CC Resolution 2004-072 Approving TTM 31681 & Subdivide - AndalusiaRESOLUTION NO. 2004-072
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING TENTATIVE
TRACT MAP 31681 TO SUBDIVIDE ± 548 ACRES INTO
472 SINGLE-FAMILY LOTS, A LOT FOR 80 CASITAS, A
COMMERCIAL LOT, GOLF COURSE LOTS AND
MISCELLANEOUS LOTS
CASE NO.: TENTATIVE TRACT MAP 31681
APPLICANT: CORAL OPTION I, LLC
WHEREAS, the City Council of the City of La Quinta, California, did,
on the 6" day of Ouly, 2004, hold duly noticed Public Hearings to consider an
application by Cord Option I, LLC for Tentative Tract Map 31681 to subdivide
± 548 acres into 412 single-family lots, a lot for 80 casitas, a commercial lot, golf
course lots and m0cellaneous lots, generally located at the southeast corner of
Madison Street and j Avenue 58, more particularly described as follows:
APNs: '764-200-001 thru 007 and 764-210-001 thru 006
WHER AS, the Planning Commission of the City of La Quinta,
California, did, on the 8th day of June, 2004, hold a duly noticed Public Hearing to
consider a request by Coral Option I, LLC, for Tentative Tract Map 31681 to
subdivide ± 548 acres into 472 single-family lots, a lot for 80 casitas, a commercial
lot, golf course lots ;and miscellaneous lots; and
WHEREAS, the Planning Commission, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard,
adopted Resolution !No. 2004-035 recommending approval of Tentative Tract Map
31681 to subdivide) ± 548 acres into 472 single-family lots, a lot for 80 casitas, a
commercial lot, golf course lots and miscellaneous lots; and
WHEREAS, said Tentative Tract Map 31681 has complied with the
requirements and rules to implement the California Environmental Quality Act
(CEQA) of 1970, as amended (Resolution 83-63), in that Environmental
Assessment 03-483 was certified by the City Council on December 16, 2003,
under Resolution No. 2003-124 for Specific Plan 03-067. There are no changed
circumstances, conditions, or new information, which would trigger the preparation
of a subsequent environmental analysis pursuant to Section 15162 of the
Guidelines for the implantation of the California Environmental Quality Act; and
Resolution No. 2004-072
Tentative Tract Map 31681
Coral Option I, LLC
Adopted: July 6, 2004
Page 2
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
City Council did make the following mandatory findings to approve said Tentative
Tract Map 31681:
1. The proposed tract map will be consistent with the City of La Quinta General
Plan in that the property is designated Low Density Residential (LDR),
Neighborhood Commercial (NC), and Golf Course (GS) which allows single-
family residential, commercial and golf course uses.
2. The design or improvement of the proposed subdivision will be consistent with
the City of La Quinta General Plan in that all streets and improvements in the
proposed project will conform to City standards contained in the General Plan
and Subdivision Ordinance. Access for the single-family lots, commercial area
and golf course and associated uses will be provided from existing streets in
the immediate area. The density and design for the tract will comply with the
Land Use Element of the General Plan.
3. The design of the proposed subdivision and improvements are not likely to
cause substantial environmental damage, or substantially injure fish or wildlife,
or.their habitat in that, Environmental As 03-483 was certified by the
City Council on December 16, 2003, under Resolution No. 2003-124 for
Specific Plan 03-067. There are no changed circumstances, conditions, or
new information, which would trigger the preparation of a subsequent
environmental analysis pursuant to Section 15162 of the Guidelines for the
implantation of the California Environmental Quality Act. Therefore, the
subject site is physically suitable for the proposed land division and currently,
development exists to the north and south of the site which has reduced the
amount of habitat suitable for any fish or wildlife.
4. The design of the subdivision and type of improvements are not likely to cause
serious public health problems in that the applicant will be conditioned meet all
applicable requirements of the City of La Quinta to provide a safe environment
for the public.
Resolution No. 2004-072
Tentative Tract Map 31681
Coral Option I, LLC
Adopted: July 6, 2004
Page 3
5. 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 proposed subdivision in that there are existing streets that
will provide direct access to the site. All required public easements will
provide access to the site or support necessary infrastructure improvements
for the proposed project.
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 correct and constitute the findings of
the City Council for this Tentative Tract Map;
2. That it does hereby approve Tentative Tract Map 3.1681 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 6th day of July, 2004, by the following vote, to
wit:
AYES: Council Members Henderson, Osborne, Perkins, Sniff, Mayor Adolph
NOES: None
ABSENT: None
ABSTAIN: None
fi,L,,
ONALD AD PH, N4e1yor
City of La .Quinta, California
Resolution No. 2004-072
Tentative Tract Map 31681
Coral Option I, LLC
Adopted: July 6, 2004
Page 4
ATTEST:
7 JU S. GREEK, CMC, City Jerk
City of La Quinta, California
(C.ity Seal)
APPROVED AS TO FORM:
M. KATHERINt JENSON, City ttorney
City of La Quinta, California
CITY COUNCIL RESOLUTION 2004-072
r--- TENTATIVE TRACT MAP 31681 — CORAL OPTION 1, LLC
CONDITIONS OF APPROVAL - FINAL
ADOPTED: JULY 6, 2004
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 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 any 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 Valley 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 improvement plans for City approval.
Resolution No. 2004-072
Tentative Tract Map 31681 - CORAL OPTION I, LLC
Conditions of Approval - FINAL
Adopted: July 6, 2004
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 one (1) acre or more of land, or that disturbs less
than one (1) acre of land, but which is a part of a construction project
that encompasses more than one (1) acre 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.
Resolution No. 2004-072
�.--.- Tentative Tract Map 31681 - CORAL OPTION I, LLC
F Conditions of Approval - FINAL
Adopted: July 6, 2004
Page 3
G. The applicant shall recycle or dispose all refuse, including construction
debris, in an appropriate licensed disposal or recycling facility.
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).
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
�) Monroe Street (General Plan Primary Arterial, Option A, 1 10'
ROW) - Sufficient right-of-way shall be dedicated to
accommodate the standard 55 feet from the centerline of
Monroe Street for a total 1 10-foot ultimate developed right-of-
way except for an additional right-of-way dedication to
accommodate improvements conditioned under STREET AND
TRAFFIC IMPROVEMENTS.
2) Madison Street pursuant to Specific Plan 2003-067 (Primary
Arterial, Option A*, 110' ROW) - The standard 110-foot
ultimate developed right-of-way shall be dedicated except for an
additional right-of-way dedication to accommodate
improvements conditioned under STREET AND TRAFFIC
IMPROVEMENTS.
Resolution No. 2004-072
Tentative Tract Map 31681 - CORAL OPTION I, LLC
Conditions of Approval - FINAL
Adopted: July 6, 2004
Page 4
3) 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 relocated centerline of Avenue 58 to comply with the
existing Secondary Arterial Roadway Classification plus a Class
11 bicycle lane. Additional right-of-way shall be dedicated to
accommodate improvements conditioned under STREET AND
TRAFFIC IMPROVEMENTS.
4) Avenue 60 (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 60 to comply with the existing
Secondary Arterial Roadway Classification plus a Class II bicycle
lane. Additional right-of-way shall be dedicated to accommodate
improvements conditioned under STREET AND TRAFFIC
IMPROVEMENTS.
Note: *Equivalent to County of Riverside Arterial Highway Roadway
Classification
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:
Private Residential Streets measured back of curb to back of curb: 36-foot
travel width where parking is allowed on both sides and 28 feet if on -street
parking is prohibited, and provided there is adequate off-street parking for
residents and visitors, and the applicant establishes provisions for ongoing
enforcement of the parking restriction in the CC&R's. The CC&R's shall be
reviewed by the Engineering Department prior to recordation.
Private Residential Lane widths are as shown on the tentative tract map. On -
street parking is prohibited, and provided there is adequate off-street parking
for residents and visitors, and the applicant establishes provisions for
ongoing enforcement of the parking restriction in the CC&R's. The CC&R's
shall be reviewed by the Engineering Department prior to recordation.
Resolution No. 2004-072
t---- Tentative Tract Map 31681 - CORAL OPTION 1, LLC
Conditions of Approval - FINAL
Adopted: July 6, 2004
Page 5
11. Dedications shall include additional widths as necessary for dedicated right
and left turn lanes, bus turnouts, and other features contained in the
approved construction plans.
Pursuant to this requirement, the Applicant shall include in the submittal
packet containing the draft final map submitted for map checking, an offsite
street geometric layout, drawn at 1 " equals 40 feet, detailing the following
design aspects: median curb line, outside curb line, lane line alignment
including lane widths, left turn lanes, deceleration lane(s) and bus stop
turnout(s). The geometric layout shall be accompanied with sufficient
professional engineering studies to confirm the appropriate length of all
proposed turn pockets and auxiliary lanes that may impact the right of way
dedication required of the project and the associated landscape setback
requirement
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 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:
A. Monroe Street - (General Plan Primary Arterial) - 20-foot from the
R/W-P/L.
B. Madison Street - (Pursuant to Specific Plan 2003-067 - Primary
Arterial, Option A) - 20-foot from the R/W-P/L.
C. Avenue 58 - and Avenue 60 (General Plan Secondary Arterial) - 10-
.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. 2004-072
Tentative Tract Map 31681 - CORAL OPTION I, LLC
Conditions of Approval - FINAL
Adopted: July 6, 2004
Page 6
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, the applicant shall offer for dedication blanket easements for those
purposes on the Final Map.
15. At locations where the onsite finished grade adjacent to the landscaped
setback lot has an elevation differential with respect to the arterial street top
of curb exceeding 11 feet, the applicant shall comply with, and
accommodate, the maximum slope gradients in the parkway/setback area
and meandering sidewalk requirements by either: 1) increasing the landscape
setback size as needed, or 2) installing retaining walls between the sidewalk
and the back of the landscaped area as needed.
16. 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 Final Map.
17. Direct vehicular access to Madison Street, Monroe Street, Avenue 58 and
Avenue 60 from lots with frontage along those respective facilities is
restricted, except for those access points identified on the tentative tract
map, or as otherwise conditioned in these conditions of approval. The
vehicular access restriction shall be shown on the recorded final tract map.
Vehicular access shall meet requirements and/or restrictions per the La
Quinta General Plan for the roadway classification listed in Condition 8.
CVWD may have direct access to their facilities from the perimeter of the
project boundary, and Emergency Vehicular Access shall be allowed to meet
the requirements of the Riverside County Fire Department.
18. 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.
19. 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.
Resolution No. 2004-072
�--- Tentative Tract Map 31681 - CORAL OPTION 1, LLC
Conditions of Approval - FINAL
Adopted: July 6, 2004
Page 7
FINAL MAPS
20. 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," refers to persons currently certified or
licensed to practice their respective professions in the State of California.
21. 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.
22. - 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. 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.
Resolution No. 2004-072
Tentative Tract Map 31681 - CORAL OPTION I, LLC
Conditions of Approval - FINAL
Adopted: July 6, 2004
Page 8
B. On -Site Street Plan:
C. On -Site Rough Grading Plan
D. Storm Drainage Plan
E. On -Site Precise Grading Plan:
1 if = 40' Horizontal
1 if = 4' Vertical
lit = 40' Horizontal
ill = 40' Horizontal
1 of
= 30' Horizontal
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.
In addition to the normal set of improvement plans, a "Precise Grading" plan
is required to be submitted for approval by the Building Official and the City
Engineer.
23. 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.
24. 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. 2004-072
,.•- Tentative Tract Map 31681 - CORAL OPTION 1, LLC
Conditions of Approval - FINAL
Adopted: July 6, 2004
Page 9
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
25. 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.
26. 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.
27. 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.
Resolution No. 2004-072
Tentative Tract Map 31681 - CORAL OPTION I, LLC
Conditions of Approval - FINAL
Adopted: July 6, 2004
Page 10
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.
28. 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:
A. Construct certain off -site improvements.
B. Construct additional off -site improvements, subject to the
reimbursement of its costs by others.
C. Reimburse others for those improvements previously constructed that
are considered to be an obligation of this tentative tract map.
D. Secure the costs for future improvements that are to -be made by
others.
E. To agree to any combination of these means, as the City may require.
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.
29. 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.
Resolution No. 2004-072
r---- Tentative Tract Map 31681 - CORAL OPTION 1, LLC
Conditions of Approval - FINAL
Adopted: July 6, 2004
. Page 11
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.
Security will not be required for telephone, natural gas, or Cable T.V.
improvements.
GRADING
30. The applicant shall comply with the. provisions of Section 13.24.050
(Grading Improvements), LQMC.
31. 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.
32. 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,
B. A preliminary geotechnical ("soils") report prepared by a qualified
engineer, ,
C. A Fugitive Dust Control Plan prepared in accordance with Chapter
6.16, (Fugitive Dust Control), LQMC, and
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.
Resolution No. 2004-072
Tentative Tract Map 31681 - CORAL OPTION 1, LLC
Conditions of Approval - FINAL
Adopted: July 6, 2004
Page 12
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.
33. 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.
34. 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) feet 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.
35. Building pad elevations on the rough grading plan submitted for City
Engineer's approval shall conform to pad elevations shown on the tentative
map, unless the pad elevations have other requirements imposed elsewhere
in these Conditions of Approval.
36. Building pad elevations of perimeter lots shall not differ by -more that one
foot from the building pads in adjacent developments.
37. The applicant shall minimize the differences in elevation between the
adjoining properties and the lots within this development.
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.
Resolution No. 2004-072
,.-- Tentative Tract Map 31681 - CORAL OPTION 1, LLC
Conditions of Approval - FINAL
Adopted: July 6, 2004
Page 13
38. 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.
39. 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. Pad certification shall expire six months from the date
of survey and/or testing.
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
40. The applicant shall comply with the provisions of Section 13.24.120
(Drainage), LQMC.
41. Stormwater handling shall conform to the approved hydrology and drainage
report prepared specifically for Specific Plan 2003-067. Stormwater from
the commercial site at the northwesterly corner of the tentative tract map
shall be. accommodated by a drainage system to the internal retention areas.
The tributary drainage area shall extend to the centerline of adjacent public
streets.
42. Nuisance water shall be retained on site. In residential developments,
nuisance water shall be disposed of in a trickling sand filter and leach field or
equivalent system 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.
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. .
Resolution No. 2004-072
Tentative Tract Map 31681 - CORAL OPTION 1, LLC
Conditions of Approval - FINAL
Adopted: July 6, 2004
Page 14
44. 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.
45. The design of the development shall not cause any increase in flood
boundaries, levels or frequencies in any area outside the development.
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 13.24.110
(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.
50. All existing utility lines attached to joint use 92 KV, or higher, transmission
power poles are -exempt from the requirement to be placed underground.
Underground utilities shall be installed prior to overlying hardscape.
51. 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. 2004-072
'-- Tentative Tract Map 31681 - CORAL OPTION 1, LLC
Conditions of Approval - FINAL
Adopted: July 6, 2004
Page 15
STREET AND TRAFFIC IMPROVEMENTS
52. 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.
53. The applicant shall construct the following off site street improvements to
conform to the General Plan street type noted in parentheses.
A. OFF -SITE STREETS
1► Monroe Street (General Plan Primary Arterial, Option A, 110'
ROW):
Widen the west side of the street along all frontage adjacent to
the Specific Plan boundary to its ultimate width on the east side
as specified in the General Plan and the requirements of these
conditions. The improvements shall include the west side of the
median, including landscaping. If the median improvements are
not completed prior to the recordation of the final map, the
applicant must bond for the future completion of the median in
an amount and in a form approved by the Public Works Director
and the City Attorney. In the alternative, the future completion
of the median work may be provided for by an agreement if the
agreement is approved as to form and substance by the Public
Works Director and the City Attorney. 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:
a) Bus turnout (if required by Sunline Transit)
k b) A deceleration/right turn only lane at the Primary Entry. The
west curb face shall be located fifty-one feet (51') west of
the centerline.
Resolution No. 2004-072
Tentative Tract Map 31681 - CORAL OPTION I, LLC
Conditions of Approval - FINAL
Adopted: July 6, 2004
Page 16
Other required improvements in the right or way and/or adjacent
landscape setback area include:
a) All appurtenant components such as, but not limited to:
curb, gutter, traffic control striping, legends, and signs.
b) 6-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 either touches the back of curb or
approaches within five feet of the 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 into the landscape setback lot and approach
within 5 feet of the perimeter wall at intervals not to
exceed 250 feet.
2) Madison Street pursuant to Specific Plan 2003-067, Primary
Arterial, Option A*, 1 10' ROW:
No additional 'street widening is required except at locations
where additional street width is needed to accommodate:
a) Bus turnout (if required by Sunline Transit)
b) A deceleration/right turn only lane at the Primary Entry.
The curb face shall be located fifty-one feet (51') east of
the centerline.
Other required improvements in the right-of-way and/or adjacent
landscape setback area include:
a) All appurtenant components such as, but not limited to:
curb, gutter, traffic control striping, legends, and signs.
b) 6-foot wide meandering sidewalk along the east side of
Madison Street. The meandering sidewalk shall have an
arrhythmic horizontal layout that utilizes concave and
convex curves with respect to the curb line that either
touches the back of curb or approaches within five feet
Resolution No. 2004-072
�-- Tentative Tract Map 31681 - CORAL OPTION I, LLC
Conditions of Approval - FINAL
Adopted: July 6, 2004
Page 17
of the 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 into the landscape setback
lot and approach within 5 feet of the perimeter wall at
intervals not to exceed 250 feet.
c) Reconstruct the existing landscaped median at the
Primary Entrance to provide for left turn movements in
and out of the development. The design of the left turn
lane and the median opening shall be approved with the
off -site street improvement plan submittal.
d) Remove existing curb returns located approximately
2,700 feet southerly of Avenue 58 and reconstruct curb
and gutter.
3) Avenue 58 (Proposed General Plan Secondary Arterial, 96'
ROW)- - If a proposed General Plan Amendment is adopted by
the City Council, widen the south side of the street along all
frontage adjacent to the tentative tract boundary to its ultimate
width as specified in the Proposed General Plan Amendment
and the requirements of these conditions. The centerline may be
adjusted to accommodate the street improvements.
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 south curb face shall be located thirty six feet (36') south
of the centerline, except at locations where additional street
width is needed to accommodate:
a) Bus turnout (if required by SunLine Transit)
Other required improvements in the right-of-way and/or adjacent
landscape setback area include:
a) All appurtenant components such as, but not limited to:
curb, gutter, traffic control striping, legends, and signs.
Resolution No. 2004-072
Tentative Tract Map 31681 - CORAL OPTION I, LLC
Conditions of Approval - FINAL
Adopted: July 6, 2004
Page 18
b) MULTI -USE TRAIL - The applicant shall construct a multi-
use trail with a split rail fence, or other type of fence,
along the south side of Avenue 58 within the required
landscape setback. The location and design of the trail
shall be approved by the City of La Quinta. The multi -use
trail, trail signs, and the fence shall be completed prior to
issuance of Certificate of Occupancy for the first
residence. Bonding for the fence shall be posted prior to
final map approval. The fence shall be maintained by the
project's Homeowner's Association.
4) Avenue 60 (Proposed General Plan Secondary Arterial, 96'
ROW) — If a proposed General Plan Amendment is adopted by
the City Council, widen the south side of the street along all
frontage adjacent to the Tentative tract boundary to its ultimate
width on the south side 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:
a) Bus turnout (if required by SunLine Transit)
Other required improvements in the right or way and/or adjacent
landscape setback area include:
a) All appurtenant components such as, but not limited to:
curb, gutter, traffic control striping, legends, and signs.
b) 6-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 into the landscape setback lot and approach
Resolution No. 200"72
�--. Tentative Tract Map 31681 - CORAL OPTION 1, LLC
Conditions of Approval - FINAL
Adopted: July 6, 2004
Page 19
within 5 feet of the perimeter wall at intervals not to
exceed 250 feet.
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).
54. The applicant shall construct the following on site street improvements to
conform with the tentative tract map or as conditioned below.
A. PRIVATE STREETS
1) Private Residential Streets measured at back of curb line to
back of curb line: 36-foot travel width. The travel width
may be reduced to 32 feet with parking restricted to one
side, and 28 feet if on -street parking is prohibited, and
provided there is adequate off-street parking for residents
and visitors, and the applicant establishes provisions for
ongoing enforcement of the parking restriction in the
CC&R's. The CC&R's shall be reviewed by the Engineering
Department .prior to recordation.
B. PRIVATE LANES
1) Private Residential Lane widths shall be as shown on the
tentative tract map. On -site parking shall be prohibited and the
applicant shall establish provisions for ongoing enforcement of
the parking restriction in the CC&R's. The CC&R's shall be
reviewed by the Engineering Department prior to recordation.
Additionally, the applicant shall coordinate with Waste
Management of the Desert for accessibility to residences on
dead -ended portions of private lanes.
C. PRIVATE CUL DE SACS
1) Shall be constructed according to the lay -out shown on the
tentative map with 38-foot curb radius or greater at. the bulb to
the layout shown on the rough grading plan.
Resolution No. 2004-072
Tentative Tract Map 31681 - CORAL OPTION I, LLC
Conditions of Approval - FINAL
Adopted: July 6, 2004
Page 20
55. General access . points and turning movements of traffic are limited to the
following:
A. Monroe Street
1) Primary Entry (Monroe Street) - The applicant shall align the
access with access on the east side of Monroe Street. All
movements are permitted.
B. Madison Street
1) Primary Entry — Shall be located at least 1, 060 feet (measured
curb return to curb return) from Avenue 58 to the north and
from the West Development Primary Entry to the south: Full
turn movements are permitted.
2) Commercial Development = Right turn movements in and out
are permitted. Left turn movements in and out are not
permitted.
C. Avenue 58
1) Commercial Development — All turn movements are permitted.
All service entries shall be right turn in and out movements only.
56. 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 primary gated
entry, one lane shall be dedicated for residents and one lane for visitors.
Service and secondary entries shall require only one traffic lane.
Resolution No. 2004-072
Tentative Tract Map 31681 - CORAL OPTION I, LLC
Conditions of Approval - FINAL
Adopted: July 6, 2004
Page 21
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.
57. 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
Secondary Arterial
Primary Arterial
3.0" a.c./4.5" c.a.b.
4.0" a.c./6.0" c.a.b.
4.5" a.c./6.0" c.a.b.
or the approved equivalents of alternate materials.
58. 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.
59. 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.
60. 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.
CONSTRUCTION
-- 61. 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
Resolution No. 2004-072
Tentative Tract Map 31681 - CORAL OPTION I, LLC
Conditions of Approval - FINAL
Adopted: July 6, 2004
Page 22
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
62. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks)
& 13.24.140 (Landscaping Plans), LQMC.
63. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots and park areas.
64. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed
landscape architect.
65. 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.
66. 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
67. The applicant shall provide public transit improvements as required by
SunLine Transit Agency and approved by the City Engineer.
QUALITY ASSURANCE
68. The applicant shall employ construction quality -assurance measures that
meet with the approval of the City Engineer.
Resolution No. 2004-072
►--- Tentative Tract Map 31681 - CORAL OPTION I, LLC
Conditions of Approval - FINAL
Adopted: July 6, 2004
Page 23
69. 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.
70. 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.
71. 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
72. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
73. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on -site improvements, perimeter landscaping,
access drives, and sidewalks. In addition, the applicant shall also provide for
the continuous and perpetual maintenance of the western half of the median
(or one-half of the maintenance of the full median) for the portion of Monroe
Street adjacent to Tract 31681. The applicant shall submit bonds to
guarantee the performance of this obligation in an amount and form to be
approved by the Director of Public Works and the City Attorney. In the
alternative, the maintenance may be provided pursuant to an agreement to
be approved as to form and substance by the Public Works Director and City
Attorney.
Resolution No. 2004-072
Tentative Tract Map 31681 - CORAL OPTION I, LLC
Conditions of Approval - FINAL
Adopted: July 6, 2004
Page 24
FEES AND DEPOSITS
74. 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.
75. 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).
76. Berms/Perimeter Walls:
A. Perimeter Berm/Wall Combination Heights:
1. Maximum berm/wall combination height at 20 feet from
back of curb shall be 12 feet.
2. Maximum berm/wall combination height at 50 feet from
back of curb shall be 16 feet. Berm between 20 feet to
50 feet from the back of curb shall be allowed to slope
gradually at 3:1 maximum.
B. The two main entrances:
1. The berm/wall combination height may be 18 feet for a
distance of 200 feet on each side of the entrance
provided the berming/wall combination is located 20 feet
from the street right-of-way line abutting the property.
2. The applicant may request a 20% height deviation for the
berms/wall combination that are not part of the entrance
berming/wall combination.
77. Canal water shall be used for the golf course irrigation, subject to CVWD
requirements