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CC Resolution 2003-087RESOLUTION NO. 2003-087 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A 32 SINGLE- FAMILY AND OTHER COMMON LOTS SUBDIVISION ON 21.31 ACRES LOCATED AT THE SOUTHEAST CORNER OF AVENUE 64 AND PGA BOULEVARD CASE NO.: TENTATIVE TRACT MAP 31627 APPLICANT: M.D.S. CONSULTING FOR NADADOR, LLC WHEREAS, the City Council of the City of La Quinta, California, did on the 16" day of September, 2003, hold a duly noticed Public Hearing to consider a 32 single-family and other common lots subdivision on 21.31 acres located at the southeast corner of Avenue 54 and PGA Boulevard within Specific Plan 83-002 (PGA West Resort and Club), more particularly described as: Assessor's Parcel Numbers 775-080-009 through -015 Lots within Tract Map 29878 WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 12' day of August, 2003, conduct a Public Hearing to r--� consider approval of Tentative Tract Map 31627, and on a 3-0 vote, adopted Resolution 2003-057, recommending to the City Council approval of a 32 single- family and other common lot subdivision on 21.31 acres, subject to findings and conditions; and WHEREAS, in June and July, 2003, the Community .Development Department mailed case file materials to all affected agencies for their review and comment. All written comments are on file with the Community Development Department; and WHEREAS, the City mailed public hearing notices to affected property owners on July 21, 2003, pursuant to Section 13.12.100 of the Subdivision Ordinance and published a notice in the Desert Sun newspaper on September 4, 2003. All written correspondence is on file with the Community Development Department; and 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 83-63 adopted by the La Quinta City Council) in that the City Council certified an Addendum to the PGA West EIR (State Clearinghouse No. 83062922; Environmental Assessment 83-009) pursuant to CEQA Guidelines § 15164 on October 3, 2000, by adoption of Resolution 2000- 128. No changed circumstances, conditions or new information exists which require preparation of a subsequent EIR pursuant to Public Resources Code § 21166; and Resolution No. 2003-087 TTM 31627 - Nadador Adopted: September 16, 2003 Page 2 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 to approve said Tentative Tract Map: Finding Number 1 - Consistency with the General Plan/Specific Plan The project is consistent with the City's General Plan Medium Density Residential land use designation of up to eight dwelling units per acre pursuant to General Plan Amendment 2000-070 and Specific Plan 83-002 (Amendment #4, Planning Unit #4). The Tentative Tract Map is consistent with the City's General Plan with the implementation of the Conditions of Approval to provide for adequate storm water drainage. Finding Number 2 - Consistency of Design and Improvements The design and improvements of the proposed subdivision are consistent with the City's General Plan and Specific Plan 83-002 (Amendment #4, Planning Unit #4). The implementation of the recommended Conditions of Approval ensure proper street widths, perimeter walls, parking requirements, and timing of construction improvements. Finding Number 3 - Consistency of Public Easements As conditioned, the design of the subdivision, or type of improvements, will not conflict with easements, acquired by the public at large, for access through, or use of, property within the subdivision. Finding Number 4 - Public Health and Safety The design of the subdivision and type of improvements, as conditioned, are not likely to cause serious public health problems, in that this issue was considered in Specific Plan 83-002 (Amendment #4) in which no significant health or safety impacts were identified for the proposed project. Resolution No. 2003-087 TTM 31627 - Nadador Adopted: September 16, 2003 Page 3 Finding Number 5 - Suitability of Site The design of the subdivision, or the proposed improvements, are not likely to cause substantial environmental damage, or substantially, and unavoidably injure fish or wildlife, or their habitat, in that Specific Plan 83-002 (Amendment #4) did not identify any significant impacts for this issue. 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 pursuant to Section 13.12.130 of the Municipal Code; and 2. No changed circumstances, conditions or new information exists which would require the preparation of a subsequent EIR pursuant to Public Resources Code § 21166; and 3. That it does hereby approve Tentative Tract Map 31627 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 16" day of September, 2003, by the following vote, to wit: AYES: Council Members Henderson, Osborne, Perkins, Sniff, Mayor Adolph NOES: None ABSENT: None ABSTAIN: None City of La Quinta, California Resolution No. 2003-087 TTM 31627 - Nadador Adopted: September 16, 2003 Page 4 ATTEST: J . GREEK, CIVIC, City Jerk City of La Quinta, California (CITY SEAL) APPROVED AS TO FORM: M. KATHERINE JENSON, ity Attorney City of La Quinta, California CITY COUNCIL RESOLUTION NO. 2003-087 CONDITIONS OF APPROVAL — FINAL TENTATIVE TRACT MAP 31627, NADADOR ADOPTED: SEPTEMBER 16, 2003 GENERAL 1. The applicantagrees 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 Final Map recorded 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 Final Map recorded 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 www.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 (CDD) • Riverside Co. Environmental Health Department • Coachella Valley Unified School District (CVUSD) • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) 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. 2003-087 r--' Conditions of Approval - Final I Tentative Tract Map 31627 - NADADOR, LLC Adopted: September 16, 2003 Page 2 4. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), 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 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) • Waste Management and Materials Pollution Control. E. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. F. The approved SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. 5. This Map shall expire on September 16, 2005, unless extended pursuant to the requirements of Section 13.12.160 of the Subdivision Ordinance. Resolution No. 2003-087 Conditions of Approval - Final Tentative Tract Map 31627 - NADADOR, LLC Adopted: September 16, 2003 Page 3 PROPERTY RIGHTS 6. 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. 7. The applicant shall offer for dedication on the Final 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. 8. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Avenue 54 (Primary Arterial, Option B - 100' ROW) - None required. 9. The applicant shall retain for private use on the Final 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. 10. The private street right-of-ways to be retained for private use required for this development include: A. PRIVATE STREETS (Off -Site) 1) PGA Blvd. (Private Street) - None required. B. PRIVATE STREETS (On -Site) Property line shall be placed at the back of curb similar to the lay out shown on the tentative map and the typical street section shown in the tentative map. Use of smooth curves instead of angular lines at property lines is recommended. Resolution No. 2003-087 7Conditions of Approval - Final Tentative Tract Map 31627 - NADADOR, LLC Adopted: September 16, 2003 . Page 4 1) Private Residential Streets, Lots B, C and D: 31-foot width except in the entry gate area. On -street parking is prohibited and provisions shall be made for adequate off-street parking for residents and visitors. The CC&R's shall contain language requiring the Homeowner's Association to provide for ongoing enforcement of the restrictions. 2) Lot E: The cul de sac shall conform to the shape shown on the tentative map with a 38-foot curb radius at the bulb or larger, using a smooth curve instead of angular lines similar to the layout shown on the tentative map 1 1. 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. 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 Final Map dedicating such right-of-ways, the applicant shall grant 4 the necessary right-of-ways within 60 days of a written request by the City. 13. The applicant shall offer for dedication on the Final 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. 14. The applicant shall create perimeter landscaping setbacks along all public right-of- ways as follows (listed setback depth is the average depth if meandering wall design is approved): A. Avenue 54 (Primary Arterial) - Lot T, 20-foot from the R/W-P/L. B. PGA Blvd. (Private Road) - Lot 0 & S, 20-foot from the R/W-P/L. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, E the applicant shall offer for dedication blanket easements for those purposes on the Final Map. Resolution No. 2003-087 Conditions of Approval - Final Tentative Tract Map 31627 - NADADOR, LLC Adopted: September 16, 2003 Page 5 15. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, parklands, and common areas on the Final Map. 16. Direct vehicular access to Avenue 54 from lots with frontage along Avenue 54 is restricted, except for the emergency access, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final tract map. 17. 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. 18. 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 Final Map, unless such easement is approved by the City Engineer. FINAL MAPS 19. Prior to the City's approval of a Final Map, the applicant shall furnish accurate AutoCAD files of the Final 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 Final 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 Final 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. 20. 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 (Improvement Plans), LQMC. Resolution No. 2003-087 -- Conditions of Approval - Final Tentative Tract Map 31627 - NADADOR, LLC Adopted: September 16, 2003 Page 6 21. 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 minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. 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. On -Site Rough Grading Plan: 1 " = 40' Horizontal B. On -Site Street Plan: 1 " = 40' Horizontal, 1 " - 4' Vertical C. Off -Site Street Plan: 1 " = 40' Horizontal, 1 " - 4' Vertical D. Off -Street Striping Plan w/ Bike Lane: 1 " = 40' Horizontal Off -Site Street Plan and Striping Plans shall show all street improvements to include permanent traffic control including striping with bike lane. These plans shall also 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. 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. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of one -foot of cover, or sufficient cover to clear any adjacent obstructions. 22. The City maintains standard plans, detail sheets 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. 23. The applicant shall furnish a complete set of the AutoCAD files of all 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. Resolution No. 2003-087 Conditions of Approval - Final Tentative Tract Map 31627 - NADADOR, LLC Adopted: September 16, 2003 Page 7 Where the improvement plans were not produced in a standard AutoCAD format, or a file format that can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. IMPROVEMENT SECURITY AGREEMENTS 24. Prior to approval of any Final Map, 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. 25. 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 (Improvement Security), LQMC. 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 Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 26. If the applicant elects to utilize the secured agreement alternative, 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 Final Map by the City Council, the applicant shall also submit one copy each of an 8-1 /2" x 11 " reduction of each page of the Final 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. Resolution No. 2003-087 F Conditions of Approval - Final Tentative Tract Map 31627 - NADADOR, LLC Adopted: September 16, 2003 Page 8 Security will not be required for telephone, natural gas, or Cable T.V. improvements. 27. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. GRADING 28. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 29. 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. 30. 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, (Fugitive Dust Control), LQMC. D. A Best Management Practices report prepared in accordance with Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm Management and Discharge Controls), 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 Final 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. Resolution No. 2003-087 Conditions of Approval - Final Tentative Tract Map 31627 - NADADOR, LLC Adopted: September 16, 2003 Page 9 31. 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. 32. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six (6) of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway, areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18 ) behind the curb. 33. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 34. Prior to any site grading or re -grading 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. 35. 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. Resolution No. 2003-087 ---Conditions of Approval - Final Tentative Tract Map 31627 - NADADOR, LLC Adopted: September 16, 2003 Page 10 DRAINAGE 36. The applicant shall comply with the provisions of Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No. 97.03. More specifically, stormwater falling ,on site during the 100-year storm shall be retained within the development, unless otherwise approved by the City Engineer. 37. The tributary drainage area shall extend to the centerline of adjacent public streets, as required by Condition #53 of Specific Plan 83-002, Amendment No. IV. The design storm shall be either the 3-hour, 6-hour or 24-hour event producing the greatest total run off. 38. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site -specific data indicating otherwise. 39. Nuisance water shall be retained on site. In residential developments, nuisance water shall be disposed of in a trickling sand filter and leach field approved by the City Engineer. The sand filter and leach field shall be designed to contain surges of up to 3 gph/1,000 sq. ft. of landscape area, and infiltrate 5 gpd/1,000 sq. ft. 40. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 41. For on -site common retention basins, retention depth shall be according to Engineering Bulletin 97.03, and side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. For retention basins on individual lots, retention depth shall not exceed two feet. 42. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC. 43. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. Resolution No. 2003-087 Conditions of Approval - Final Tentative Tract Map 31627 - NADADOR, LLC Adopted: September 16, 2003 Page 11 44. 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. 45. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 46. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. UTILITIES 47. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities), LQMC. 48. 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. 49. 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. 50. 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. Resolution No. 2003-087 �---- Conditions of Approval - Final Tentative Tract Map 31627 - NADADOR, LLC Adopted: September 16, 2003 Page 12 STREET AND TRAFFIC IMPROVEMENTS 51. 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 Development), LQMC for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 52. The applicant shall construct the following street improvements to conform with the General Plan: A. OFF -SITE STREETS 1) Avenue 54 (Primary Arterial): a. Remove existing curb returns located approximately 600 feet easterly of the centerline of Jefferson Street/PGA Blvd. and reconstruct curb and gutter as required by Condition 48(A)(2) of Specific Plan 83-002, Amendment No. IV. Construct appropriate driveway approach and roadway for the proposed 20-foot emergency ingress/egress easement as approved by the Fire Department and the City Engineer. Reconstruct eight -foot wide sidewalk and perimeter landscaping as to incorporate each in the driveway approach and roadway design. b. Also as conditioned in the Specific Plan, remove existing median opening and left -turn pocket and reconstruct median island and landscaping on Avenue 54 at the above -mentioned location. 2) PGA Blvd (Private Road): a. Remove existing median break northerly of proposed project median island and landscaping. and left turn pocket located entry (Lot A) and reconstruct b. Remove existing curb returns located northerly of proposed project entry (Lot A) and reconstruct curb and gutter. Construct eight -foot wide meandering sidewalk and perimeter landscaping. Resolution No. 2003-087 Conditions of Approval - Final Tentative Tract Map 31627 - NADADOR, LLC Adopted: September 16, 2003 Page 13 B. ON -SITE STREETS 1) On -site streets except at entry gate area: construct 28-foot wide full - width improvements (measured from gutter flow line to gutter flow line) with in the 31-foot right of way. All on -site streets shall be constructed with "wedge " type curb design as approved by the City Engineer. 2) All on -site street parking is prohibited and the applicant shall be required to provide for the perpetual enforcement of the restriction by the Homeowner's Association. 3) All gated entries shall provide for a two -car minimum stacking capacity for inbound traffic; and shall provide for a full turn -around outlet for non -accepted vehicles. Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1 " = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a "U" Turn back out onto the main street 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. 4) Cul-de-sacs: Construct according to the layout shown on the tentative map with 38-foot radius or greater at the bulb using a smooth curve instead of angular lines similar to the layout shown on the rough grading plan. The applicant shall extend improvements beyond the subdivision 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). Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. Resolution No. 2003-087 Conditions of Approval - Final Tentative Tract Map 31627 - NADADOR, LLC k Adopted: September 16, 2003 Page 14 53. 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: Residential 3.0" a.c./4.5" c.a.b. Primary Arterial 4.5" a.c./6.0" c.a.b. or the approved equivalents of alternate materials. 54. 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. 55. General access points and turning movements of traffic are limited to the following: 1. Primary Entry (PGA Blvd.): Main project entry, to be located approximately 1,000 feet southerly of Avenue 54 and will' be allowed full turning movement. 2. Emergency Entry (Avenue 54): Emergency access entry, to be located approximately 600 feet easterly of the centerline of Jefferson Street and will be allowed right turn in only and right turn out only movement limited to emergency vehicles. 56. 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. 57. 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. Resolution No. 2003-087 Conditions of Approval - Final Tentative Tract Map 31627 - NADADOR, LLC Adopted: September 16, 2003 Page 15 CONSTRUCTION 58. 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 developments 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 development or when directed by the City, whichever comes first. LANDSCAPING 59. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 60. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas in compliance with Chapter 8.13 (Water Efficient Landscaping) of the LQMC. 61. 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. 62. 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. Resolution No. 2003-087 x --- Conditions of Approval - Final Tentative Tract Map 31627 - NADADOR, LLC Adopted: September 16, 2003 Page 16 QUALITY ASSURANCE 63. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 64. 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. 65. 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. 66. 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 67. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 68. 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 69. The applicant shall comply with the provisions of Section 13.24.180 (Fees and Deposits), LQMC. These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. Resolution No. 2003-087 Conditions of Approval - Final Tentative Tract Map 31627 - NADADOR, LLC Adopted: September 16, 2003 Page 17 70. 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). FIRE DEPARTMENT With respect to the conditions of approval for the above referenced land division, the Fire Department (760-863-8886) recommends the following fire protection measures be provided in accordance with La auinta Municipal Code and/or Riverside County Fire Department protection standards: 71. 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 fee from a hydrant. Minimum fire flow will be 1,000 GPM for a two- hour duration at 20 psi. 72. Blue dot reflectors shall be mounted in the middle of the streets directly in line with fire hydrants. 73. Any turn or turnaround requires a minimum 38-foot turning radius. 74. All structures shall be accessible from an approved roadway to within 150 feet of all portions of the exterior of the first floor. 75. The minimum dimension for access roads and gates is 20 feet clear and unobstructed width and a minimum vertical clearance of not less than 13'-6" . 76. All gated entries shall provide for a two -car minimum stacking capacity for inbound traffic. Where a one-way road with a single traffic lane provides access to a gate entrance, a 38-foot turning radius shall be used. 77. Access gates shall be automatic (minimum 20 ft. wide) and 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. 78. 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. Resolution No. 2003-087 Conditions of Approval - Final Tentative Tract Map 31627 - NADADOR, LLC Adopted: September 16, 2003 i Page 18 79. If public use type buildings are to be constructed, additional fire protection may be required. Fire flows and hydrant locations will be stipulated when building plans are reviewed by the Fire Department. 80. The applicant or 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. MISCELLANEOUS 81. Letters from public agencies for this project shall become plan check requirements for final map preparation. 82. A paleontologist and archaeologist shall be present for monitoring during grading and excavation of the proposed retention basin. 83. The Community Development and Public Works Directors may allow minor design changes to the final map application that include a reduction in the number of buildable lots and changes in lot sizes, provided the applicant submits a Substantial Compliance Application to the Public Works Department during plan check disclosing the requested changes and how the changes occurred. These changes shall be conveyed to the City Council when the map is presented for recordation consideration. 84. Two copies of the draft Covenants, Conditions and Restrictions (CC&R's) shall be submitted to the Community Development Department during final map processing. The City Attorney shall approve the document before the subdivision map is recorded, unless deferred by mutual agreement. 85. Tract street names shall be depicted on the final map exhibit as follows: A. Kingsbarns Drive East, Kingsbarns Drive West, Kingsbarns Drive North and Fife Court; or B. High Point, Shadow Creek, Wild Dunes and Bay Hill (i.e., formerly used for Tract 29878). Any deviations to the street name list shall be approved by the Community Development Department during plan check review.