated entries shall provide for a two -car minium stacking capacity for
inbound traffic; and shall provide for a full turn -around outlet for non -entry
accepted vehicles.)
Where a gated entry is proposed, the applicant shall submit a detailed exhibit
at a scale of 1 if = 10', demonstrating that those passenger vehicles that do not
gain entry into the development can safely make a "U" Turn back out onto
Jefferson Street, Avenue 50 and Avenue 52, from the gated entry.
Two lanes of traffic shall be provided on the entry side of each gated entry, one
lane shall be dedicated for residents, and one lane for visitors.
52. The applicant shall design street pavement sections using CalTrans' design
procedure for 20-year life pavement, and the site -specific data for soil strength
and anticipated traffic loading (including construction traffic). Minimum
structural sections shall be as follows:
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 16
Residential 3.0" a.c./4.50" c.a.b.
Collector 4.011/5.001,
Primary Arterial 4.5"/6.00"
Major Arterial 5.5"/6.50"
or the approved equivalents of alternate materials.
53. General access points and turning movements of traffic are limited to the
following:
A. Jefferson Street (Primary Entry): Full turn in, Full turn out.
B. Avenue 50 (Secondary Entry): Full turn in, Full turn out.
C. Avenue 52 (Secondary Entry): Left & Right turn in, Right turn out.
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. Improvements shall be designed and constructed in accordance with City
adopted standards, supplemental drawings and specifications, or as approved
by the City Engineer. Improvement plans for streets, access gates and parking
areas shall be stamped and signed by qualified engineers.
56. Standard knuckles and corner cut -backs shall conform to Riverside County
Standard Drawings #801 and #805, respectively, unless otherwise approved by
the City Engineer.
57. The applicant shall extend improvements beyond the subdivision boundaries to
ensure they safely integrate with existing improvements.
CONSTRUCTION
58. The applicant shall submit current mix designs (less than two years old at the
time of construction) for base, asphaltic concrete and Portland cement concrete.
The submittal shall include the test results for all specimens used in the mix
design procedure. For mix designs over six months old, the submittal shall
include the most recent (less than six months old at the time of construction)
aggregate gradation test results confirming that the design gradations can be
achieved in current production. The applicant shall not schedule construction
operations until mix designs have been approved.
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 17
59. The City will conduct final inspections of 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 in
residential tracts 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.
LANDSCAPING
60. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
61. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots and park areas.
62. 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 the landscape plans for approval by the Community
Development Department (CDD), prior to plan checking by the Public Works
Department. When plan checking has been completed by CDD, the applicant
shall obtain the signatures of CVWD and the Riverside County Agricultural
Commissioner, prior to submittal for signature by the City Engineer.
NOTE: Plans are not approved for construction until signed by the City Engineer.
63. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn areas shall be minimized with
no lawn, or spray irrigation, being placed within 18 inches of curbs along public
streets.
PUBLIC SERVICES
64. The applicant shall provide public transit improvements as required by Sunline
Transit and approved by the City Engineer.
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 18
QUALITY ASSURANCE
65. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
66. The applicant shall employ, or retain, qualified engineers, surveyors, and such
other appropriate professionals as are required to provide the expertise with
which to prepare and sign accurate record drawings, and to provide adequate
construction supervision.
67. The applicant shall arrange for, and bear the cost of, all measurements,
sampling and testing procedures not included in the City's inspection program,
but which may be required by the City, as evidence that the construction
materials and methods employed comply with the plans, specifications and
other applicable regulations.
68. Upon completion of construction, the applicant shall furnish the City with
reproducible record drawings of all improvement plans which were approved by
the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or
"As -Constructed" and shall be stamped and signed by the engineer or surveyor
certifying to the accuracy and completeness of the drawings. The applicant
shall have all AutoCAD or raster -image files previously submitted to the City,
revised to reflect the as -built conditions.
MAINTENANCE
69. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
70. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on -site improvements, perimeter landscaping, access
drives, and sidewalks.
FEES AND DEPOSITS
71. The applicant shall comply with the provisions of Section 13.24.180 (Fees and
Deposits), LQMC.
Resolution No. 2002-17
-- Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 19
COACHELLA VALLEY WATER DISTRICT CONDITIONS
72. The developer shall be required to install suitable facilities per district and
Bureau of Reclamation standards to prohibit access to the Coachella Canal right
of way.
73. The developer shall obtain an encroachment permit from the district prior to any
construction within the right of way of the Coachella Canal.
74. The developer shall provide land for additional facilities, which may include
wells, reservoirs, and booster pumping stations. These sites shall be shown on
the tract map as lots to be deeded to the district for such purpose.
75. The project site shall be annexed to Improvement District Nos. 55 and 82 of the
district for sanitation service.
76. The developer shall receive clearances from the Bureau of Reclamation for any
portion of lateral 120.8 which occur within the proposed project site prior to
recordation of the Final Tract Map.
77. Water from the Coachella Canal shall be used as the primary source for irrigation
of golf course and greenbelts within the project area.
FIRE DEPARTMENT CONDITIONS:
78. For residential areas, approved standard fire hydrants, located at each
intersection and spaced 330-feet apart with no portion of any lot frontage more
than 165-feet from a hydrant. Minimum fire flow shall be 1000 GPM for a 2-
hour duration at 20 PSI
79. For any buildings with public access, i.e., recreational halls, clubhouses, etc.,
Super fire hydrants are to be placed no closer than 25-feet and not more than
165-feet from any portion of the first floor of said building following approved
travel ways around the exterior of the building. Minimum fire flow for these
areas would be 1500 GPM for a 2-hour duration at 20 PSI.
80. Any commercial or public buildings are to have concurrent plan check through
the Fire Department, i.e., clubhouses, etc.
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 20
81. Water plans are to be submitted to the Fire Department for review and approval.
82. Blue dot retro-reflectors shall be placed in the street eight inches from centerline
to the side that the fire hydrant is on, to identify fire hydrant locations.
83. Cul-de-sacs, dead-end streets are not to exceed 1320-feet in length. This is a
safety issue and deals with traffic loading when residents are exiting during an
emergency (evacuation). Any roadways exceeding this distance must have a
secondary access. This access may be restricted to emergency vehicles only
if so desired.
84. City of La Quinta Ordinance requires all buildings, other than single family,
5,000 square feet or larger, to be fully sprinkled. NFPA 13 Standard. If
required, a sprinkler plan shall be submitted to the Fire Department for approval.
85. All structures shall be accessible from an approved roadway to within 150 feet
of all portions of the exterior of the first floor.
86. Gate entrances shall be at least two feet wider than the width of the travel
lanes, serving that gate. Any gate providing access from a road to a driveway
shall be located at least 35-feet setback from the roadway and shall open to
allow a vehicle to stop without obstructing traffic on the road. Where a one-
way road with a single traffic lane provides access to a gate entrance, a 38-foot
turning radius shall be used.
87. Gates may be automatic or manual and shall be equipped with a rapid entry
system (KNOX). Plans shall be submitted to the Fire Department for approval
prior to installation. Automatic 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.
88. The required water system, including fire hydrants, shall be installed and
accepted by the appropriate water agency prior to any combustible building
material being placed on an individual lot.
89. The applicant/developer shall prepare and submit to the Fire Department for
approval, a site plan designating required fire lanes with appropriate lane
painting and/or signs.
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 21
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS
90. Any residential lot occurring within 300-feet of existing equestrian or
agricultural land uses at the time of subdivision of that lot, shall be deed
restricted to require notification by the seller to the purchaser of the lot that the
lot is located within 300-feet of an existing equestrian or agricultural land use.
91. The landscaping plan shall include all frontages on City streets, shall be
submitted for review and approval by the Planning Commission prior to
completion of precise grading plan on any portion of the site, and shall include
phasing plan for installation of perimeter landscaping.