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CC Resolution 2004-054RESOLUTION 2004-054 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A ONE- YEAR TIME EXTENSION FOR A TENTATIVE TRACT MAP OF 97 SINGLE-FAMILY LOTS ON t 37 ACRES TENTATIVE TRACT MAP 30092, EXTENSION #2 COVENANT DEVELOPMENT, INC. WHEREAS, the City Council of the City of La Quinta, California, did on the 181 day of May, 2004, consider the request of Covenant Development Inc., for a one-year time extension on Tentative Tract 30092, a subdivision of 37 gross acres into 97 single-family lots, located at the northwest corner of Avenue 58 and Monroe Street, more particularly described as: A PORTION OF THE SW '/4 OF THE SW A OF .. SECTION 22, T6S, R7E — S.B.B.M. WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 27' day of April, 2004, adopt Planning Commission Resolution 2004-030, recommending approval of a one-year time extension on Tentative Tract 30092; and, WHEREAS, the City Council of the City of La Quinta, California, did on the 19t' day of August, 2003, adopt Resolution 2003-79, approving an initial one- year time extension of Tentative Tract 30092, subject to conditions; and, WHEREAS, the City Council of the City of La Quinta, California, did on the 3d day of July, 2001, adopt Resolution 2001-92, approving Tentative Tract 30092, subject to conditions; and, WHEREAS, said Tentative Tract Map has complied with th'e requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63), in that a Mitigated Negative Declaration of environmental impact for Environmental Assessment 2001-417 was certified by the La Quinta City Council on July 3, 2001, by adoption of Resolution 2002-91. As an extension of time for an existing approved map, none of the circumstances set forth in Public Resources Code 21166 have been shown to exist and, accordingly, no further environmental review is warranted; and, Resolution No. 2004-054 Tentative Tract Map 30092, Extension #2 Covenant Development, Inc. Adopted: May 18, 2004 Page 2 WHEREAS, at said City Council Public Hearing, held this 18th day of May, 2004, upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, said City Council did make the following mandatory findings to justify approval of a -one-year time extension for said Tentative Tract 30092: 1. The approved Tentative Tract 30092 is consistent with the La Quinta General Plan, as it will not be developed in any manner inconsistent with the General Plan Land Use designation of Low density Residential and other current City standards when considering the conditions to be imposed. Development and improvement of the lots will comply with applicable development policies regulating density, street sections, storm water retention, utility and service provisions, and access. 2. The approved Tentative Tract is consistent with the La Quinta Zoning Code, as the project contemplates land use that is substantially equivalent to that permitted under existing Low Density Residential zoning, and which were previously addressed in the MEA certified for the General Plan, and the project Environmental Assessment 2001-417. Specifically, development of existing RL-zoned land is considered to implement zoning consistency with the General Plan. 3. The design of the subdivision and type of improvements are not likely to cause environmental damage, serious public health problems, or substantially and unavoidably injure fish or wildlife, in that these issues were considered in Environmental Assessment 2001-417, in which no significant health or safety impacts were identified, with implementation of mitigation measures as adopted. 4. The approved Tentative Tract 30092 has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (City Council Resolution 83-63), in that a Mitigated Negative Declaration of environmental impact for Environmental Assessment 2001- 417 was certified by the La Quinta City Council on July 3, 2001, by adoption of Resolution 2001-91. Resolution No. 2004-054 Tentative Tract Map 30092, Extension #2 Covenant Development, Inc. Adopted: May 18, 2004 Page 3 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 grant approval of a one-year time extension for Tentative Tract 30092, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council, held on this 18th day of May, 2004, by the following vote, to wit: AYES: Council Members Henderson, Osborne, Perkins, Sniff, Mayor Adolph NOES: None ABSENT: None ABSTAIN: None DON ADOL , M Vor City of La Quinta, California ATTEST: 4.N0S!_.G1REEK, CMC, Clerk City of La Quinta, California (CITY SEAL) Resolution No. 2004-054 Tentative Tract Map 30092, Extension #2 Covenant Development, Inc. Adopted: May 18, 2004 Page 4 APPROVED AS TO FORM: IL-6- -Z/- M. KATHE INE JENSO City Att rney City of La Quinta, California CITY COUNCIL RESOLUTION NO. 2004-054 EXHIBIT "A" CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT 30092, EXTENSION #2 COVENANT DEVELOPMENT, INC MAY 18, 2004 GENERAL 1. Tentative Tract Map No. 30092 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 extension approval shall expire and become null and void on July 3, 2005 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 TT 30092 and certification of EA No. 2001-417. 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 agencies and departments: • 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 (Letters dated 2-26-01 and 3-30-01) • . Imperial Irrigation District (Letter dated 4-18-01) • California Regional Water Quality Control Board (NPDES Permit) • Verizon Time Warner Cable • Southern California Gas Company (Letter dated 3-22-01) 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. 2004-054 Conditions of Approval - Final Tentative Tract Map 30092, Extension #2 Adopted: May 18, 2004 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 (NOI) 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. PUBLIC STREETS 1) Avenue 58 (Proposed General Plan Secondary Arterial, 94' ROW). If a proposed General Plan Amendment is adopted by the City Council, sufficient right of way shall be dedicated to accommodate the proposed standard 47-foot right of way from the centerline of Avenue 58 to comply with the existing Secondary Arterial Roadway Classification plus a Class II bicycle lane, except for an additional variable right of way dedication at the proposed primary entry measured 56 feet north of the centerline of Avenue 58 and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08. As a minimum, the required right of way shall be for a length of 100 feet plus a variable dedication of an additional 50 feet to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. Resolution No. 2004-054 Conditions of Approval - Final Tentative Tract Map 30092, Extension #t2 Adopted: May 18, 2004 Page 3 2► Monroe St eet (Primary Arterial, Option A) - 55-foot half of 110- foot right f way. B. PRIVATE STREE 1) Main Entry: As required for final configuration of the private gated entry as approved by the City Engineer. 2) Residential: 37-foot width. Width may be reduced to 33 feet with parking restricted to one side and 29 feet if on -street parking is prohibited provided there is adequate off-street parking f r residents and visitors and the applicant makes provisions for ongoing enforcement of the restrictions. C. CULS DE SAC - Public or Private: Use Riverside County Standard 800 (symmetric) or 8 OA (offset) with 39.5-foot 'radius, or larger. ,�- 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. Dedications shall inclu a additional widths as necessary for dedicated right and left turn lanes, pus turnouts, and other features contained in the approved construction Olans. 10. If the City Engineer det rmines that access rights to proposed street rights of way shown on the tentative map are necessary prior to approval of final maps dedicating the rights of way, the applicant shall grant the necessary rights of way within 60 days of written request by the City. 11. The applicant shall ded cate ten -foot public utility easements contiguous with and along both sides o all private streets. The easements may be reduced to five feet with the expr ss concurrence of IID. 12. The applicant shall creeite perimeter setbacks along public rights of way as follows (listed setback depthis is the average depth if meandering wall design is approved): A. Avenue 58 (Secondary Arterial) - 10-foot from the R/W — P/L. B. Monroe Street (Primary Arterial) - 20-foot from the R/W — P/L. Resolution No. 2004-054 Conditions of Approval -Final Tentative Tract Map 30092, Extension #2 Adopted: May 18, 2004 Page 4 The setback requirement applies to all frontage including, but not limited to, remainder parcels and sites dedicated for utility purposes. The meandering wall design shall be approved by the Community Development Director and the City Engineer when perimeter wall improvement plans are submitted for approval. Where public facilities (e.g., sidewalks, multi -use trails) are placed on privately -owned setbacks, the applicant shall dedicate blanket easements for those purposes. The meandering wall design shall be approved by the Community Development Director and the City Engineer when perimeter wall improvement plans are submitted for approval. 13. 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. 14. The applicant shall vacate abutter's rights of access Ao public streets and properties from all frontage along the streets and properties except access points shown on the approved tentative map. 15. The applicant shall furnish proof of easements or written permission, as appropriate, from owners of any abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments are to occur. 16. 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 17. 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. Res6hWon No. 2004-054 ,.._ Conditions of Approval - Final Tentative Tract Map 30092, Extension #t2 Adopted: May 18, 2004 E Page 5 FINAL MANS) AND PARCEL MANS) 18. Prior to approval of a final map, the applicant shall furnish accurate AutoCad files of the complete map, as approved by the City's map checker, on storage media acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. If the map was not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the map. 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. 19. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and landscape architects, as appropriate. Plans shall be submitted on 24" x 36" media in the categories of "Rough Grading," "Precise Grading," "Streets & Drainage," and "Landscaping." Precise grading plans shall have signature blocks for Community Development Director and the Building Official. All other plans shall have signature blocks for the City Engineer. Plans are not approved for construction until they are signed. "Streets 'and Drainage" plans shall normally include signals, sidewalks, bike paths, entry drives, gates, and parking lots. "Landscaping" plans shall normally include irrigation improvements, landscape lighting and entry monuments. "Precise Grading" plans shall normally include perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. 20. 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. Resolution No. 2004-054 Conditions of Approval — Final Tentative Tract Map 30092, Extension #2 Adopted: May 18, 2004 Page 6 21. 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 22. Prior to issuance of a grading permit, the applicant shall furnish written acknowledgment from CWQCB of receipt of applicants Notice of Intent (NOI). 23. 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 development) that a soils report has 17953 of the Health and Safety Code. maps (if any are required of this been prepared pursuant to Section 24. 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 where otherwise modified by this condition. The maximum slope shall not exceed 3:1 anywhere in the landscaped 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) feet, 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 0.5 ") within the first eighteen inches (18") behind the curb. . Resolution No. 2004-064 Conditions of Approval - Final Tentative Tract Map 30092, Extension #t2 Adopted: May 18, 2004 Page 7 25. The applicant shall endeavor to minimize differences in elevation at abutting properties and between separate tracts and lots within this development. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots within a tract or parcel map, but not sharing common street frontage, where the differential shall not exceed five feet. The limits given in this condition and the previous condition are not entitlements and more restrictive limits may be imposed in the map approval or plan checking process. If compliance with the limits is impractical, however, the City will consider alternatives which minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 26. 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. 27. 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. 28. 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. IMPROVEMENT AGREEMENT 29. Depending on the timing of development of the lots or parcels created by this map and the status of off -site improvements at that time, the subdivider may be required to construct improvements, to construct additional improvements subject to reimbursement by others, to reimburse others who construct improvements that are obligations of this map, to secure the cost of the improvements for future construction by others, or a combination of these methods. Resolution No. 2004-054 Conditions of Approval - Final Tentative Tract Map 30092, Extension #2 Adopted: May 18, 2004 Page 8 In the event that any of the improvements required herein are constructed by the City, the Applicant shall, at the time of approval of a map or other development or building permit, reimburse the City for the cost of those improvements. 30. The applicant shall construct improvements and/or satisfy obligations, or furnish an executed, secured agreement to construct improvements and/or satisfy obligations required by the City prior to approval of a final map or parcel map or issuance of a certificate of compliance fora waived parcel map. For secured agreements, security provided, and the release thereof, shall conform with Chapter 13, LQMC. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. 31. If improvements are secured, the applicant shall provide estimates of improvement costs for checking and approval by the City Engineer. Estimates shall comply with the schedule of unit costs adopted by City resolution or ordinance. For items not listed in the City's schedule, estimates shall meet the approval of the City Engineer. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies. Security is not required for telephone, gas, or T.V. cable improvements. However, development -wide improvements shall not be agendized for final acceptance until the City receives confirmation from the telephone authority that the applicant has met all requirements for telephone service to lots within the development. 32. If improvements are phased with multiple final maps or other administrative approvals (e.g., Site Development Permits), off -site improvements and common improvements (e.g., retention basins, perimeter walls & landscaping, gates) shall be constructed or secured prior to approval of the first phase unless otherwise approved by the City Engineer. Improvements and obligations required of each phase shall be completed and satisfied prior to completion of homes or occupancy of permanent buildings within the phase and subsequent phases unless a construction phasing plan is approved by the City Engineer. Resokrtion No. 2004-054 Conditions of Approval - Final Tentative Tract Map 30092, Extension #t2 Adopted: May 18, 2004 Page 9 33. If the applicant fails to construct improvements or satisfy obligations in a timely manner or as specified in an approved phasing plan or in an improvement agreement, the City shall have the right to halt issuance of building permits or final building inspections, withhold other approvals related to the development of the project or call upon the surety to complete the improvements. DRAINAGE 34. Applicant shall prepare a Storm Water Pollution Prevention Plan as required by the State NPDES General Construction Permit. The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the following: 35. Stormwater falling on site during the peak 24-hour period of a 100-year storm (the design storm) shall be retained within the development unless ,.-- otherwise approved by the City Engineer. The tributary drainage area shall extend to the centerline of adjacent public streets. 36. Stormwater shall normally be retained in common retention basins. Individual -lot basins or other retention schemes may be approved by the City Engineer for lots 2.5 acres in size or larger or where the use of common retention is impracticable. If individual -lot retention is approved, the applicant shall meet the individual -lot retention provisions of Chapter 13.24, LQMC. 37. Storm flow in excess of retention capacity shall be routed through a designated, unimpeded overflow outlet to the historic drainage relief route. 38. Storm drainage historically received from adjoining property shall be retained on site or passed through to the overflow outlet. 39. Retention facility design shall be based on site -specific percolation data which shall be submitted for checking with the retention facility plans. The design percolation rate shall not exceed two inches per hour. 40. Retention basin slopes shall not exceed 3:1. Maximum retention depth shall be five feet for common basins and two feet for individual -lot retention. Resolution No. 2004-054 Conditions of Approval - Final Tentative Tract Map 30092, Extension #2 Adopted: May 18, 2004 Page 10 41. Nuisance water shall be retained on site. In residential developments, nuisance water shall be disposed of in a trickling sand filter and leachfield approved by the City Engineer. The sand filter and leachfield shall be designed to contain surges of 3 gph/1,000 sq. ft. (of landscape area) and infiltrate 5 gpd/1,000 sq. ft. 42. In developments for which security will be provided by public safety entities (e.g., the La Quinta Safety Department or the Riverside County Sheriff's Department), retention basins shall be visible from adjacent street(s). No fence or wall shall be constructed around basins unless approved by the Community Development Director and the City Engineer. 43. The tract shall be designed to accommodate purging and blowoff water from any on -site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. UTILITIES 44. 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. 45. Existing aerial lines within or adjacent to the proposed development and all proposed utilities shall be installed underground, unless otherwise allowed by General Plan Amendment 2000-073. Power lines exceeding 34.5 Kv are exempt from this requirement. 46. Utilities shall be installed prior to overlying hardscape. For installation of utilities in existing, improved streets, the applicant shall comply with trench restoration requirements maintained or required by the City Engineer. The applicant shall provide certified reports of trench compaction for approval of the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 47. The applicant shall install the following street improvements to conform with the General Plan street type noted in parentheses. (Public street improvements shall conform with the City's General Plan in effect at the time of construction.) A. OFF -SITE STREETS Resolution No. 2004-054 Conditions of Approval - Final Tentative Tract Map 30092, Extension #E2 Adopted: May 18, 2004 Page 11 1) Avenue 58 (Proposed General Plan Secondary Arterial, 96' ROW). If a proposed General Plan Amendment is adopted by the City Council, widen the north side of the street along all frontage adjacent to the Specific Plan boundary to its ultimate width as specified in the Proposed General Plan Amendment and the requirements of these conditions. 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. The north curb face shall be located thirty-six feet (36') north of the centerline, except at locations where additional street width is needed to accommodate the following: a. Bus turnouts (if required by Sunline Transit). b. A deceleration/right turn only lane* at the Primary Entry. The north curb face shall be located forty eight feet (4801) north of the centerline, if a proposed General Plan Amendment is adopted by the City Council as specified above. Other required improvements in the Avenue 5.8 right of way and/or adjacent landscape setback area include: C. All appurtenant components such as, but not limited to, curb, gutter, traffic control striping, legends and signs, plus a single overhead street light at the street connection to Avenue 58. d. An 8-foot wide meandering sidewalk. The meandering sidewalk shall have an arrhythmic horizontal layout that utilizes concave and convex curves, with respect to the curb line that touches the back of curb, at intervals not to exceed 250 feet. The sidewalk curvature radii should vary between 50 and 300 feet, and at each point of reverse curvature, the radius should change to assist in creating the arrhythmic layout. The sidewalk shall meander in to the landscape setback lot, and approach within 22 feet of the perimeter wall, at intervals not to exceed 250 feet. Resolution No. 2004-054 Conditions of Approval - Final Tentative Tract Map 30092, Extension #2 Adopted: May 18, 2004 Page 12 2) Monroe Street (Primary Arterial Option A; 110' R/W) - Widen the west side of the street along all frontage adjacent to the Tentative Map boundary to its ultimate width on the west side, as specified in the General Plan and these conditions. 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. The west curb face shall be located forty-three feet (43') west of the centerline, except at locations where additional street width is needed to accommodate the following: a. Bus turnouts (if required by Sunline Transit) Other required improvements in the Monroe Street right of way and/or adjacent landscape setback area include: b. All appurtenant components such as, but not limited to, curb, gutter, traffic control striping, legends and signs, plus a single overhead street light at the street connection to Avenue 58. C. An 8-foot wide meandering sidewalk. The meandering sidewalk shall have an arrhythmic horizontal layout that utilizes concave and convex curves, with respect to the curb line that touches the back of curb, at intervals not to exceed 250 feet. The sidewalk curvature radii should vary between 50 and 300 feet, and at each point of reverse curvature, the radius should change to assist in creating the arrhythmic layout. The sidewalk shall meander in to the landscape setback lot, and approach within 22 feet of the perimeter wall, at intervals not to exceed 250 feet. d. Half width of an 18-foot wide raised landscaped median along the entire boundary of the Tentative Tract Map, unless otherwise determined by the City Engineer. Resokrtion No. 2004-064 Conditions of Approval - Final E Tentative Tract Map 30092, Extension #2 Adopted: May 18, 2004 I Page 13 3) Developer shall enter into a secured agreement for the deferred installation of a traffic signal at the main entrance off Avenue 58 at such time that signal warrants are met. Developer shall pay its fair share based on an "after the fact" traffic study. Developer may assign secured agreement to the HOA. Signalized intersection costs to be divided based on percentages of use to the participating developments. B. PRIVATE STREETS Residential: 36-foot travel width. Width may be reduced to 32 feet with parking restricted to one side and 28 feet with on -street parking prohibited if there is adequate off-street parking for residents and visitors and the applicant provides for perpetual enforcement of the restrictions by the homeowners association. C. CULS DE SAC Use Riverside County Standard 800 (symmetric) or 800A (offset) with 38-foot curb radius. 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. All gated entries shall provide for a three -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 full turn -around 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. 48. 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. Resolution No. 2004-054 Conditions of Approval - Final Tentative Tract Map 30092, Extension #2 Adopted: May 18, 2004 Page 14 49. The applicant may be required to extend improvements beyond development boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). 50. 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. 51. Knuckle turns and corner cutbacks shall conform with Riverside County Standard Drawings #801 and #805 respectively unless otherwise approved by the City Engineer. 52. 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. 53. 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 Collector Secondary Arterial Primary Arterial Major Arterial 3.0" a.c./4.50" c.a.b. 4.0"/5.00" 4.0"/6.00" 4.5"/6.00" 5.5"/6.50" 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. Resolution No. 2004-054 Conditions of Approval - Final Tentative Tract Map 30092, Extension #t2 Adopted: May 18, 2004 Page 15 The applicant shall sample native soils along the approximate alignment of the sidewalk subgrade for all frontages of the Avenue 58 and Monroe Street Tentative Tract boundaries for soluble sulfate ion concentrate. The concrete mix design shall conform to the requirements of Table 19 A-4 of the Uniform Building Code (UBC). Sampling shall be one per 1,000 linear feet of sidewalk, or as determined by the City Engineer. 55. 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. 56. General access points and turning movements of traffic are limited to the following: A. Avenue 58 (Secondary Arterial) - No turning restriction. B. Emergency Access on Monroe Street - No public access allowed; left turns are restricted. LANDSCAPING 57. 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. 58. The applicant shall provide landscaping in required setbacks, retention basins, common lots, and park areas. 59. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. Resolution No. 2004-054 Conditions of Approval - Final Tentative Tract Map 30092, Extension #2 Adopted: May 18, 2004 Page 16 The applicant shall submit plans for approval by the Community Development Department prior to plan checking by the Public Works Department. When plan checking is complete, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner prior to submitting for signature by the City Engineer. Plans are not approved for construction until signed by the City Engineer. 60. 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. 61. 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. PUBLIC SERVICES 62. The applicant shall provide public transit improvements as required by Sunline Transit and approved by the City Engineer. QUALITY ASSURANCE 63. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 64. 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. 65. 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. ResoNrtion No. 2004-054 Conditions of Approval - Final Tentative Tract Map 30092, Extension #t2 Adopted: May 18, 2004 Page 17 66. 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 67. The applicant shall make provisions for continuous, perpetual maintenance of all on -site improvements, perimeter landscaping, access drives, and sidewalks (except for multi -use trails). The applicant shall maintain required public improvements until expressly released from this responsibility by the appropriate public agency. FEES AND DEPOSITS 68. The applicant shall pay the City's established fees for plan checking and construction inspection. Fee amounts shall be those in effect when the applicant makes application for plan checking and permits. 69. 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. 70. The developer shall pay school mitigation fees to the Coachella Valley Unified School District based on their requirements. Fees shall be paid prior to building permit issuance by the City. 71. 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. 72. 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. Resolution No. 2004-054 Conditions of Approval — Final Tentative Tract Map 30092, Extension #2 Adopted: May 18, 2004 Page 18 73. Blue dot reflectors shall be mounted in the middle of streets directly in line with fire hydrants. 74. Gates entrances shall be at least two feet wider than the width of the travel lanes. Any gate providing access from a road to a driveway shall be located at least 35' setback from the roadway and shall open to allow a vehicle to stop without obstructing traffic on the road. Where one way road with a single traffic lane provides access to a gate entrance, a 40 foot turning radius shall be used. 75. 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. 76. 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. 77. 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 78. All public agency letters received for this case are made part of the case file documents for plan checking purposes. 79. 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. 80. Privacy walls fronting onto Avenue 58 and Monroe Street shall either meander (i.e.,minimum 5'-0" undulation) or include minimum three foot offsets every second lot. Perimeter tract improvements (conceptual plans) shall be approved by the Planning Commission, including landscaping and decorative screen walls. 81. Bureau of Reclamation easements that traverse the project site shall be disclosed on the final map. Resolution No. 2004-054 Conditions of Approval - Final Tentative Tract Map 30092, Extension *2 Adopted: May 18, 2004 Page 19 82. No permanent improvements may be constructed within the 50-foot easement area of the Avenue 58 agricultural drain or the 10-foot easement area of lateral 123.45-0.75 without the written consent of the Coachella Valley Water District. 83. Revise the Tract Map exhibit map to reflect the Geotechnical Investigation Report regarding liquefaction.