CC Resolution 2005-019 TTM 31249 - Amendment 1RESOLUTION NO. 2005-019
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, GRANTING APPROVAL OF THE
SUBDIVISION OF ± 33.33 ACRES INTO 85 SINGLE-FAMILY
RESIDENTIAL LOTS WITH LETTERED LOTS
CASE NO. TT 31249, AMENDMENT #1
APPLICANT: EHLINE COMPANY
WHEREAS, the City Council of the City of La Quinta, California, did on
the 1 St day of February, 2005, hold a duly noticed Public Hearing to consider the
request of Ehline Company, for approval of Tentative Tract 31249, Amendment #1, to
reduce certain interior private street widths within an approved subdivision of ± 33.33
acres into 85 single-family residential lots and several lettered lots, located on the
south side of Avenue 58 approximately Y2 mile west of Madison Street, more
particularly described as:
PORTION OF THE NE '/4 OF THE NW '/4 OF
SECTION 28, T6S, R7E — S.B.B.M.
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 11 th day of January, 2005, adopt Resolution 2005-002, recommending
that the La Quinta City Council conditionally approve Tentative Tract 31249,
Amendment #1; and,
WHEREAS, the City Council of the City of La Quinta, California, did on
the 16th day of September, 2003, adopt Resolution 2003-94, granting approval for
Tentative Tract 31249; and,
WHEREAS, at said public hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, City
Council did make the following findings to justify approval of Tentative Tract 312491
Amendment #1:
1 . The La Quinta Community Development Department has prepared an Addendum
to Environmental Assessment 2003-475, certified by the La Quinta City Council
on September 16, 2003, under Resolution 2003-93. Based on this Addendum,
the Community Development Department has determined that none of the
circumstances or conditions set forth in Public Resources Code 21166, which
would trigger the preparation of any subsequent environmental Assessment,
have been shown to exist.
Resolution No. 2005-019
Tentative Tract 31249, Amendment #1
Ehline Company
February 1, 2005
Page 2
2. The proposed Tentative Tract Map 31249, Amendment #1 is consistent with
the City's General Plan with the implementation of Conditions of Approval to
provide for adequate storm water drainage, and other infrastructure
improvements. The project remains consistent with the adopted Low Density
Residential land use designation of Up to 4 dwelling units per acre, as set forth
in the General Plan, and the nature of the Amendment request to reduce private
street widths does not affect the proposed density of the project as previously
approved.
3. The design and improvements of the proposed Tentative Tract Map 31249,
Amendment #1 are consistent with the City's General Plan, with the retention
and implementation of the recommended conditions of approval, to ensure
proper street widths, off -site improvements, perimeter walls, parking
requirements, and timing of their construction.
4. As conditioned, the design of Tentative Tract 31249, Amendment #1 and type
of improvements, acquired for access through, or use of, property within the
proposed subdivision will not conflict with such easements.
5. The design of Tentative Tract 31249, Amendment #1 and type of
improvements are not likely to cause serious public health problems, in that this
issue was considered in Environmental Assessment 2003-475, in which no
significant health or safety impacts were identified for the proposed project.
6. The site for Tentative Tract 31249, Amendment #1 is physically suitable for the
proposal as natural slopes do not exceed 20%, and there are no identified
geological constraints on the property that would prevent development pursuant
to the geotechnical study prepared for the subdivision.
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 require compliance with those mitigation measures specified
by the Addendum to Environmental Assessment 2003-475, prepared for
Tentative Tract Map 31249, Amendment #1, as incorporated 'by reference in
said Addendum;
Resolution No. 2005-019
Tentative Tract 31249, Amendment #1
Ehline Company
February 1, 2005
Page 3
3. That it does grant approval of Tentative Tract Map 31249, Amendment # 1, for
the reasons set forth in this Resolution and subject to the attached Conditions
of Approval.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City
Council, held on this 1st day of February, 2005, by the following vote to wit:
AYES: Council Members Henderson, Osborne, Perkins, Sniff, Mayor Adolph
NOES: None
ABSENT: None
ABSTAIN: None
DON ADOLPH, Mayor
City of La Quinta, California
ATTEST:
JUN . GREEK, CMC, City C rk
City of La Quinta, California
(CITY SEAL)
APPROVED AS TO FORM:
7c.
4N'r.�KATHERINE JENSON, i Attorney
City of La Quinta, California
CITY COUNCIL RESOLUTION NO. 2005-019 EXHIBIT "A"
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 31249, AMENDMENT #1
EHLINE COMPANY
FEBRUARY 1, 2005
cC�3,111:2-MIM
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-guinta.org.
3. Prior to the issuance of any grading, construction, or building permit by the City,
the applicant shall obtain the 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 improvement plans for City approval.
Resolution No. 2005-019
Conditions of Approval - FINAL
Tentative Tract 31249, Amendment #1
Ehline Company
February 1, 2005
Page 2
EXHIBIT "A"
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.
E. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading,
pursuant to this project.
F. The approved SWPPP and BMPs shall remain in effect for the entire
duration of project construction until all improvements are completed and
accepted by the City.
Resolution No. 2005-019
Conditions of Approval - FINAL
Tentative Tract 31249, Amendment #1
Ehline Company
February 1, 2005
Page 3
PROPERTY RIGHTS
EXHIBIT "A"
5. 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.
6. 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.
7. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Avenue 58 (Secondary Arterial with Class II Bike Lane, 96' ROW) -
Provide a 48-foot right-of-way from the centerline of Avenue 58
along the project boundary except for additional right-of-way
required along Avenue 58 to accommodate the realignment of
Avenue 58 per the City's Realignment Study. The applicant or
design professional may revise the Realignment Study to
incorporate reduced horizontal radius curves as approved by the
City Engineer. The existing 50-foot right-of-way from the
centerline may be reduced to the right-of-way requirement via
vacation of the unneeded right-of-way on the final map.
8. 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.
9. The private street right-of-ways to be retained for private use required for this
development include:
Resolution No. 2005-019 EXHIBIT "A"
Conditions of Approval - FINAL
Tentative Tract 31249, Amendment #1
Ehline Company
February 1, 2005
Page 4
A. PRIVATE STREETS
1). Private Residential Streets measured at gutter flow line to gutter
flow line shall have a 28-foot travel width within a 32-foot right-
of-way with on -street parking prohibited, and provided 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. However, the
applicant shall have the option to design private streets in the
project to a 32-foot travel width, with on -street parking restricted
to one side, and subject to establishment of enforcement
provisions in the CC&R's.
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.
C. KNUCKLE
1) The knuckle shall conform to the shape and curb radius as shown
on the tentative tract map except for minor revision as may be
required by the City Engineer.
Curve radii for curbs at all street intersections shall not be less than 25 feet or
similar to the lay out shown on the tentative tract map.
10. 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.
Resolution No. 2005-019 EXHIBIT "A"
- Conditions of Approval - FINAL
Tentative Tract 31249, Amendment #1
Ehline Company
February 1, 2005
Page 5
11. 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.
12. 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.
13. The applicant shall create perimeter landscaping setbacks along all public right-
of-ways as follows:
A. Avenue 58 (Secondary Arterial) - 10-foot from the R/W-P/L.
The listed setback depth shall be the average depth where a meandering wall
design is approved.
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.
14. The applicant shall offer for dedication those easements necessary for the
placement and access to, utility lines and structures, drainage basins, mailbox
clusters, park lands and common areas on the Final Map.
15. Direct vehicular access to Avenue 58 from any portion of the site from frontage
along Avenue 58 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.
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.
Resolution No. 2005-019
Conditions of Approval - FINAL
Tentative Tract 31249, Amendment #1
Ehline Company
February 1, 2005
Page 6
EXHIBIT "A"
17. 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.
FINAL MAPS
18. 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.
19. 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 " = 60'
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. 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.
20. 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:
lit
= 40'
Horizontal
B.
PM 10 Plan
1 "
= 40'
Horizontal
C.
SWPPP
1 "
= 40'
Horizontal
Note: A through C to be submitted concurrently.
Resolution No. 2005-019 EXHIBIT "A"
Conditions of Approval - FINAL
Tentative Tract 31249, Amendment #1
Ehline Company
February 1, 2005
Page 7
D. Off -Site Street Improvement/Storm Drain Plans:
1 if = 40' Horizontal, 1 " = 4' Vertical
E. 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.
F. On -Site Street Improvement/Storm Drain/Signing & Striping Plans
1 if = 40' Horizontal, 1 " = 4' Vertical
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 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.
Resolution No. 2005-019
Conditions of Approval - FINAL
Tentative Tract 31249, Amendment #1
Ehline Company
February 1, 2005
Page 8
EXHIBIT "A"
21. 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/tractl/z onlinelibrary/0 intropage htm.
22. 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
23. 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.
24. Any 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.
25. Improvements to be made, or agreed to be made, shall include the removal of
any existing structures or other obstructions that are not a part of the proposed
improvements; and shall provide for the setting of the final survey
monumentation.
Resolution No. 2005-019
Conditions of Approval - FINAL
Tentative Tract 31249, Amendment #1
Ehline Company
February 1, 2005
Page 9
EXHIBIT "A"
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.
26. 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 but no later
than the issuance of the 251h Building Permit.
Resolution No. 2005-019
Conditions of Approval - FINAL
Tentative Tract 31249, Amendment #1
Ehline Company
February 1, 2005
Page 10
EXHIBIT "A"
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.
27. 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 if 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.
28. 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
29. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
30. 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.
Resolution No. 2005-019 EXHIBIT "A"
Conditions of Approval - FINAL
Tentative Tract 31249, Amendment #1
Wine Company
February 1, 2005
Page 11
31. 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.
32. The applicant shall maintain all open graded, undeveloped land so as 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.
33. Grading within the perimeter setback and parkway areas shall have undulating
terrain and shall conform to 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
backsl pe (i.e. the slope at the back of the landscape lot) which shall not
excee 2:1 if fully planted with ground cover. The maximum slope in the first
six (6) I,feet adjacent to the curb shall not exceed 4:1 when the nearest edge of
sidew Ik is within six (6) feet of the curb, otherwise the maximum slope within
the right-of-way shall not exceed 3:1. All unpaved parkway areas adjacent to
the curb shall be depressed one and one-half inches (1 .5") in the first eighteen
inches 0 8") behind the curb.
Resolution No. 2005-019
Conditions of Approval - FINAL
Tentative Tract 31249, Amendment #1
Ehline Company
February 1, 2005
Page 12
EXHIBIT "A"
34. Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform to pad elevations shown on the tentative map, unless
the pad elevations have other requirements imposed elsewhere in these
Conditions of Approval.
35. 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.
36. 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.
DRAINAGF
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 storm water shall be conveyed to drainage
facilities 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.
38. 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.
Resolution No. 2005-019
Conditions of Approval - FINAL
Tentative Tract 31249, Amendment #1
Ehline Company
February 1, 2005
Page 13
EXHIBIT "A"
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 surges of up to 3 gph/1,000 sq. ft. of landscape area, and
infiltrate 5 gpd/1,000 sq. ft. 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 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.
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.
Additionally, the Homeowners Association (HOA) shall condition that all
properties with rear and side property lines abutting internal retention
basin/landscaping areas (Lot "Q"), be limited to perimeter wall/fences as
described in the Section 8.06.040 with wall heights not to exceed three feet
(3') topped with two additional feet (2') of wrought iron fence (total 5-foot high)
as 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.
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.
Resolution No. 2005-019 EXHIBIT "A"
Conditions of Approval - FINAL
Tentative Tract 31249, Amendment #1
Ehline Company
February 1, 2005
Page 14
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.
I JT11 ITIFR
47. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities),
LQMC.
48. The applicant shall obtain approval of the City Engineer for 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. 2005-019 EXHIBIT „A„
Conditions of Approval - FINAL
Tentative Tract 31249, Amendment #1
Ehline Company
February 1, 2005
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 to
the General Plan:
A. OFF -SITE STREETS
1) Avenue 58 (Secondary Arterial with Class II Bike Lane; 96'R/W):
Widen the south side of the street along all frontage adjacent to
the Tentative Map boundary to its ultimate width on the south side
as specified in 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 south curb face
shall be located thirty-six feet (36') south of the centerline, except
at locations where additional street width is needed to
accommodate:
a) The realignment of Avenue 58 per the City's Realignment
Study. The applicant or design professional may revise the
Realignment Study to incorporate reduced horizontal radius
curves as approved by the City Engineer.
Other required improvements in the Avenue 58 right-of-way and/or
adjacent landscape setback area include:
b) All appurtenant components such as, but not limited to,
curb, gutter, traffic control striping, legends, and signs.
Resolution No. 2005-019
Conditions of Approval - FINAL
Tentative Tract 31249, Amendment #1
Ehline Company
February 1, 2005
Page 16
EXHIBIT "A"
c) A 10-foot wide Multi -Purpose Trail - The applicant shall
construct a multi -use trail per La Quinta Standard 260 along
the Avenue 58 frontage within the landscaped setback
parkway .and four feet into the back of the parkway. The
location and design of the trail shall be approved by the
City. At grade intersection crossings shall be a design
including finished surface, geometry and location as
approved by the Engineering Department on the street
improvement plan submittal.
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 Private Residential Streets except for entry drives to be
measured at gutter flow line to gutter flow line to have a 28-foot
travel width with on -street parking prohibited, and provided 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. However, the
applicant shall have the option to design private streets in the
project to a 32-foot travel width, with on -street parking restricted
to one side, and subject to establishment of enforcement
provisions in the CC&R's.
2) The location of driveways of corner lots shall not be located within
the curb return and away from the intersection when possible.
C. PRIVATE CUL DE SACS
1) Shall be constructed according to the lay -out and curb radius at
the bulb as 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.
Resolution No. 2005-019 EXHIBIT „A„
Conditions of Approval - FINAL
Tentative Tract 31249, Amendment #1
Ehline Company
February 1, 2005
Page 17
D. KNUCKLE
1) Construct the knuckle to conform to the layout shown in the
tentative tract map, except for minor revisions as may be required
by the City Engineer.
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
Secondary Arterial
3.0" a.c./4.5" c.a.b.
4.0" a.c./6.0" c.a.b.
or the approved equivalents of alternate materials.
Resolution No. 2005-019
Conditions of Approval - FINAL
Tentative Tract 31249, Amendment #1
Ehline Company
February 1, 2005
Page 18
EXHIBIT "A"
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. Avenue 58 Primary Entry (approximately 395' east of the westerly
boundary, across Stone Creek Way): Full turn in, Full turn out.
B. Secondary Entry (at easterly boundary, across Coral Mountain Court): Full
turn in, Full turn out.
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.
FIRE MARSHAL
59. 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.
60. For any buildings with public access i.e. recreational halls, clubhouses, etc. or
buildings with a commercial use i.e. gatehouses, maintenance sheds, etc. Super
fire hydrants are to be placed no closer than 25 feet and not more than 165 feet
from any portion of the first floor of said building following approved travel
ways around the exterior of the building. Minimum fire flow for these areas
would be 1500 GPM for a 2-hour duration at 20 PSI.
Resolution No. 2005-019 EXHIBIT "A"
Conditions of Approval - FINAL
Tentative Tract 31249, Amendment #1
Ehline Company
February 1, 2005
Page 19
61. Blue dot retro-reflectors shall be placed in the street 8 inches from centerline to
the side that the fire hydrant is on, to identify fire hydrant locations.
62. Any turn or turn -around requires a minimum 38-foot turning radius.
63. All structures shall be accessible from an approved roadway to within 150 feet
of all portions of the exterior of the first floor.
64. The minimum dimension for access roads and gates is 20 feet clear and
unobstructed width and a minimum vertical clearance of 13 feet 6 inches in
height.
65. 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.
66. Gates shall be automatic, minimum 20 feet in width and shall be equipped with
a rapid entry system (KNOX). Plans shall be submitted to the Fire Department
for approval prior to installation. Automatic gate pins shall be rated with a shear
pin force, not to exceed 30 pounds. Gates activated by the rapid entry system
shall remain open until closed by the rapid entry system.
67. 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.
68. 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.
69. Fire Department plan check is to run concurrent with the City plan check.
Resolution No. 2005-019
Conditions of Approval - FINAL
Tentative Tract 31249, Amendment #1
Ehline Company
February 1, 2005
Page 20
CONSTRUCTION
EXHIBIT "A"
70. 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
71. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
72. The applicant shall provide landscaping in the required setbacks, retention
basins, and common lot areas.
73. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
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.
74. 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.
The landscape and irrigation plans shall be approved by the Coachella Valley
Water District and Riverside County Agriculture Commissioner prior to submittal
of the final plans to the Community Development Department, pursuant to
Chapter 8.13 of the Municipal Code. Specific landscape requirements for the
project are:
Resolution No. 2005-019 EXHIBIT "A"
Conditions of Approval - FINAL
Tentative Tract 31249, Amendment #1
Ehline Company
February 1, 2005
Page 21
A. No more than 50% of.,any front yard area shall be devoted to turf. Front
yard landscaping shall consist of at least two trees, each with a minimum
1.5 inch caliper measured three feet up from grade level after planting, ten
5-gallon shrubs, and gLaundcover. Palm trees may count as a shade tree if
the trunk is a minimum six feet tall. Double lodge poles (two-inch diameter)
shall be used to stake trees. Bubblers and emitters shall be used to irrigate
shrubs and trees. Homebuyers shall be offered a 100% desert landscape
option.
B. Parkway shade trees shall be provided in the perimeter landscape
improvement plans for Avenue 58, to be 24-inch or larger box with a
minimum two-inch calmer. Trees shall be a minimum height of ten feet at
installation. ,E
QUALITY ASSURANCE
75. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
76. 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.
77. 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.
78. Upon completion of construction, the applicant shall furnish the City with
reproducible record drawings of all improvement plans that 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 rasterlimage files previously submitted to the City, revised
to reflect the as -built conditions.
Resolution No. 2005-019 EXHIBIT "A"
Conditions of Approval - FINAL
Tentative Tract 31249, Amendment #1
Ehline Company
February 1, 2005
Page 22
MAINTENANCE
79. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
80. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on -site improvements, perimeter landscaping, access
drives, and sidewalks.
COMMUNITY DEVELOPMENT
81. Building heights shall be limited to one-story/22 feet, for a distance into the site
of 150 feet from the Avenue 58 ultimate right-of-way line.
82. Revisions to the tentative map during plan check including, but not limited to,
lot line alignments, easements, improvement plan revisions, and similar minor
changes which do not alter the design (layout, street pattern, etc.) may be
administratively approved through the plan check process, with the mutual
consent and approval of the Community Development and Public Works
Directors. This shall include increases or decreases in number of lots meeting
the general criteria above, but involving a change of no more than 5 % of the
total lot count of the Tentative Map as approved. Any revisions that would
exceed the General Plan density standards, based on net area calculations, must
be processed as an amended map, as set forth in Title 13, LQMC.
83. The applicant shall record on the title a notice in the form approved by the City
Attorney that Residential Lots 5 through 37, as shown on the approved
Tentative Tract 31249, Amendment # 1 exhibit, may be subject to easement
restrictions affecting future location of improvements in the rear yards, such as
pools, spas, patio covers, accessory and yard structures and other features. The
nature and purpose of any easements existing over these lots shall be disclosed
to any potential buyer(s), and incorporated with the deed of transfer for any
homes built on these lots.
Resolution No. 2005-019
Conditions of Approval - FINAL
Tentative Tract 31249, Amendment #1
Ehline Company
February 1, 2005
Page 23
EXHIBIT "A"
84. Prior to submitting civil plans for any grading or other land disturbance permit(s),
the applicant shall have completed a final report of summation and
recommendation on the archaeological fieldwork, as completed by CRM Tech
for TT 31249. The final report(s) shall be submitted to, reviewed, and accepted
by, the Community Development Department and Historic Preservation
Commission, prior to issuance of any land disturbance permit or other
entitlement.
The applicant shall have entered into a contract for archaeological monitoring
with a qualified archaeologist, with a copy of that contract/agreement to be
submitted with civil plans for any grading or other land disturbance. The
contract shall be reviewed and accepted by Community Development prior to
any grading permit approval.
Should any cultural or historic resource be uncovered during grubbing, grading,
trenching or other earth moving activity on or off the project site, all work shall
cease and a qualified archaeologist shall be retained to examine the find and
determine its significance. The archaeologist shall be empowered to stop or
redirect earth -moving activities. The archaeologist shall file a report with the
Community Development Department immediately following completion of earth
moving activities, on the findings at the site.
85. A paleontologic monitor shall be on site during all earth moving activities. The
monitor shall be empowered to stop or redirect earth -moving activities on the
site. The monitor shall curate all finds using best professional practices, and
shall file a report with the Community Development Department reporting on
his/her findings immediately following completion of earth moving activities.
FEES AND DEPOSITS
87. Applicant shall comply with 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. Deposit and fee amounts shall be
those in effect upon application for plan check and permits.
88. Provisions shall be made to comply with terms and requirements of the City's
Art in Public Places program, as in effect at the time of building permit issuance.
89. 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).