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CC Resolution 2004-087 SDP 2004-799 CodornizRESOLUTION NO. 2004-087 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING DEVELOPMENT PLANS FOR FIVE PROTOTYPE UNIT PLANS AND OTHER ANCILLARY FACILITIES CASE NO.: SITE DEVELOPMENT PERMIT 2004-799 APPLICANT: RJT HOMES L.L.C. WHEREAS, the City Council of the City of La Quinta, California, did on the 3d day of August, 2004, hold a duly noticed Public Hearing to consider the request of RJT Homes L.L.C. to approve architectural plans for five prototype residential plans and other ancillary facilities for construction in Tentative Tract Map 32070, located at the southeast corner of Avenue 52 and Jefferson Street more particularly described as: A.P.N. 772-410-021 AND 772-410-022; AND, WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 13T" day of July, 2004, hold a duly noticed Public Hearing to consider the request of RJT Homes L.L.C. to approve architectural plans for five new prototype residential plans and other ancillary facilities for construction in Tentative Tract Map 32070, located at the southeast corner of Avenue 52 and Jefferson Street. WHEREAS, the Planning Commission of the City of La Quinta, California, adopt Resolution No. 2004-051, recommending approval of said Site Development Permit; and WHEREAS, said Site Development Permit has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-68), in that the Community Development Department has conducted an Initial Study (Environmental Assessment 2004-505), and determined that the proposed Site Development Permit will not have a significant impact on the environment and a Mitigated Negative Declaration of environmental impact Is recommended for certification; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said City Council did find the following facts and reasons to justify approval of said Site Development Permit: 1. Compliance with General Plan- The project is in compliance with the land use type and density of the amended General Plan in that the property to be developed is designated Medium High Residential, as proposed. Resolution No. 2004-087 Site Development Permit 2004-799 RJT Homes, L.L.C. Adopted: August 3, 2004 Page 2 2. Compliance with Zoning Code- The project is consistent with the Design Guidelines of Section 9.60.330 (Residential Tract Development Review) of the Zoning Code and Specific Plan 2004-070, which requires varied roof heights, and window and door surrounds for flat elevation planes, and multiple facades. 3. Architectural Design- The architectural design of the project, including but not limited to the architectural style, scale, building mass, materials, colors, architectural details, roof style, and other architectural elements, are compatible with surrounding development and related Specific Plan 2004-070. 4. Compliance with CEQA- This request has been assessed in conjunction with Environmental Assessment 2004-505 that was previously certified by the City Council. 5. Site Design- The site design of the project, including but not limited to project entries, interior circulation, pedestrian and bicycle and trail circulation, pedestrian amenities, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the City and laid out and provided in compliance with the Zoning Code requirements and related Specific Plan. 6. Landscape Design- New home project landscaping, which will be approved prior to issuance of building permits, will include but not be limited to the location, type, size, color, texture, and coverage of plant materials that will .be designed so as to provide relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable views, provide a harmonious transition between adjacent land uses and between development and open space, provide an overall unifying influence, enhance the visual continuity of the project, complement the surrounding project area and as conditioned will comply with City and CVWD water efficiency, ensuring efficient water use. 7. Unit Sizes- The proposed unit sizes .are within the approved range of house sizes allowed in Specific Plan 2004-070 and therefore, acceptable. 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; Resolution No. 2004-087 Ske Development Permit 2004-799 RJT Homes, L.L.C. Adopted: August 3, 2004 Page 3 2. That it does hereby approve of Site Development Permit 2004-799, for the reasons set forth in this Resolution, subject to the Conditions, attached hereto; PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council, held on the 3d day of August, 2004, by the following vote, to wit: AYES: Council Members Henderson, Perkins, Sniff, Mayor Adolph NOES: None ABSENT: Council Member Osborne ABSTAIN: None 9. N ADOLPH,S%&yo City of La Quinta, California ATTEST: JUG S!GREEK, CM , C it�j City of La Quinta, California (SEAL) APPROVED AS TO FOIRM: . KATHE INE JENS , City Attorney 6 City of La Quinta, Cali ornia CITY COUNCIL RESOLUTION 2004-087 '^ CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2004-799 ` R.J.T. HOMES L.L.C. ADOPTED: AUGUST 3, 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 ofGovernment 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 a submitting those improvements plans for City approval. Resolution No. 2004-087 Conditions of Approval - FINAL Site Development Permit 2004-799 R.J.T. Homes L.L.C. Adopted: August 3, 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. 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 approved Tentative Tract Map No. 32070, and/or as required by the City Engineer. 8. 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. 9. 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 and courtyard driveways or as approved by IID. Such easement may be reduced to five feet in width with the express written approval of IID. 10. The applicant shall create perimeter landscaping setbacks along all public right- of-ways as follows: A. Jefferson Street (Major Arterial) - 20-foot from the R/W-P/L. B. Avenue 52 (Primary Arterial) - 20-foot from the R/W-P/L. Resolution No. 2004-087 r- Conditions of Approval - FINAL c Site Development Permit 2004-799 R.J.T. Homes L.L.C. Adopted: August 3, 2004 Page 3 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. 11. Direct vehicular access to Jefferson Street and Avenue 52 from lots with frontage along Jefferson Street and Avenue 52 is restricted, except for those access points identified on the approved 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. 12. 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. 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. 13. 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. 14. 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. Site Development Plan 1 it = 30' Horizontal Resolution No. 2004-087 Conditions of Approval - FINAL Site Development Permit 2004-799 R.J.T. Homes L.L.C. Adopted: August 3, 2004 Page 4 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. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2001 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Engineering Department in conjunction with the Site Development Plan when it is submitted for plan checking. In addition to the normal set of improvement plans, a "Site Development" plan is required to be submitted for approval by the Building Official and the City Engineer. "Site Development" plans shall normally include all on -site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements and ADA requirements. 15. The City maintains standard plans, detail sheets and/or construction notes for elements of construction on the Public Works Online Engineering Library at http://www.la-guinta.org/publicworks/tractl/z onlinelibrary/0 intropage.htm. 16. 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. 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. Resolution No. 2004-087 Conditions of Approval - FINAL Ske Development Permit 2004-799 R.J.T. Homes L.L.C. Adopted: August 3, 2004 Page 5 GRADING 17. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 18. 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. 19. 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. 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. 20. 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 r--- other erosion control measures, as were approved in the Fugitive Dust Control Plan. Resolution No. 2004-087 Conditions of Approval - FINAL Site Development Permit 2004-799 R.J.T. Homes L.L.C. Adopted: August 3, 2004 Page 6 21. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six (6) of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches 0 8") behind the curb. 22. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 23. Building pad elevations of perimeter lots shall not differ by more that one foot from the building pads in adjacent developments. 24. 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. 25. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. 26. This development shall comply with Chapter 8.11 (Flood Hazard Regulations), LQMC. If any portion of any proposed building lot in the development is or may be located within a flood hazard area as identified on the City's Flood Insurance Rate Maps, the development shall be graded to ensure that all floors and exterior fill (at the foundation) are above the level of the project (100-year) flood Resolution No. 2004-087 r- Conditions of Approval - FINAL Site Development Permit 2004-799 R.J.T. Homes L.L.C. Adopted: August 3, 2004 Page 7 and building pads are compacted to 95 % Proctor Density as required in Title 44 of the Code of Federal Regulations, Section 65.5(a) (6). Prior to issuance of building permits for lots which are so located, the applicant shall furnish elevation certifications, as required by FEMA, that the above conditions have been met. DRAINAGE 27. The applicant shall revise proposed retention basins/and or underground retention systems to comply with the provisions of Section 13.24.120 (Drainage), LQMC, Engineering Bulletin . No. 97.03. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The tributary drainage area shall extend to the centerline of adjacent public streets. The design storm shall be either the 3 hour, 6 hour or 24 hour event producing the greatest total run off. 28. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise. 29. 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. 30. 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. 31. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 32. For on -site common retention basins, retention depth shall be according to Engineering Bulletin 97.03, and side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. For retention basins on individual lots, retention depth shall not exceed two feet. Resolution No. 2004-087 Conditions of Approval - FINAL Site Development Permit 2004-799 R.J.T. Homes L.L.C. Adopted: August 3, 2004 Page 8 33. 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. 34. The de -Sign of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 35. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 36. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. UTILITIES 37. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities), LQMC. 38. 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. . 39. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 40. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. Resolution No. 2004-087 Conditions of Approval - FINAL Site Development Permit 2004-799 R.J.T. Homes L.L.C. Adopted: August 3, 2004 Page 9 The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 41. 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. 42. The applicant shall construct the following street improvements to conform with the General Plan with street type noted in parentheses. A. OFF -SITE STREETS 1) Jefferson Street (Major Arterial; 120' R/W): No additional street improvement 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 Primary Entry. The east curb face shall be located fifty nine feet (59') east of the centerline. Other required improvements in the' Jefferson Street right or 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. d► 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 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. Resolution No. 2004-087 Conditions of Approval - FINAL Site Development Permit 2004-799 R.J.T. Homes L.L.C. Adopted: August 3, 2004 Page 10 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. e) Reconstruct the existing landscaped median on Jefferson Street to provide for a deceleration lane for left turn in only movements as approved by the City Engineer. f) Establish a benchmark in the Jefferson Street right of way and file a record of the benchmark with the County of Riverside. 2) Avenue 52 (Primary Arterial, Option A; 1 10' R/W): No additional street improvement 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 Secondary Entry. The south curb face shall be located fifty four feet (54') east of the centerline. Other required improvements in the Avenue 52 right or 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. d) 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 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. Resolution No. 2004-087 �. Conditions of Approval - FINAL Site Development Permit 2004-799 R.J.T. Homes L.L.C. Adopted: August 3, 2004 Page 11 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). B. PRIVATE STREETS 1) Construct full street improvements to provide for 36-foot wide travel width measured gutter flow line to gutter flow line where the residential streets are double loaded or construct full street improvements to provide for 28-foot wide travel width measured gutter flow line to gutter flow line where on -street parking is prohibited and the applicant makes provisions for perpetual enforcement of the No Parking restrictions. C. COURTYARD DRIVEWAYS 1) Courtyard driveways shall have a travel width of 26 feet with parking prohibited, and there is adequate off-street parking for residents and visitors and provisions are established 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. 43. 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. Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. Resolution No. 2004-087 Conditions of Approval - FINAL Site Development Permit 2004-799 R.J.T. Homes L.L.C. Adopted: August 3, 2004 Page 12 44. 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/Parking Lots Primary Arterial Major Arterial 3.0" a.c./4.5" c.a.b. 4.5" a.c./6.0" c.a.b. 5.5" a.c./6.5" c.a.b. or the approved equivalents of alternate materials. 45. 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. 46. General access points and turning movements of traffic are limited to the following: A. Primary Entry (Jefferson Street): Right turn in, right turn out and left turn in movements are permitted. Left turn movements out are prohibited. B. Secondary Entry (Avenue 52): Right turn movements in and out are permitted. Left turn movements in and out are prohibited. 47. 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. 48. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. Resolution No. 2004-087 Conditions of Approval - FINAL Site Development Permit 2004-799 R.J.T. Homes L.L.C. Adopted: August 3, 2004 Page 13 CONSTRUCTION 49. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPING 50. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 51. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park, areas. 52. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 53. 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. 54. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. Resolution No. 2004-087 Conditions of Approval - FINAL Site Development Permit 2004-799 R.J.T. Homes L.L.C. Adopted: August 3, 2004 Page 14 PUBLIC SERVICES 55. The applicant shall provide public transit improvements as required by SunLine Transit Agency and approved by the City Engineer. QUALITY ASSURANCE 56. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 57. 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. 58. 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. 59.. ' 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 60. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 61. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. Resolution No. 2004-087 F_ Conditions of Approval • FINAL Ske Development Permit 2004-799 R.J.T. Homes L.L.C. Adopted: August 3, 2004 Page 15 FEES AND DEPOSITS 62. 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. 63. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). FIRE MARSHALL 64. For residential areas, approved standard fire hydrants, located at each �..-. intersection and spaced 330 feet apart with no portion of any lot frontage more than 165 feet from a hydrant. Minimum fire flow shall be 1000 GPM for a 2- hour duration at 20 PSI. 65. For any buildings with public access i.e. recreational halls; clubhouses, etc. or buildings with a commercial use i.e. gatehouses, maintenance sheds, apartments, etc. Super fire hydrants are to be placed no closer than 25 feet and not more than 165 feet from any portion of the first floor of said building following approved travel ways around the exterior of the building. Minimum fire flow for these areas would be 1500 GPM for a 2-hour duration at 20 PSI. Actual fire flow will be*determined during building plan check. 66. The water mains shall be designed to provide a for a potential fire flow of 2500 GPM and an actual fire flow available from any one hydrant connected to any given main of 1500 GPM for a 2-hour duration at 20 PSI residual operating pressure. 67. Blue dot retro-reflectors shall be placed in the street 8 inches from centerline to the side that the fire hydrant is on, to identify fire hydrant locations. 68. City of La Quinta ordinance requires all buildings, other than single family, 5,000 sq. ft. or larger to be fully sprinkled. NFPA 13 Standard. If required, sprinkler plans will need to be submitted to the Fire Department. Area separation walls may not be used to reduce the need for sprinklers. Resolution No. 2004-087 Conditions of Approval - FINAL Site Development Permit 2004-799 R.J.T. Homes L.L.C. Adopted: August 3, 2004 Page 18 69. Any turn or turn -around requires a minimum 38-foot turning radius. 70. All structures shall be accessible from an approved roadway to within 150 feet of all portions of the exterior of the first floor. 71. The minimum dimension for access roads and gates is 20 feet clear and unobstructed width and a minimum vertical clearance of 13 feet 6 inches in height. Roads shall not exceed 1,320 feet without secondary access/egress. This access/egress may be restricted to emergency access only however, public egress must be unrestricted. 72. Any gate providing access from a public roadway to a private entry roadway shall be located at least 35 feet setback from the roadway and shall open to allow a vehicle to stop without obstructing traffic on the road. Where a one- way road with a single traffic lane provides access to a gate entrance, a 38-foot turning radius shall be used. 73. Gates shall be automatic, minimum 20 feet in width and shall be equipped with a rapid entry system (KNOX). Plans shall be submitted to the Fire Department for approval prior to installation. Automatic gate pins shall be rated with a shear pin force, not to exceed 30 pounds. Gates activated by the rapid entry system shall remain open until closed by the rapid entry system. 74. The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to' any combustible building material being placed on an individual lot. One set of water plans are to be submitted to the Fire Department for approval. 75. 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. 76. Building plan check is to run concurrent with the City plan check. Submittals are the responsibility of the owner. Resolution No. 2004-087 ,...... Conditions of Approval - FINAL Site Development Permit 2004-799 4 j R.J.T. Homes L.L.C. Adopted: August 3, 2004 R Page 17 SHERIFF DEPARTMENT 77. Final conditions will be addressed when building plans are reviewed. Prior to issuance of a building permit, applicant shall review building plans with the Sheriff's Department regarding Vehicle Code requirements, defensible space, and other law enforcement and public safety concerns. All questions regarding the Sheriff's Department should be directed to the Deputy at (760) 863-8950. COMMUNITY DEVELOPMENT 78. Landscaping plans are to be resubmitted for approval by the Architecture Landscape Review Committee. 79. Landscaping plans shall comply with the City's Water Efficient Landscaping Ordinance for this project. Said landscaping plans shall include a complete irrigation system showing location and size of water lines, valves, clock timers, type of sprinklers, etc. Prior to the issuance of any building permits the landscape plans shall also be approved by the Coachella Valley Water District prior to final approval by the- Community Development Department. 80. The applicant shall work with Public Works staff and Fire Marshall to assess the need and design for a secondary driveway exit/access and or emergency access for the project on Avenue 52 for this project. The design shall consider features as deemed appropriate by the Public Works staff and Fire Marshall. Precise location and design shall be subject to the approval the Public Works Department, and the Fire Marshall.