CC Resolution 2004-161RESOLUTION NO. 2004-161
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING THE SUBDIVISION
OF APPROXIMATELY t 28.43 ACRES INTO A 74 LOT
RESIDENTIAL DEVELOPMENT
CASE NO.: TENTATIVE TRACT 32397
APPLICANT: CANYON RIDGE L.L.0
WHEREAS, the City Council of the City of La Quinta, California, did on
the 21' day of December, 2004, hold a duly noticed Public Hearing to consider the
request of Canyon Ridge L.L.0 for the subdivision of t 28.43 acres site into 74 single-
family lots plus amenity and street lots, generally located at 47-555 Washington Street
and more particularly described as:
A. P. N .: 643-090-024, and
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 23' day of November, 2004, hold a duly noticed Public Hearing and
'—' adopted Resolution 2004-095 recommending approval of this Tentative Tract Map;
and,
WHEREAS, The La Quinta Community Development Department has
completed Environmental Assessment 2004- 522 in accordance with the requirements
of "The Rules to Implement the California Environmental Quality Act of 1970" as
.amended (Resolution 83-63). Based upon this Assessment, there may be a significant
adverse effect on the environment; however, mitigation measures have been imposed
on the project that will reduce the impacts to less than a significant level; therefore, a
Mitigated Negative Declaration has been certified; and
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
City Council did make the following Mandatory Findings of approval to justify approval
of said Tentative Tract Map 32397:
A. The proposed map is consistent with the City of La Quinta General Plan.
The project is within a Low Density Residential (LDR) District per the provisions of the
amended 2002 General Plan Update. Tentative Tract Map 32397 is consistent with
the goals, policies and intent of the La Quinta General Plan provided conditions
contained herein are met to ensure consistency with the General Plan, and mitigation
measures are also met pursuant to Environmental Assessment 2004-522.
Resolution No. 2004-161
Tentative Tract Map 32397
Canyon Ridge L.L.C.
Adopted December 21, 2004
Page 2
B. The design, or improvement, of the proposed subdivision is consistent with the
La Quinta General Plan and the Subdivision Ordinance.
All streets, lot density and designs and other related improvements in the project
conform to City standards. All on -site streets will be private. Access for the single-
family lots will be provided from internal streets planned under the Tentative Tract
Map.
C. The design of the subdivision or the proposed improvements is not likely to
cause substantial environmental damage, or substantially injure fish or wildlife,
or their habitat.
An environmental analysis concluded that this project will not cause substantial
environmental damage or injury to fish or wildlife, or their habitat because the site is
disturbed saltbush habitat, impacted by agricultural activity and recent adjacent
roadwork. The animal species found during the survey did not' identify any species of
concern. The site is disturbed and surrounded by developed areas, and its loss as
biological habitat will not be significant.
D. The design of the subdivision, or type of improvements, is not likely to cause
serious public health problems.
The design of the subdivision, as conditionally approved, will not .cause serious public
health problems since installation of urban improvements will be based on City, State,
and Federal requirements.
E. The design of the lot, 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 the proposed internal streets will be privately
owned and maintained, and that there will be no publicly -owned improvements
within the Tentative Tract Map.
The proposed streets are planned to provide direct access to each single-family lot. All
required public easements will provide access to the site or support necessary
infrastructure improvements.
ResokMon No. 2004-161
Tentative Tract Map 32397
Canyon Ridge L.L.C.
Adopted December 21, 2004
Page 3
F. The design of the lot, or type of improvements are not likely to cause serious
public health problems in that the Fire Marshal, Sheriff's Department, and the
City's Building and Safety Department have reviewed the proposal for public
health conditions and the project is appropriately conditioned.
G. The design of the lots and grading improvements, including the pad elevations
differentials within the tract bare an acceptable minimum in that the tract design
preserves community acceptance and buyer satisfaction.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City
of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the City
Council in this case.
2. That it does hereby approve Tentative Tract Map 32397 for the reasons set
forth in this Resolution and subject to the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Council, held on this the 21" day of December, 2004 by the following
vote, to wit:
AYES: Council Members Henderson, Osborne, Sniff, Mayor Adolph
NOES: None
ABSENT: Council Member Perkins
ABSTAIN: None
DON AD PH, or
City of La Quinta California
Resolution No. 2004-161
Tentative Tract Map 32397
Canyon Ridge L.L.C.
Adopted December 21, 2004
Page 4
ATTEST:
JU REEK, CMC, City Clerk
City of La Quinta, California
(CITY SEAL)
APPROVED AS TO FORM:
M. K(ATHRINElJE ty Attorney
City of La Quinta, Cafliforpda
CITY COUNCIL RESOLUTION NO. 2004-161
CONDITIONS OF APPROVAL — FINAL
TENTATIVE TRACT 32397
CANYON RIDGE L.L.C.
ADOPTED: DECEMBER 21, 2004
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta ("City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Tentative
Tract Map, or any Final Map recorded thereunder. The City shall have sole
discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply
with the requirements and standards of Government Code § § 66410 through
66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta
Municipal Code ("LQMC").
The City of La Quinta 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
• Desert Sands 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. 2004-161
Conditions of Approval - FINAL
Tentative Tract 32397
Canyon Ridge L.L.C.
December 21, 2004
Page 2
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") acknowledgment of the applicant's Notice of Intent ("NOI"), prior to
the issuance of a grading or site construction permit by the City.
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").
The applicant or design professional 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.
Resolution No. 2004-161
Conditions of Approval - FINAL
Tentative Tract 32397
Canyon Ridge L.L.C.
December 21, 2004
Page 3
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 permit(s).
PROPERTY RIGHTS
6. Prior to issuance of any permit(s), the applicant shall acquire or confer
easements and other property rights necessary for the construction or proper
functioning of the proposed development. Conferred rights shall include
irrevocable offers to dedicate or grant access easements to the City for
emergency services and for maintenance, construction and reconstruction of
essential improvements.
7. The applicant shall offer for dedication on the Final Map all public street right-of-
ways in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and/or as required by the City Engineer.
8. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Washington Street (Augmented Major Arterial, 132' ROW) — The
standard 66 feet from the centerline of Washington Street for a
total 132-foot ultimate developed right of way except for an
additional variable right of way dedication at the proposed primary
entry measured 72 feet west of the centerline of Washington
Street to accommodate existing improvements. At a minimum,
right of way requirements along the Tentative Tract Map shall be
measured 12 feet west of the existing curb face.
Resolution No. 2004-161
Conditions of Approval - FINAL
Tentative Tract 32397
Canyon Ridge L.L.C.
December 21, 2004
Page 4
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 have a 36-foot travel width where streets are double loaded. The travel
width may be reduced to 32 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.
The applicant shall design the roadway between Lots 42 and 43 to a
minimum of 28 feet with no parking allowed. The applicant or design
professional shall realign roadways for through movement traffic especially
in the north/south directional streets. Median noses shall be adjusted to
allow for such directional through movement.
The applicant shall enter into an agreement with the City to remove the
roadway between Lots 42 and 43 if future development to the west is not
permitted. As an option, the applicant may remove construction of the
roadway in the street improvement plan review process as approved by the
City Engineer.
B. CUL DE SACS
1) The cul de sac shall conform to the shape shown on the tentative
map with a 38-foot curb radius at the bulb or larger as shown on
the tentative map.
2) Cul de sacs shall have a minimum clearance of 15 feet from the
back of curb to any perimeter wall.
Resolution No. 2004-161
r-- Conditions of Approval - FINAL
Tentative Tract 32397
Canyon Ridge L.L.C.
December 21, 2004
Page 5
11 Dedications shall include additional widths as necessary for dedicated right and
left turn lanes, bus turnouts, and other features contained in the approved
construction plans.
12. Dedications shall include additional widths as necessary for dedicated right and
left turn lanes, bus turnouts, and other features contained in the approved
construction plans.
Pursuant to this requirement, the Applicant shall include in the submittal packet
containing the draft final map submitted for map checking, an offsite street
geometric layout, drawn at 1 " equals 40 feet, detailing the following design
aspects: median curb line, outside curb line, lane line alignment including lane
widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The
geometric layout shall be accompanied with sufficient professional engineering
studies to confirm the appropriate length of all proposed turn pockets and
auxiliary lanes that may impact the right of way dedication required of the
project and the associated landscape setback requirement.
13. 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.
14. The applicant shall offer for dedication on the Final Map a ten -foot wide public
utility easement contiguous with, and along both sides of all private streets.
Such easement may be reduced to five feet in width with the express written
approval of IID.
15. The applicant shall create perimeter landscaping setbacks along all public right-
of-ways as follows:
A. Washington Street (Augmented Major Arterial) - 20-foot from the R/W-
P/L.
The listed setback depth shall be the average depth where a meandering wall
design is approved.
The setback requirements shall apply to all frontages including, but not limited
to, remainder parcels and sites dedicated for utility purposes.
Resolution No. 2004-161
Conditions of Approval — FINAL
Tentative Tract 32397
Canyon Ridge L.L.C.
December 21, 2004
Page 6
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.
16. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins,
mailbox clusters, park lands, and common areas on the Final Map.
17. Direct vehicular access to Washington Street from lots with frontage along
Washington Street is restricted, except for those access points identified on the
tentative tract map, or as otherwise conditioned in these conditions of approval.
The vehicular access restriction shall be shown on the recorded final tract map.
18. The applicant shall furnish proof of easements, or written permission, as
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, permanent slopes, or other encroachments will
occur.
19. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property between the date of approval of the Tentative
Tract Map and the date of recording of any Final Map, unless such easement is
approved by the City Engineer.
20. The applicant shall provide temporary emergency -vehicle -only access to this
tract via the existing driveway near the north property line, until permanent
access across the adjacent landowner's land is made available providing access
to the future signal at the Washington Street/Lake La Quinta Drive intersection.
The applicant shall remove the temporary access improvements and install
permanent improvements connecting this tract to the permanent access route
within one year of the permanent access easement becoming available.
FINAL MAPS
21. 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.
Resolution No. 2004-161
r- Conditions of Approval - FINAL
Tentative Tract 32397
Canyon Ridge L.L.C.
December 21, 2004
Page 7
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.
22. 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.
23. 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
C.
SWPPP
1 "
= 40'
Horizontal
D.
Storm Drain Plans
1 "
= 40'
Horizontal
NOTE: A through D shall be submitted concurrently.
E. Off -Site Street Plan 1 " = 40' Horizontal, 1
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.
Resolution No. 2004-161
Conditions of Approval — FINAL
Tentative Tract 32397
Canyon Ridge L.L.C.
December 21, 2004
Page 8
G. On -Site Street Improvement/Signing & Striping Plan 1 " = 40' Horizontal,
1 if = 4' Vertical
H. Entry Rock Facade/Monument Plan* 1 " + 20' Horizontal
To include sufficient street improvement and existing conditions for sight
distance determination.
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.
H. On -Site Residential Precise Grading Plan lit = 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.
"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.
Resolution No. 2004-161
r---- Conditions of Approval - FINAL
r Tentative Tract .32397
Canyon Ridge L.L.C.
December 21, 2004
Page 9
24. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction on the Public Works Online Engineering Library at
http://www.la-guinta.org/publicworks/tractl/z onlinelibrary/0 intropage.htm.
25. The applicant shall furnish a complete set of the AutoCAD files of all approved
improvement plans on a storage media acceptable to the City Engineer. The
files shall be saved in a standard AutoCAD format so they may be fully
retrievable through a basic AutoCAD program.
At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the AutoCAD files in order
to reflect the as -built conditions.
Where the improvement plans were not produced in a standard AutoCAD
format, or a file format that can be converted to an AutoCAD format, the City
Engineer will accept raster -image files of the plans.
IMPROVEMENT SECURITY AGREEMENTS
26. 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.
27. Any Subdivision Improvement Agreement ("SIA") entered into by and between
the applicant and the City of La Quinta, for the purpose of guaranteeing the
completion of any improvements related to this 'Tentative Tract Map, shall
comply with the provisions of Chapter 13.28 (Improvement Security), LQMC.
28. 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.
Resolution No. 2004-161
Conditions of Approval - FINAL
Tentative Tract 32397
Canyon Ridge L.L.C.
December 21, 2004
Page 10
In the event the applicant fails to construct the improvements for the
development, or fails to satisfy its obligations for the development in a timely
manner, pursuant to the approved phasing plan, the City shall have the right to
halt issuance of all permits, and/or final inspections, withhold other approvals
related to the development of the project, or call upon the surety to complete
the improvements.
29. Depending on the timing of the development of this Tentative Tract Map, and
the status of the off -site improvements at the time, the applicant may be
required to:
A. Construct certain off -site improvements.
B. Construct additional off -site improvements, subject to the reimbursement
of its costs by others.
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this tentative tract map.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these means, as the City may require.
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.
30. 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.
Resokrtion No. 2004-161
Conditions of Approval - FINAL
Tentative Tract 32397
Canyon Ridge L.L.C.
December 21, 2004
Page 11
At the time the applicant submits its detailed construction cost estimates for
conditional approval of the Final Map by the City Council, the applicant shall
also submit one copy each of an 8-1 /2" x 11 " reduction of each page of the
Final Map, along with a copy of an 8-1 /2" x 11 " Vicinity Map.
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies and submitted to the City along with the applicant's
detailed cost estimates.
Security will not be required for telephone, natural gas, or Cable T.V.
improvements.
31. Should the applicant fail to construct the improvements for the development, or
fail to satisfy its obligations for the development in a timely manner, the City
shall have the right to halt issuance of building permits, and/or final building
inspections, withhold other approvals related to the development of the project,
or call upon the surety to complete the improvements.
GRADING
32. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
33. 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.
34. 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.
Resolution No. 2004-161
Conditions of Approval - FINAL
Tentative Tract 32397
Canyon Ridge L.L.C.
December 21, 2004
Page 12
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.
35. 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.
36. 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 (Le. 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 feet (61 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.
37. 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.
38. The applicant shall meet and confer with the La Guna de la Paz HOA and
establish a mutually agreeable landscape and wall concept along the joint
property line that allows the applicant to maintain the pad elevations shown on
the tentative map. The mutually agreed upon improvements shall be installed at
the applicant's expense.
Resolution No. 2004-161
Conditions of Approval - FINAL
Tentative Tract 32397
Canyon Ridge L.L.C.
December 21, 2004
Page 13
39. Prior to any site grading or re -grading that will raise or lower any portion of the
site by more than plus or minus three tenths of a foot from the elevations
shown on the approved Tentative Tract Map, the applicant shall submit the
proposed grading changes to the City Staff for a substantial conformance
finding review.
40. 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.
DRAWASF
41. The applicant shall comply with the provisions of Section 13.24.120 (Drainage),
LQMC, Engineering Bulletin No. 97.03. More specifically, stormwater falling on
site during the 100 year storm shall be retained within the development, unless
otherwise approved by the City Engineer. 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.
42. 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.,
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 from landscape area, residential unit,
and off -site street nuisance water. Flow from adjacent well sites shall be
designed for retention area percolation by separate infiltration system. 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.
Resolution No. 2004-161
Conditions of Approval — FINAL
Tentative Tract 32397
Canyon Ridge L.L.C.
December 21, 2004
Page 14
43. Underground storage retention chambers design and the supporting hydrology
report shall be as approved by the City Engineer. The applicant or any successor
shall maintain the underground storage retention chambers in perpetuity.
44. 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.
45. No fence or wall shall be constructed around any retention basin unless
approved by the Community Development Director and the City Engineer.
46. 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.
47. 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.
48. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
49. 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.
50. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
51. Drainage swales along the mountain to the west of the property shall be
reinforced gunite treated as approved by the City Engineer. Such treatment may
be required for the swale along the south property line as approved by the City
Engineer.
Resolution No. 2004-161
Conditions of Approval - FINAL
Tentative Tract 32397
Canyon Ridge L.L.C.
December 21, 2004
Page 15
UTILITIES
52. The applicant shall comply with the provisions of Section 13.24.110 (Utilities),
LQMC.
53. 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.
54. 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
55. 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.
56. The applicant shall construct the following street improvements to conform with
the General Plan.
A. OFF -SITE STREETS
1) Washington Street (Augmented Major Arterial; 132' R/W):
a) No additional street widening is required.
Other required improvements in the Washington Street right or way
and/or adjacent landscape setback area include:
Resolution No. 2004-161
Conditions of Approval — FINAL
Tentative Tract 32397
Canyon Ridge L.L.C.
December 21, 2004
Page 16
b) All appurtenant components such as, but not limited to:
curb, gutter, traffic control striping, legends, and signs.
c) The applicant shall reconstruct the curb returns, curb and
gutter, sidewalk and storm drain facilities along Washington
Street along the Primary Entry as shown on the tentative
tract map. The applicant shall locate all boulders and
monuments at the Primary Entry to provide adequate sight
distance for ingress and egress vehicles. Adequate sight
distance shall be provided near the sidewalk to ensure
pedestrian safety. Boulders proposed for the placement in
the right of way shall be of a size and configuration
approved by the City Engineer.
d) The applicant shall reconstruct the curb and gutter,
sidewalk and storm drain facilities along Washington Street
along the portion of the existing northerly entrance when it
is abandoned and the signalized intersection at Washington
Street and Lake La Quinta Drive is operational. The west
curb face shall be forty eight feet (48') west of the
Washington Street centerline.
Prior to the above mentioned abandonment, the applicant
shall reconstruct the existing northerly entrance , for
emergency access use only as approved by the City
Engineer.
e) 8-foot wide meandering sidewalk. Reconstruct the existing
8-foot wide meandering sidewalk at the redesigned Primary
Entry and construct a 8-foot wide sidewalk across the
existing northerly entry when abandoned and the signalized
intersection at Washington Street and Lake La Quinta Drive
is operational.
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
Resolution No. 2004-161
Conditions of Approval - FINAL
Tentative Tract 32397
Canyon Ridge L.L.C.
December 21, 2004
Page 17
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.
f) Final rock entry design shall be approved by the City
Engineer and the Community Development Director.
57. 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).
58. The applicant shall remove and replace the existing sidewalk as needed at all
locations where it is cracked, uneven at joints, or otherwise damaged pursuant
to Streets & Highways Code Section 5610. This requirement applies to all
sidewalk located in the public right of way adjacent to the property being
developed.
The applicant shall advise the HOA of its continuing obligation to maintain all
sidewalk located in the public right of way adjacent to its property in a good
state of repair pursuant to Streets & Highways Code Section 5610.
B. PRIVATE STREETS
1) Construct full 36-foot wide travel width improvements measured
gutter flow line to gutter flow line where the residential streets are
double loaded.
C. Construct full 32-foot wide travel width improvements measured
gutter flow line to gutter flow line where the residential streets are
single loaded provided parking is restricted to one side and there is
adequate off-street parking for residents and visitors, and the
applicant makes provisions for perpetual enforcement of the
restrictions in the CC&R's.
The CC&R's shall be reviewed by the Engineering Department prior to
recordation.
Resolution No. 2004-161
Conditions of Approval - FINAL
Tentative Tract 32397
Canyon Ridge L.L.C.
December 21, 2004
Page 18
D. Construct full 28-foot wide travel width improvements measured
gutter flow line to gutter flow line where parking is prohibited and
there is adequate off-street parking for residents and visitors, and the
applicant makes provisions for perpetual enforcement of the
restrictions in the CC&R's. The CC&R's shall be reviewed by the
Engineering Department prior to recordation.
E. The location of driveways of corner lots shall not be located within
the curb return and away from the intersection when possible.
2) The applicant or design professional shall realign roadways for through
movement traffic especially in the north/south directional streets.
Median noses shall be adjusted to allow for such directional through
movement.
C. PRIVATE CUL DE SACS
1) Construct constructed according to the lay -out shown on the
tentative map with 38-foot curb radius or greater at the bulb
similar to the layout shown on the rough grading plan.
2) Cul de sacs shall have a minimum clearance of 15 feet from the
back of curb to any perimeter wall.
Private Streets and Cul de Sacs shall have a porous grade paver
pavement structure as approved by the City Engineer.
D. TRAFFIC SIGNAL ON WASHINGTON STREET AT THE PROPOSED
DRIVE ACROSS LAKE LA QUINTA DRIVE
11 The applicant is responsible for 25 % of the cost to design and
install the traffic signal at the Future Street Extension across Lake
La Quinta Drive. 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 signals are warranted.
59. 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.
Resolution No. 2004-161
Conditions of Approval - FINAL
Tentative Tract 32397
Canyon Ridge L.L.C.
December 21, 2004
Page 19
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
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.
60. 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.
Augmented Major Arterial 5.5" a.c./6.5" c.a.b.
or the approved equivalents of alternate materials.
61. 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.
62. General access points and turning movements of traffic are limited to the
following:
A. Primary Entry (Washington Street): Right turn movements in and out are
permitted. Left turn movements in and out are prohibited.
Resolution No. 2004-161
Conditions of Approval - FINAL
Tentative Tract 32397
Canyon Ridge L.L.C.
December 21, 2004
Page 20
B. Temporary Emergency Access (Existing northerly entrance on
Washington Street): Emergency Vehicle access only. To be abandoned
when the proposed Street Extension is constructed and signalized
intersection at Washington Street and Lake La Quinta Drive is operational.
63. 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.
64. 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
65. 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
66. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
67. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots and park areas.
68. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
Resolution No. 2004-161
Conditions of Approval - FINAL
I Tentative Tract 32397
Canyon Ridge L.L.C.
December 21, 2004
Page 21
69. 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.
70. 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
71. The applicant shall provide public transit improvements as required by SunLine
Transit Agency and approved by the City Engineer.
QUALITY ASSURANCE
72. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
73. 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.
74. 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.
Resolution No. 2004-161
Conditions of Approval - FINAL
Tentative Tract 32397
Canyon Ridge L.L.C.
December 21, 2004
Page 22
75. 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
76. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
77. 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
78. 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.
79. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at
the time of issuance of building permit(s).]
FIRE MARSHAL
80. For residential areas, approved standard fire hydrants, located at each
intersection and spaced 330 feet apart with no portion of any lot frontage more
than 165 feet from a hydrant. Minimum fire flow shall be 1000 GPM for a 2-
hour duration at 20 PSI. Fire hydrants are also required every 660 feet on the
outside of the perimeter walls.
81. Blue dot retro-ref lectors shall be placed in the street 8 inches from centerline to
the side that the fire hydrant is on, to identify fire hydrant locations.
Resolution No. 2004-161
Conditions of Approval - FINAL
Tentative Tract 32397
Canyon Ridge L.L.C.
December 21, 2004
Page 23
82. Any turn or turn -around requires a minimum 38-foot outside turning radius.
83 Flag lots are not permitted for safety reasons, check lot 35.
84. All structures shall be accessible from an approved roadway to within 150 feet
of all portions of the exterior of the first floor as measured by outside path of
travel.
85. The minimum dimension for access roads and gates is 18 feet clear and
unobstructed width and a minimum vertical clearance of 13 feet 6 inches in
height, and a turn through the center divider not to exceed every 100 feet.
86. Any gate providing access from a public roadway to a private entry roadway
shall be located at least 35 feet setback from the roadway and shall open to
allow a vehicle to stop without obstructing traffic on the road. Where a one-
way road with a single traffic lane provides access to a gate entrance, a 38-foot
turning radius shall be used.
87. Gates shall be automatic, minimum 18 feet in width and shall be equipped
With a rapid entry system (KNOX). Plans shall be submitted to the Fire
Department for approval prior to installation. Automatic gate pins shall be
rated with a shear pin force, not to exceed 30 pounds. Gates activated by
the rapid entry system shall remain open until closed by the rapid entry
system.
88. The required water system, including fire hydrants, shall be installed and
accepted by the appropriate water agency prior to any combustible ' building
material being placed on an individual lot. Two sets of water plans are to be
submitted to the Fire Department for approval.
89. The applicant or developer shall prepare and submit to the Fire Department .
for approval, a site plan designating required fire lanes with appropriate
lane painting and/or signs.
MISCELLANEOUS
.90. All perimeter wall designs including height, color, material, design shall be
reviewed by the Architecture and Landscape Review Committee and approved
by the Planning Commission.
Resolution No. 2004-161
Conditions of Approval — FINAL
Tentative Tract 32397
Canyon Ridge L.L.C.
December 21, 2004
Page 24
91 Proposed street name, with a minimum of two alternative names per street,
shall be submitted to the Community Development Department for approval.
The street names shall be approved prior to recordation of the map.
92. All mitigation measures contained in Environmental Assessment 2004-502 shall
be met.
93. Prior to final map approval, the developer shall submit to the Community
Development Department for review, a copy of the proposed Covenants,
Conditions, and Restrictions (CC&R's) for the project.
94. This tentative tract map shall expire two years after City Council approval,
unless recorded or granted a time extension pursuant to the requirements of
Division 13 of the La Quinta Municipal Code.
95. Minor lot configuration modifications required to comply with these conditions
and Fire Marshal requirements shall be reviewed and approved by the
Community Development Department and Public Works Department.
96. Approval of production home designs and landscaping requires approval of a
Site Development permit application by the Planning Commission.
97. Within 24 hours of approval of the tentative tract map by the City Council, the
developer shall submit to the Community Development Department, a check
made out to the County of Riverside for $64.00 to allow filing of a Notice of
Determination for Environmental Assessment 2004-522 as required by State
law.
98. Prior to final map approval by the City Council, the developer shall meet the
Parkland Dedication requirements by payment of in -lieu fees as set forth in
Section 13.48 of the La Quinta Municipal Code.
99. All dwelling units shall be single story and shall not exceed 22 feet in height.
100. All grading activity shall maintain the integrity of the toe -of -slope of the
mountains.