CC Resolution 2004-140RESOLUTION NO. 2004-140
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF LA QUINTA, CALIFORNIA, APPROVING THE
SUBDIVISION OF ± 110.90 ACRES INTO 392
SINGLE FAMILY LOTS, A TEN ACRE COMMERCIAL
LOT AND MISCELLENAOUS LOTS
CASE NO.: TENTATIVE TRACT MAP 32398
APPLICANT: ROBERT SCHUMACHER
WHEREAS, the City Council of the City of La Quinta, California, did,
on the 161h day of November 2004, hold a duly noticed Public Hearing to consider a
request by Robert Schumacher for approval of Tentative Tract Map 32398 to
subdivide ± 110.90 acres into 392 single-family lots, a ten acre commercial lot and
miscellaneous lots, generally located at the northeast corner of Monroe Street and
Avenue 60, more particularly described as follows:
APNs: 764-240-002, 003, 004 & 005
WHEREAS, the Planning Commission of the City of La Quinta,
California, did, on the 14t' day of September 2004, hold a duly noticed Public
Hearing to consider a request by Robert Schumacher for approval of Tentative Tract
Map 32398 to subdivide ± 110.90 acres into 392 single-family lots, a ten acre
commercial lot and miscellaneous lots; and,
WHEREAS, the Planning Commission adopted Resolution 2004-067
recommending to the City Council approval of Tentative Tract Map 32398; and,
WHEREAS, said Tentative Tract Map 32398 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 2004-513 was prepared and determined that although the project
could have a significant adverse effect on the environment, mitigation measures
have been imposed on the project that will reduce impacts to less than significant
levels; and
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 32398:
Resolution No. 2004-140
Tentative Tract Map 32398 -Robert Schumacher
Conditions of Approval - Recommended
November 16, 2004
Page 2
1. The proposed tract map will be consistent with the City of La Quinta General
Plan in that the property will be designated Medium Density Residential (MDR),
which allows single-family residential uses, and Neighborhood Commercial
(NC) which allows Commercial 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 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 the subject site is physically suitable for the proposed
land division, and currently development exists to the southwest and other
lands are under construction immediately west 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.
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. All other private easements will be abandoned to
allow the subdivision of the property.
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;
Resolution No. 2004-140
Tentative Tract Map 32398 -Robert Schumacher
Conditions of Approval - Recommended
November 16, 2004
Page 3
2. That it does hereby recommend approval of Tentative Tract Map 32398 to the
City Council 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 City
of La Quinta City Council, held on this 16t' day of November, 2004, by the
following vote, to wit:
AYES: Council Members Henderson, Perkins, Sniff, Mayor Adolph
NOES: Council Member Osborne
ABSENT: None
ABSTAIN: None
DONALD ADO
City Mayor
City of La Quinta, California
ATTEST:
S. EEK, CMC, City erk
GR
City of La Quinta, California
(CITY SEAL)
APPROVED AS TO FORM:
M., KATHERINE JENSON, City Attorney
City of La Quinta, C: lifornia
CITY COUNCIL RESOLUTION NO. 2004-140
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 32398 — ROBERT SCHUMACHER
NOVEMBER 16, 2004
GFNFRAL
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
SCAQMD Coachella Valley
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
Resolution No. 2004-140
Conditions of Approval - FINAL
Tentative Tract Map 32398 — Robert Schumacher
November 16, 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").
r The applicant or his/her designer can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com for
use in their SWPPP preparation.
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.
Resolution No. 2004-140
Conditions of Approval - FINAL
Tentative Tract Map 32398 Robert Schumacher
November 16, 2004
Page 3
F. The approved SWPPP and BMPs shall remain in effect for the entire
duration of project construction until all improvements are completed and
accepted by the City.
5. 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
f}. _ Prior to issuance of any permit(s), the applicant shall acquire or confer
easements and other property rights necessary for the construction or proper
functioning of the proposed development. Conferred rights shall include
irrevocable offers to dedicate or grant access easements to the City for
emergency services and for maintenance, construction and reconstruction of
essential improvements.
7. The applicant shall offer for dedication on the Final Map all public street right-of-
ways in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and/or as required by the City Engineer.
8. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Monroe Street (Primary Arterial, Option A 1 10' ROW) The
standard 55 feet from the centerline of Monroe Street for a total
110-foot ultimate developed right of way except an additional
variable right of way dedication at the proposed primary residential
project measured sixty one feet (61') -east of the centerline of
Monroe Street and length to be determined by a traffic study
prepared for the applicant by a licensed traffic engineer per
Engineering Bulletin # 03-08. As a minimum, the required right of
way shall be for a length of 100 feet plus a variable dedication of
an additional 50 feet to accommodate improvements conditioned
under STREET AND TRAFFIC IMPROVEMENTS.
Resolution No. 2004-140
Conditions of Approval - FINAL
Tentative Tract Map 32398 - Robert Schumacher
November 16, 2004
Page 4
2) Avenue 60 (Primary Arterial, Option A 1 10' ROW) — The standard
55 feet from the centerline of Avenue 60 for a total 110-foot
ultimate developed right of way except for an additional variable
right of way dedication at the proposed secondary residential entry
measured sixty one feet (61') north of the centerline of Avenue 52
and length to be determined by a traffic study prepared for the
applicant by a licensed traffic engineer per Engineering Bulletin #
03-08. As a minimum, the required right of way shall be for a
length of 100 feet plus a variable dedication of an additional 50
feet to accommodate improvements conditioned under STREET
AND TRAFFIC IMPROVEMENTS.
9+ The applicant shall retain for private use on the Final Map all private street right-
of-ways in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and/or as required by the City Engineer.
10. The private street right-of-ways to be retained for private use required for this
development include:
A. PRIVATE STREETS
Private Residential Streets measured at gutter or curb flow line to gutter
or curb flow line shall be 35 feet with parking restricted to one side, 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. ALLEYS REAR LANES
Alley rear lanes shall have a minimum travel width of 20 feet provided
that parking is prohibited on both sides, 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. The alley rear lane travel width and pavement structure shall
also be approved by the Fire Department.
1 1 . Dedications shall include additional widths as necessary for dedicated right and
left turn lanes, bus turnouts, and other features contained in the approved
construction plans.
Resolution No. 2004-140
Conditions of Approval - FINAL
Tentative Tract Map 32398 — Robert Schumacher
November 16, 2004
Page 5
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 when submitted, 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 (Primary Arterial) - 20-foot from the R/W-P/L.
B. Avenue 60 (Primary Arterial) - 20-foot from the R/W-P/L.
The setback requirements shall apply to all frontages including, but not limited
to, remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks,
the applicant shall offer for dedication blanket easements for those purposes on
the Final Map.
15. Direct vehicular access to Jefferson Street and Avenue 52 from lots with
frontage along Jefferson Street and Avenue 60 is restricted, except for those
access points identified on Tentative Tract No. 32398, or as otherwise
conditioned in these conditions of approval. The vehicular access restriction
shall be shown on the recorded final tract map.
Resolution No. 2004-140
Conditions of Approval - FINAL
Tentative Tract Map 32398 - Robert Schumacher
November 16, 2004
Page 6
16. 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.
FINAL MAPS
17. 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. I
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. The Final Map shall be of a 1 " _. 40'
scale.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, „ "surveyor,"
pp 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.
18. 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.
19. The following improvement plans shall be prepared and submitted for review
and approval by the Public Works Department. A>separate set of plans for
each .line item specified below shall be prepared. The plans shall utilize the
minimum scale specified, unless otherwise authorized by the City Engineer in
writing. Plans may be prepared at a larger scale if additional detail or plan
clarity is desired. Note, the applicant may be required to prepare other
improvement plans not listed here pursuant to improvements required by other
agencies and utility purveyors.
A. On -Site Rough Grading Plan 1. = 40' Horizontal
B. PM 10 Plan 1 " = 40' Horizontal
Resolution No. 2004-140
Conditions of Approval - FINAL
Tentative Tract Map 32398 — Robert Schumacher
November 16, 2004
Page 7
C. SWPPP 1 " = 40' Horizontal
D. Storm Drain Plans 1 " = 40' Horizontal
E. Off -Site Street Plan 1 " = 40' Horizontal,
4' Vertical
F. Off -Site Signing & Striping Plan 1 " = 40' Horizontal
The Off -Site street improvement plans shall have 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.
G. On -Site Street Plan 1 " = 40' Horizontal, 1
4' Vertical
H. On -Site Signing & Striping Plan 1 " = 40' Horizontal
The following plans shall be submitted to the Building and Safety Department
for review and approval. The plans shall utilize the minimum scale specified,
unless otherwise authorized by the Building and Safety Director in writing.
Plans may be prepared at a larger scale if additional detail or plan clarity is
desired. Note, the applicant may be required to prepare other improvement
plans not listed here pursuant to improvements required by other agencies and
utility purveyors.
A. On -Site Residential Precise Grading Plan 1 " = 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.
All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit
Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue
RPMs at fire hydrants) and Street Name Signs per Public Works Standard. Plans
and/or as approved by the Engineering Department.
Resolution No. 2004-140
Conditions of Approval - FINAL
Tentative Tract Map 32398 - Robert Schumacher
November 16, 2004
Page 8
"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.
"On -Site Precise Grading" 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.
20. 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-quinta.org/publicworks/tract1 /z onlinelibrary/0 intropa e' htm.
21. 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 basis; 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.
IMPROVEMENT SECURITY AGREEMENTS
22. 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.
23. 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 Tentative Tract No. 32398, shall
comply with the provisions of Chapter 13.28 (Improvement Security), LQMC.
Resolution No. 2004-140 ,
Conditions of Approval - FINAL
Tentative Tract Map 32398 — Robert Schumacher
November 16, 2004
Page 9
24. Improvements to be made, or agreed to be made, shall include the removal of
any existing structures or other obstructions which are not a part of the
proposed improvements; and shall provide for the setting of the final survey
monumentation.
When improvements are phased through a "Phasing Plan," or an administrative
approval (e.g., Site Development Permits), all off -site improvements and
common on -site improvements (e.g., backbone utilities, retention basins,
perimeter walls, landscaping and gates) shall be constructed, or secured through
a SIA, prior to the issuance of any permits in the first phase of the
development, or as otherwise approved by the City Engineer.
Improvements and obligations required of each subsequent phase shall either be
completed, or secured through a SIA, prior to the completion of homes or the
occupancy of permanent buildings within such latter phase, or as otherwise
approved by the City Engineer.
In the event the applicant fails to construct the improvements for the
development, or fails to satisfy its obligations for the development in a timely
manner, pursuant to the approved phasing plan, the City shall have the right to
halt issuance of all permits, and/or final inspections, withhold other approvals
related to the development of the project, or call upon the surety to complete
the improvements.
25. Depending on the timing of the development of Tentative Tract No. 32398, 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.
Off -Site Improvements should be completed on a first priority basis.
Resolution No. 2004-140
Conditions of Approval - FINAL
Tentative Tract Map 32398 - Robert Schumacher
November 16, 2004
Page 10
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Final
Map, or the issuance of any permit related thereto, reimburse the City for the
costs of such improvements.
26. If the applicant elects to utilize the secured agreement alternative, the applicant
shall submit detailed construction cost estimates for all proposed. on -site and
off -site improvements, including an estimate for the final survey
monumentation, for checking and approval by the City Engineer. Such
estimates shall conform to the unit cost schedule adopted by City resolution, or
ordinance.
For items not listed in the City's unit cost schedule, the proposed unit costs
shall be approved by the City Engineer.
At the time the applicant submits its detailed construction cost estimates for
conditional approval of the Final Map by the City Council, the applicant shall
also submit one copy each of an 8-1 /2" x 11 ".reduction of each page of the
Final Map, along with a copy of an 8-1 /2" x 1 1 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
27. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
28. 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..
29. 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,
Resolution No. 2004-140
Conditions of Approval - FINAL
Tentative Tract Map 32398 - Robert Schumacher
November 16, 2004
Page 11
B. A preliminary geotechnical ("soils") report prepared by a qualified
engineer,
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.161
(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.
30. 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.
31 . 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.
Resolution No. 2004-140
Conditions of Approval - FINAL
Tentative Tract Map 32398 - Robert Schumacher
November 16, 2004
Page 12
32. 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.
33. Building pad elevations of perimeter lots shall not differ by more that one foot
from the building pads in adjacent developments.
34. 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.
35. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or
surveyor.
Each pad certification shall list the pad elevation as shown on the approved
grading plan, the actual pad elevation and the difference between the two, if
any. Such pad certification shall also list the relative compaction of the pad
soil. The data shall be organized by lot number, and listed cumulatively if
submitted at different times.
36. 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 0 00-year) flood
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.
Resolution No. 2004-140
Conditions of Approval - FINAL
Tentative Tract Map 32398 - Robert Schumacher
November 16, 2004
Page 13
r)RAINAGE
37. The applicant shall revise proposed retention basins 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. Additionally, the 100 year stormwater shall be retained within the
interior street right of way. 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.
33. In design of retention facilities, the maximum percolation rate shall be two
inches pc.r hour. The percolation rate will be considered to be zero unless the
applicant provides site specific data indicating otherwise.
39. Nuisance water shall be retained on site. In residential developments, nuisance
water shall be disposed of in a trickling sand filter and leach field or equivalent
system approved by the City Engineer. The sand filter and leach field shall be
designed to contain nuisance water surges totaling the following: 3.43
gph/2,000 sq. ft. of landscape area, 3.43 gph per residential unit, 416.7 gallons
per hour per well site and off -site street nuisance water. The sand filter design
shall be per La Quinta Standard 370 with the equivalent of 137.2 gph of water
feed per sand filter to accept the abovementioned nuisance water requirements.
Leach line requirements are 1 .108 feet of leach line per gph of flow.
40. The project shall be designed- to accommodate purging and blowoff water
(Uhrough underground piping a,nd/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.
41. No fence or wall shall be constructed around any retention basin unless
approved by the Community Development Director and the City Engineer.
42. 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. 2004-140
Conditions of Approval - FINAL
Tentative Tract Map 32398 - Robert Schumacher
November 16, 2004
Page 14
43. 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.
44. The. design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
45. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow and into
the historic drainage relief route.
46.. Storm drainage historically received from adjoining property shall be received.
and retained or passed through into the historic downstream drainage relief
route.
UTILITIES
47. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities),
LQMC.
48. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within any right-of-way, and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electric vaults, water valves,
and telephone stands, to ensure optimum placement for practical and aesthetic
purposes.
49. Existing overhead utility lines within, or adjacent to the proposed development,
and all proposed utilities shall be installed underground.
All, existing utility lines attached to joint use 92 KV transmission power poles
are exempt from the requirement to be placed underground.
50. Underground utilities shall be installed prior to overlying hardscape. For
installation of utilities in existing improved streets, the applicant shall comply
with trench restoration requirements maintained, or required by the City
Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
Resolution No. 2004-140
Conditions of Approval - FINAL
Tentative Tract Map 32398 — Robert Schumacher
November 16, 2004
Page 15
STREET AND TRAFFIC IMPROVEMENTS
51. The applicant shall comply with the provisions of Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access
For Individual Properties And Development), LQMC for public streets; and
Section 13.24.080 (Street Design - Private Streets), where private streets are
proposed.
52. The applicant shall construct the following street improvements to conform with
the General Plan with street type noted in parentheses.
A. OFF -SITE STREETS
1) Monroe Street (Primary Arterial, Option A; 1 10' R/W):
Widen the east 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. 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 east curb face shall be located forty
three feet (43') east of the centerline, 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 Monroe Street Primary
Entry. The east curb face shall be located fifty five feet
(55') east of the centerline and length to be determined by a
traffic study prepared for the applicant by a licensed traffic
engineer per Engineering Bulletin # 03-08. As a minimum,
the required right of way shall be for a length of 100 feet
plus a variable dedication of an additional 50 feet.
Other required improvements in the Monroe 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.
Resolution No. 2004-140
Conditions of Approval - FINAL
Tentative Tract Map 32398 - Robert Schumacher
November 16, 2004
Page 16
d) A 10-foot wide Multi -Purpose Trail. The applicant shall
construct a multi -use trail per La Quinta Standard 260 along
the Monroe Street frontage within the landscaped setback.
The location and design of the trail shall be approved by the
City. A split rail fence shall be constructed to separate the
multi -purpose trail from the pedestrian sidewalk in
accordance with Section 9.140.060 (Item E, 3a) of the
Zoning Ordinance. Bonding for the fence to be installed shall
be posted prior to final map approval. At grade intersection
crossings shall be of a medium and design and location as
approved by the Engineering Department on the .street
improvement plan submittal.
e) Half width of an 18' - foot wide raised landscaped median
along the entire boundary of the Tentative Tract Map plus
variable width as needed to accommodate a left turn
deceleration lane for the southbound Monroe Street traffic
as well as full turn movements at the Primary Residential
Entry, and variable width as needed on Monroe Street at the
Avenue 60 intersection to accommodate a left turn
deceleration lane for southbound Monroe Street to
eastbound Avenue 60.
f) Establish a benchmark in the Monroe Street right of way
and file a record of the benchmark with the County of
Riverside.
2) Avenue 60 (Primary Arterial, Option A; 110' R/W):
Widen the east 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. 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 east curb face shall be located forty
three feet (43') east of the centerline, except at locations where
additional street width is needed to accommodate:
a) Bus turnout (if required by Sunline Transit).
Resolution No. 2004-140
Conditions of Approval - FINAL
Tentative Tract Map 32398 — Robert Schumacher
November 16, 2004
Page 17
b) A deceleration/right turn only lane at the Avenue 60
Residential Project Secondary Entry and the two
Commercial Project Site access driveways, if required by a
Traffic Study per Engineering Bulletin # 03-08. The east
curb face shall be located fifty five feet (55') east of the
centerline and length to be determined by a traffic study
prepared for.the applicant by a licensed traffic engineer per
Engineering Bulletin # 03-08. As a minimum, the required
right of way shall be for a length of 100 feet plus a variable
dedication of an additional 50 feet.
Other required improvements in the Monroe 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.
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) Half width of an 18' - foot wide raised landscaped median
along the entire boundary of the Specific Plan plus variable
width as needed to accommodate a left turn deceleration
lane for the southbound traffic as well as full turn
movements at the Secondary Residential Entry, and variable
width as needed on Avenue 60 at the Monroe Street
intersection to accommodate a left turn deceleration lane for
eastbound Avenue 60 traffic to southbound Monroe Street.
Resolution No. 2004-140
Conditions of Approval - FINAL
Tentative Tract Map 32398 - Robert Schumacher
November 16, 2004
Page 1.8
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 35-foot wide
travel width measured gutter flow line to gutter flow line where
the residential streets where on -street parking is allowed on one
side and the applicant makes provisions for perpetual enforcement
of the No Parking restrictions.
2) The location of driveways of corner lots shall not be located within
the curb return and away from the intersection when possible.
C. REAR ALLEY LANES
1) Rear alley lanes shall have a travel width of 20 feet with parking
prohibited on both sides, 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. The alley rear lane travel width and pavement
structure shall also be approved by the Fire Department.
53. All gated entries shall provide for a three -car minimum stacking capacity for
inbound traffic to be a minimum length of 62 feet from call box to the street;
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 (minimum
radius to be 24 feet) 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 The two travel
lanes shall be a minimum of 20 feet of total paved roadway surface or as
approved by the Fire Department.
Resolution No. 2004-140
Conditions of Approval - FINAL
Tentative Tract Map 32398 - Robert Schumacher
November 16, 2004
Page 19
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.
54. The applicant shall design street pavement sections using CalTrans' design
procedure for 20-year life pavement, and the site -specific data for soil strength
and anticipated traffic loading (including construction traffic). Minimum
structural sections shall be as follows:
Residential 3.0" a.c./4.5" c.a.b.
Primary Arterial 4.5" a.c./6.0" c.a.b.
or the approved equivalents of alternate materials.
55. 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.
56. General access points and turning movements of traffic are limited to the
following:
A. Primary Residential Entry (Monroe Street): Full turn movements are
permitted.
B. Secondary Residential Entry (Avenue 60): Full turn movements are
permitted.
57. 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.
58. 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. 2004-140
Conditions of Approval - FINAL
Tentative Tract Map 32398 - Robert Schumacher
November 16, 2004
Page 20
CONSTRUCTION
59. The City will conduct final inspections of habitable buildings only when the
buildings have improved street and (if required) sidewalk access to publicly
maintained streets. The improvements shall include required traffic control
devices, pavement markings and street name signs. If on -site streets in
residential 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
69
60. The applicant shall comply with .Sections 13.24.130 (Landscaping Setbacks) &
3.24.140 (Landscaping Plans), LQMC.
61. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots and park areas.
62. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
63. 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.
64. 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
65. The applicant shall provide public transit improvements as required by SunLine
Transit Agency and approved by the City Engineer.
Resolution No. 2004-140
Conditions of Approval - FINAL
Tentative Tract Map 32398 - Robert Schumacher
November 16, 2004
Page 21
QUALITY ASSURANCE
66. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
67. 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.
68. 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.
69. 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
70. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
71. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on -site improvements, perimeter landscaping, access
drives, and sidewalks.
FEES AND DEPOSITS
72. The applicant shall comply with the provisions of Section 13.24.180 (Fees and
Deposits), LQMC. These fees include all deposits and fees required by the City
for plan checking and construction inspection. Deposits and fee amounts shall
be those in effect when the applicant makes application for plan check and
permits.
Resolution No. 2004-140
Conditions of Approval - FINAL
Tentative Tract Map 32398 - Robert Schumacher
November 16, 2004
Page 22
73. 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).
NOTICES TO BUYERS OF LAND
74. A notice shall be recorded against residential lots in Tentative Tract 32398
within 300 feet of adjacent properties that are engaged in farming activities
(e.g., date harvesting). Notice shall include the provisions and intent of
Municipal Code Section 9.140.070 (Notice to Buyers of Land). Furthermore, the
following provisions shall be included in the notice:
A. The notice shall include the specific scope of the farming activity
operations that occur on the adjacent properties to the east and south.
B. The notice shall include the fact that pesticides, herbicides, and other
chemicals are being used or have the potential to be used on the
adjacent farming sites.
The notice shall be submitted to the Community Development Department
prior to recordation for review and approval by the Community Development
Department and City Attorney. No building permits shall be issued until the
notice is approved and recorded.
k
THE FOLLOWING CONDITIONS OF APPROVAL
SUPERCEDE ANY AND ALL PREVIOUSLY APPROVED
CONDITIONS OF APPROVAL
Conditions of Approval Approved Administratively in
Accordance with La Quinta Municipal Code Chapter 13, Sections
13.04.060 (Review and Approval Authority) and 13.12.140
(Appeals) (Ord. Nos. 356 & 394)
Director's Determination
Tentative Tract Map 32398, Time Extension 1 - Robert Schumacher
Conditions of Approval - Revised
December 11, 2006 FILE Copy
GENERAL ►u®aJr it
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)
e Community Development Department
• Riverside Co. Environmental Health Department
• Coachella Valley Unified School District
e Coachella Valley Water District (CVWD)
o Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
e Sun Line Transit Agency
o SCAQMD Coachella Valley
A project -specific NPDES construction permit must be obtained by the applicant; and
who then shall submit a copy of the regional Water Quality Control Board's
("RWQCB") acknowledgement of the applicant's Notice of Intent ("NOI"►, prior to the
issuance of a grading or site construction permit by the City.
Director's Determination
'
Tentative Tract Map 32398, Time Extension 1 - Robert Schumacher
Conditions of Approval - Revised
December 11, 2006
The applicant is responsible for all requirements of the permits and/or clearances from
the above listed agencies. When the requirements include approval of improvement
plans, the applicant shall furnish proof of such approvals when submitting those
improvements plans for City approval.
4. The applicant shall comply with applicable provisions of the City's NPDES stormwater
discharge permit, Sections 8.70.010 at 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").
The applicant or his/her designer can obtain the California Stormwater Quality '
Association SWPPP template at www.cabmphandbooks.com for use in their
SWPPP preparation.
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.
Director's Determination
Tentative Tract Map 32398, Time Extension 1 - Robert Schumacher
Conditions of Approval - Revised
December 11, 2006
E. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading, pursuant
to this project.
F. The approved SWPPP and BMPs shall remain in effect for the entire duration of
project construction until all improvements are completed and accepted by the
City.
5. 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 permitts).
PROPERTY RIGHTS
6. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and
other property rights necessary for the construction or proper functioning of the
proposed development. Conferred rights shall include irrevocable offers to dedicate
or grant access easements to the City for emergency services and for maintenance,
construction and reconstruction of essential improvements.
7. The applicant shall offer for dedication on the Final Map all public street right-of-ways
in conformance with the City's General Plan, Municipal Code, applicable specific
plans, and/or as required by the City Engineer.
8. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Monroe Street (Primary Arterial, Option 110' ROW) — The standard 55
feet from the centerline of Monroe Street for a total 110-foot ultimate
developed right of way except an additional variable right of way
dedication at the proposed primary residential project measured sixty
one feet (611 east of the centerline of Monroe Street and deceleration
length of 248 feet plus a transition length of 150 feet to accommodate
improvements conditioned under STREET AND TRAFFIC
IMPROVEMENTS.
2) Avenue 60 (Primary Arterial, Option 110' ROW) — The standard 55 feet
from the centerline of Avenue 60 for a total 110-foot ultimate
Director's Determination
'
Tentative Tract Map 32398, Time Extension 1 - Robert Schumacher
Conditions of Approval • Revised
December 11, 2006
developed right of way except an additional variable right of way
dedication at the proposed secondary residential project entry and at the
Avenue 60 intersection with Monroe Street measured sixty three feet
(63') north of the centerline of Avenue 52 and deceleration length of
248 feet plus a transition length of 150 feet to accommodate
improvements conditioned under STREET AND TRAFFIC
IMPROVEMENTS.
Pursuant to the additional right of way dedication at the secondary
residential project entry mentioned above, the applicant shall make a
good faith effort to obtain said right of way from the property to the
east on Avenue 60.
9. The applicant shall retain for private use on the Final Map all private street right-of-
ways in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and/or as required by the City Engineer.
10. The private street right-of-ways to be retained for private use required for this '
development include:
A. PRIVATE STREETS
Private Residential Streets measured at gutter flow line to gutter flow line shall
be 32 feet with parking restricted to one side or 28 feet with parking restricted
on both sides, 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. ALLEYS REAR LANES
Alley rear lanes shall have a minimum travel width of 20 feet provided that
parking is prohibited on both sides, 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. The alley rear lane travel width
and pavement structure shall also be approved by the Fire Department.
11. Dedications shall include additional widths as necessary for dedicated right and left I
turn lanes, bus turnouts, and other features contained in the approved construction
plans.
Director's Determination
Tentative Tract Map 32398, Time Extension 1 - Robert Schumacher
Conditions of Approval - Revised
December 11, 2006
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 when submitted, 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 (Primary Arterial) - 20-foot from the R/W-P/L.
B. Avenue 60 (Primary Arterial) - 20-foot from the R/W-P/L.
The setback requirements shall apply to all frontages including, but not limited to,
remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the
applicant shall offer for dedication blanket easements for those purposes on the Final
Map.
15. Direct vehicular access to Monroe Street and Avenue 60 from lots with frontage
along Monroe Street and Avenue 60 is restricted, except for those access points
identified on Tentative Tract No. 32398, or as otherwise conditioned in these
conditions of approval. The vehicular access restriction shall be shown on the
recorded final tract map.
16. The applicant shall furnish proof of easements, or written permission, as appropriate,
from those owners of all abutting properties on which grading, retaining wall
Director's Determination
Tentative Tract Map 32398, Time Extension 1 - Robert Schumacher
Conditions of Approval - Revised
December 11. 2006
construction, permanent slopes, or other encroachments will occur.
FINAL MAPS
17. 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. The Final Map shall be of a 1" = 40' scale.
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. '
18. 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.
19. The following improvement plans shall be prepared and submitted for review and
approval by the Public Works Department. A separate set of plans for each line
item specified below shall be prepared. The plans shall utilize the minimum scale
specified, unless otherwise authorized by the City Engineer in writing. Plans may be
prepared at a larger scale if additional detail or plan clarity is desired. Note, the
applicant may be required to prepare other improvement plans not listed here
pursuant to improvements required by other agencies and utility purveyors.
A.
On -Site Rough Grading Plan
1 "
= 40'
Horizontal
B.
PM1O Plan
1"
= 40'
Horizontal
C.
SWPPP
1 "
= 40'
Horizontal
NOTE: A through C to be submitted concurrently.
D. Off -Site Street Improvement/Storm Drain Plan '
1 " = 40' Horizontal, 1 " = 4' Vertical
Director's Determination
Tentative Tract Map 32398, Time Extension 1 - Robert Schumacher
Conditions of Approval - Revised
December 11, 2006
E. Off -Site Signing & Striping Plan 1 " = 40' Horizontal
F. On -Site Street Improvement/Signing & Striping/Storm Drain Plan
1 " = 40' Horizontal, 1 " = 4' Vertical
NOTE: D through F to be submitted concurrently.
The following plans shall be submitted to the Building and Safety Department
for review and approval. The plans shall utilize the minimum scale specified,
unless otherwise authorized by the Building and Safety Director 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.
G. On -Site Residential Precise Grading Plan 1" = 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.
All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit
Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs
at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as
approved by the Engineering Department.
"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.
20. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the Online Engineering Library at
the City website (www.la-quinta.org). Navigate to the Public Works Department
home page and look for the Online Engineering Library hyperlink.
21. 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
Director's Determination
'
Tentative Tract Map 32398, Time Extension 1 - Robert Schumacher
Conditions of Approval - Revised
December 11, 2006
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.
IMPROVEMENT SECURITY AGREEMENTS
22. 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.
23. 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 Tentative Tract No. 32398, shall comply with the
provisions of Chapter 13.28 (Improvement Security),.LQMC.
24. Improvements to be made, or agreed to be made, shall include the removal of any
existing structures or other obstructions which are not a part of the proposed
improvements; and shall provide for the setting of the final survey monumentation.
When improvements are phased through a "Phasing Plan," or an administrative
approval (e.g., Site Development Permits), all off -site improvements and common on -
site improvements (e.g., backbone utilities, retention basins, perimeter walls,
landscaping and gates) shall be constructed, or secured through a SIA, prior to the
issuance of any permits in the first phase of the development, or as otherwise
approved by the City Engineer.
Improvements and obligations required of each subsequent phase shall either be
completed, or secured through a SIA, prior to the completion of homes or the
occupancy of permanent buildings within such latter phase, or as otherwise approved
by the City Engineer.
In the event the applicant fails to construct the improvements for the development, '
or fails to satisfy its obligations for the development in a timely manner, pursuant to
Director's Determination
Tentative Tract Map 32398, Time Extension 1 — Robert Schumacher
Conditions of Approval - Revised
December 11, 2006
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.
25. Depending on the timing of the development of Tentative Tract No. 32398, 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.
Off -Site improvements should be completed on a first priority basis.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Final Map, or
the issuance of any permit related thereto, reimburse the City for the costs of such
improvements.
26. If the applicant elects to utilize the secured agreement alternative, the applicant shall
submit detailed construction cost estimates for all proposed on -site and off -site
improvements, including an estimate for the final survey monumentation, for
checking and approval by the City Engineer. Such estimates shall conform to the unit
cost schedule adopted by City resolution, or ordinance.
For items not listed in the City's unit cost schedule, the proposed unit costs shall be
approved by the City Engineer.
At the time the applicant submits its detailed construction cost estimates for
conditional approval of the Final Map by the City Council, the applicant shall also
submit one copy each of an 8-1/2" x 11" reduction of each page of the Final Map,
along with a copy of an 8-1 /2" x 11 " Vicinity Map.
I
Director's Determination
Tentative Tract Map 32398, Time Extension 1 - Robert Schumacher
Conditions of Approval - Revised
December 11, 2006
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.
r,RAnwr,
27. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
28. 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.
29. 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.
30. 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
Director's Determination
Tentative Tract Map 32398, Time Extension 1 - Robert Schumacher
Conditions of Approval . Revised
December 11, 2006
control measures, as were approved in the Fugitive Dust Control Plan.
31. Grading within the perimeter setback and parkway areas shall have undulating terrain
and shall conform with the requirements of LQMC Section 9.60.240(F) except as
otherwise modified by this condition requirement. The maximum slope shall not
exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e.
the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted
with ground cover. The maximum slope in the first six (6) feet adjacent to the curb
shall not exceed 4:1 when the nearest edge of sidewalk is within six (6) of the curb,
otherwise the maximum slope within the right of way shall not exceed 3:1. All
unpaved parkway areas adjacent to the curb shall be depressed one and one-half
inches (1.5") in the first eighteen inches (18") behind the curb.
32. 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.
33. Building pad elevations of perimeter lots shall not differ by more that one foot from
the building pads in adjacent developments.
34. 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.
35. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or surveyor.
Each pad certification shall list the pad elevation as shown on the approved grading
plan, the actual pad elevation and the difference between the two, if any. Such pad
certification shall also list the relative compaction of the pad soil. The data shall be
organized by lot number, and listed cumulatively if submitted at different times.
36. 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 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
Director's Determination
'
Tentative Tract Map 32398, Time Extension 1 - Robert Schumacher
Conditions of Approval . Revised
December 11, 2006
are so located, the applicant shall furnish elevation certifications, as required by
FEMA, that the above conditions have been met.
h7Gt_11►/IWO
37. The applicant shall comply with the provisions of Section 13.24.120 (Drainage),
LQMC, Engineering Bulletin No. 97-03. Engineering Bulletin — Hydrology Report with
Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering
Bulletin — Underground Retention Basin Design Requirements. 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.
38. Nuisance water shall be retained on site. 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 nuisance water
surges from landscape area, commercial units, and off -site and on -site street '
nuisance water. Flow from adjacent well sites shall be designed for retention area
percolation by separate infiltration system approved by the City Engineer. The sand
filter design shall be per La Quinta Standard 370 with the equivalent of 137.2 gph of
water feed per sand filter to accept the abovementioned nuisance water
requirements. Leach line requirements are 1.108 feet of leach line per gph of flow.
39. 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.
40. 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.
41. No fence or wall shall be constructed around any retention basin unless approved by
the Community Development Director and the City Engineer.
42. For on -site common retention basins, retention depth shall be according to
Engineering Bulletin 97-03, and Engineering Bulletin — Hydrology Report with
Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not '
exceed 3:1 and shall be planted with maintenance free ground cover.
Director's Determination
Tentative Tract Map 32398, Time Extension 1 - Robert Schumacher
Conditions of Approval - Revised
December 11, 2006
43. 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.
44. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
45. The development shall be graded to permit storm flow in excess of retention capacity
to flow out of the development through a designated overflow and into the historic
drainage relief route.
46. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
UTILITIES
47. The applicant shall comply with the provisions of Section 13.24.110 (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.
All existing utility lines attached to joint use 92 KV transmission power poles are
exempt from the requirement to be placed underground.
50. Underground utilities shall be installed prior to overlying hardscape. For installation of
utilities in existing improved streets, the applicant shall comply with trench
restoration requirements maintained, or required by the City Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
Director's Determination
'
Tentative Tract Map 32398, Tana Extension 1 - Robert Schumacher
Conditions of Approval - Revised
December 11, 2006
51. The applicant shall comply with the provisions of Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For
Individual Properties And Development), LQMC for public streets; and Section
13.24.080 (Street Design - Private Streets), where private streets are proposed.
52. The applicant shall construct the following street improvements to conform with the
General Plan with street type noted in parentheses.
A. OFF -SITE STREETS
11 Monroe Street (Primary Arterial, Option A; 110r RIM:
Widen the east 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. 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 east curb face shall be located forty three feet (43') east of the
centerline, 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 Monroe Street Primary
Entry. The east curb face shall be located fifty one feet (511 east
of the centerline and deceleration length of 248 feet plus a taper
transition length of 150 feet or as approved on the Off -Site
Street Improvement Plans.
Other required improvements in the Monroe 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) A 10-foot wide Multi -Purpose Trail. The applicant shall construct
a multi -use trail per La Quinta Standard 260 along the Monroe
Street frontage within the landscaped setback. The location and j
design and necessary signage shall be approved by the ' 1
Community Development Director and the City Engineer. A split
rail fence shall be constructed on the street side of the multi-
Directors Determination
Tentative Tract Map 32398, Time Extension 1 - Robert Schumacher
Conditions of Approval - Revised
December 11, 2006
purpose trail in accordance with Section 9.140.060 (Item E, 3a)
of the Zoning Ordinance. Bonding for the fence to be installed
shall be posted prior to final map approval. At grade intersection
crossings shall be of a material and design and location as
approved by the Engineering Department on the street
improvement plan submittal.
e) Half width of an 18' - foot wide raised landscaped median along
the entire boundary of the Tentative Tract Map plus variable
width as needed to accommodate a left turn deceleration lane for
the southbound Monroe Street traffic as well as full turn
movements at the Primary Residential Entry, and variable width
as needed on Monroe Street at the Avenue 60 intersection to
accommodate a left turn deceleration lane for southbound
Monroe Street to eastbound Avenue 60.
f) Establish a benchmark in the Monroe Street right of way and file
a record of the benchmark with the County of Riverside.
2) Avenue 60 (Primary Arterial, Option A; 110' R/W):
Widen the east 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. 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 east curb face shall be located forty three feet (43') east of the
centerline, 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 on Avenue 60 at the Avenue
60 Residential Project Secondary Entry intersection and the
Avenue 60/Monroe Street intersection. The north curb face shall
be located fifty one feet (51') east of the centerline and
deceleration length of 248 feet plus a taper transition length of
150 feet.
The above condition for a deceleration/right turn only lane at the
Avenue 60 Residential Project Secondary Entry intersection is
Director's Determination
Tentative Tract Map 32398, Time Extension 1 - Robert Schumacher
Conditions of Approval - Revised
December 11, 2006
contingent on the applicant obtaining the additional right of way
dedication for said deceleration/right turn only lane on Avenue 60
at the secondary residential project entry conditioned under
PROPERTY RIGHTS.
Other required improvements in the Monroe 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) A 10-foot wide Multi -Purpose Trail. The applicant shall construct
a multi -purpose trail per La Quinta Standard 260 along the Avnue
60 frontage within the landscape setback. The location and
design and necessary signage shall be approved by the
Community Development Director and the City Engineer. A split
rail fence shall be constructed to separate the multi -purpose trail
from the pedestrian sidewalk in accordance with Section
9.140.060 (Item E, 3a) of the Zoning Ordinance. Bonding for the
fence to be installed shall be posted prior to final map approval.
At grade intersection crossings shall be of a material and design
and location as approved by the Engineering Department on the
street improvement plan submittal.
e) Half width of an 18' - foot wide raised landscaped median along
the entire boundary of Specific Plan 2004-072 plus 1) variable
width as needed to accommodate a left turn deceleration lane for
the southbound traffic as well as full turn movements at the
Secondary Residential Project Entry, 2) variable width as needed
on Avenue 60 at the Monroe Street intersection to accommodate
a left turn deceleration lane for eastbound Avenue 60 traffic to
southbound Monroe Street, and 3) variable width as needed to
accommodate a left turn deceleration lane at the westerly
Commercial Property driveway provided that the left turn on
Avenue 60 at the Monroe Street/Avenue 60 intersection are not
affected.
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).
Ii,
I
Director's Determination
Tentative Tract Map 32398, Time Extension 1 - Robert Schumacher
Conditions of Approval - Revised
December 11, 2006
3) When warrants are met, the applicant is responsible for 100% of the
cost to design and install the traffic signal at the Residential Project
Main Entry on Monroe Street. Applicant shall enter into a SIA to post
security for 100% of the cost to design and install the traffic signal
prior to issuance of an on -site grading permit; the security shall remain
in full force and effect until the signal is actually installed by the
applicant.
4) When warrants are met, the applicant is responsible for 25% of the
cost to design and install the traffic signal at the Monroe Street/Avenue
60 intersection. Applicant shall enter into a SIA to post security for
25 % of the cost to design and install the traffic signal prior to issuance
of an on -site grading permit; the security shall remain in full force and
effect until the signal is actually installed by the applicant.
5) When warrants are met, the applicant is responsible for 100% of the
cost to design and install the traffic signal on Avenue 60 at the
Residential Project Secondary Entry intersection. Applicant shall enter
into a SIA to post security for 100% of the cost to design and install
the traffic signal prior to issuance of an on -site grading permit; the
security shall remain in full force and effect until the signal is actually
installed by the applicant.
S. PRIVATE STREETS
1► Construct full street improvements to provide for 32-foot wide travel
width measured gutter flow line to gutter flow line where on -street
parking is allowed on one side or 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.
2) The location of driveways of corner lots shall not be located within the
curb return and away from the intersection when possible.
C. REAR ALLEY LANES
1) Rear alley lanes shall have a travel width of 20 feet with parking
prohibited on both sides, 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
Director's Determination
Tentative Tract Map 32398, Time Extension 1 - Robert Schumacher
Conditions of Approval - Revised
December 11, 2006 '
be reviewed by the Engineering Department prior to recordation. The
alley rear lane travel width and pavement structure shall also be
approved by the Fire Department.
53. All gated entries shall provide for a three -car minimum stacking capacity for inbound
traffic to be a minimum length of 62 feet from call box to the street; 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 (minimum radius to be
24 feet) 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 The two travel lanes shall be
a minimum of 20 feet of total paved roadway surface or as approved by the Fire
Department.
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.
54. 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
Primary Arterial
3.0" a.c./4.5" c.a.b.
4.5" a.c./6.0" c.a.b.
or the approved equivalents of alternate materials.
55. 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.
0
Director's Determination
Tentative Tract Map 32398, Time Extension 1 - Robert Schumacher
Conditions of Approval - Revised
December 11, 2006
56. General access points and turning movements of traffic are limited to the following:
A. Primary Residential Entry (Monroe Street): Full turn movements are permitted.
B. Secondary Residential Entry (Avenue 60): Full turn movements are permitted.
57. 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.
58. 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
59. The City will conduct final inspections of habitable buildings only when the buildings
have improved street and (if required) sidewalk access to publicly -maintained streets.
The improvements shall include required traffic control devices, pavement markings
and street name signs. If on -site streets in residential 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 AND IRRIGATION
60.. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LOMC.
61. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas.
62. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a licensed landscape architect.
63. The applicant shall submit the landscape plans for approval by the Community
Development Department. When plan checking has been completed by the
Community Development Department, the applicant shall obtain the signatures of
CVWD and the Riverside County Agricultural Commissioner, prior to submittal for
Director's Determination
'
Tentative Tract Map 32398, Time Extension 1 - Robert Schumacher
Conditions of Approval - Revised
December 11, 2006
signature by the Community Development Director and the City Engineer.
NOTE: Plans are not approved for construction until signed by both the Community
Development Director and the City Engineer.
64. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Community Development Director and 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.
64A. The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the AASHTO "A Policy on Geometric Design of
Highways and Streets", 51b Edition or latest, in the design and/or installation of all
landscaping and appurtenances abutting and within the private and public street right-
of-way and as approved by the City Engineer.
PUBLIC SERVICES
65. The applicant shall provide public transit improvements as required by SunLine '
Transit Agency and approved by the City Engineer.
QUALITY ASSURANCE
66. The applicant shall employ construction quality -assurance measures that meet with
the approval of the City Engineer.
67. 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.
68. 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.
69. 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
Director's Determination
Tentative Tract Map 32398, Time Extension 1 - Robert Schumacher
Conditions of Approval - Revised
December 11, 2006
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.
I �T_lf�i��TtPL�D
70. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance),
LQMC.
71. The applicant shall make provisions for the continuous and perpetual maintenance of
all private on -site improvements, perimeter landscaping, access drives, and
sidewalks.
FEES AND DEPOSITS
72. 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
Flan checking and construction inspection. Deposits and fee amounts shall be those
in effect when the applicant makes application for plan check and permits.
73. 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).
NOTICES TO BUYERS OF LAND
74. A notice shall be recorded against residential lots in Tentative Tract 32398 within
300 feet of adjacent properties that are engaged in farming activities (e.g. date
harvesting). Notice shall include the provisions and intent of Municipal Code Section
9.140.070 (Notice to Buyers of Land). Furthermore, the following provisions shall be
included in the notice:
A. The notice shall include the specific scope of the farming activity operations
that occur on the adjacent properties to the east and south.
B. The notice shall include the fact that pesticides, herbicides, and other chemicals
are being used or have the potential to be used on the adjacent farming sites.
The notice shall be submitted to the Community Development Department prior to
recordation for review and approval by the Community Development Department and
Director's Determination
Tentative Tract Map 32398, Time Extension 1 - Robert Schumacher
Conditions of Approval - Revised
December 11, 2006
City Attorney. No building permits shall be issued until the notice is approved and
recorded.
F