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CC Resolution 2005-054RESOLUTION NO. 2005-054 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING THE SUBDIVISION OF APPROXIMATELY 22.97 ACRES INTO 57 RESIDENTIAL LOTS AND MISCELLANEOUS LOTS CASE NO.: TENTATIVE TRACT 33597 R. T. HUGHES CO., LLC WHEREAS, the City. Council of the City of La Quinta., California, did on the 5th day.of July, 2005, hold a duly noticed Public Hearing to consider the request of R. T. Hughes Co., LLC for the subdivision of 22.97 acres into 57 single-family lots and other miscellaneous lots, located at the southwestern corner of Avenue 60 and Madison Street, more particularly described as: ASSESSOR'S PARCEL NUMBERS 766-1 10-016-2 WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 14th day of June, 2005, hold a duly noticed Public Hearing and adopted Resolution 2005-025 recommending approval of this Tentative Tract Map; and, WHEREAS, The La Quinta Community Development Department has completed Environmental Assessment 2004-541 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 is recommended for approval; 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 33597: A. The Tentative Tract Map and its improvement and design, are consistent with the General .Plan, in that its design is in conformance with applicable goals, policies, and programs of the General Plan, including the provision of a variety of housing types, and the logical expansion of development. B. The design of the subdivision and its proposed improvements are not likely to - create environmental damage or substantially and avoidably injure wildlife or their habitat, and mitigation measures are included in the project approval which will protect these resources.. Resolution No. 2005-054 Tentative Tract Map 33597 R.T. Hughes Co., LLC Adopted July 5, 2005 Page 2 C. The design of the subdivision and subsequent improvements are not likely to cause serious public health problems because the construction of 57 residential units will not' have considerable cumulative impacts. The project is consistent with the General Plan, and the potential impacts associated with General Plan buildout. D. The design of the subdivision and the proposed types of improvements will not conflict with easements acquired by the public at large, for access through or use of the property within the subdivision in that the applicant is required to address the relocation of the BOR lateral prior to recordation of the map. 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 33597 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 5th day of July, 2005 by the following vote, to wit: AYES: Council Members Henderson, Perkins, Sniff, Mayor Adolph NOES: None ABSENT: Council Member Osborne ABSTAIN None DON ADOLPH, ayor City of La Quinta California Resolution No. 2005-054 - Tentative Tract Map 33597 R.T. Hughes Co., LLC Adopted July 5, 2005 Page 3 ATTEST: JU E S EEK, CMC, City rk City o La Quints, California (CITY SEAL) APPROVED AS TO FORM: . KA INE JE N, City Attorney City of La Quints, alifornia _ CITY COUNCIL RESOLUTION NO. 2005-054 CONDITIONS OF APPROVAL -FINAL TENTATIVE TRACT 33597 R. T. HUGHES CO. LLC ADOPTED: JULY 5, 2005 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"1. The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the .following agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) Community Development Department • Riverside Co. Environmental Health Department • Coachella Valley Unified School District • Coachella Valley Water District (CVWD1/Bureau of Reclamation • 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. 2005-054 Conditions of Approval -Final Tentative Tract 33597 - RT Hughes Co. LLC Adopted: July 5, 2005 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. 2005-054 '- Conditions of Approval -Final Tentative Tract 33597 - RT Hughes Co. LLC Adopted: July 5, 2005 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 Gity. 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 11 Madison Street (Secondary Arterial with Class II Bike Lane, 96' ROW) - 48 feet from the centerline of Madison Street for a total 96-foot ultimate developed right of way. 2) Avenue 60 (Local Street, 60' ROW) -The standard 30 feet from the centerline of Avenue 60 for a total 60-foot ultimate developed .right of way. 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. Resolution No. 2005-054 Conditions of Approval -Final Tentative Tract 33597 - RT Hughes. Co. LLC Adopted: July 5, 2005 Page 4 10. The private street right-of-ways to be retained for private use. required for this development include: A. PRIVATE STREETS 1) Private Residential Streets 32-foot travel width. measured at gutter flow line to gutter flow line with parking restricted to one side and provided there is adequate off-street parking for residents and visitors, and the applicant establishes. provisions for ongoing enforcement. of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Engineering Department prior to recordation. B. 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. Curve radii for curbs at all street intersections shall not be less than 25 feet. 1 1. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1 " equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement. 12. When the City Engineer determines that access rights to the proposed street right-of-ways shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such right-of-ways, the applicant shall grant the necessary right-of-ways within 60 days of a written request by the City. Resolution No. 2005-054 Conditions of Approval -Final Tentative Tract 33597 - RT Hughes Co. LLC Adopted: July 5, 2005 Page 5 13. The applicant shall offer for dedication on the Final Map aten-foot wide public utility easement contiguous with, and along both sides of aIJ private streets. Such easement may be reduced to five feet in width with the express written approval of IID. 14. The applicant shall create perimeter landscaping setbacks along all public right- of-ways as follows: A. Madison Street (Secondary .Arterial with Class II Bike Lane) - 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. 15. 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 Finaf 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. 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. Resolution No. 2005-054 Conditions of Approval -Final Tentative Tract 33597 - RT Hughes Co. LLC Adopted: July 5, 2005 Page 6 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. 19. 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 1 " = 40' Horizontal B. PM 10 Plan 1 " = 40' Horizontal C. SWPPP 1 " _ 40' Horizontal NOTE: A through C to be submitted concurrently. D. Off-Site Street Improvement/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical 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. Resolution No. 2005-054 Conditions of Approval -Final Tentative Tract 33597 - RT Hughes Co. LLC Adopted: July 5, 2005 Page 7 F. On-Site Street Improvements/Signing & Striping/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical NOTE: D through F to be submitted concurrently. The following plans shall be submitted to the Building and Safety Department for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized by the Building and Safety Director in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. G. On-Site Residential Precise Grading Plan 1 " = 30' Horizontal _ Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off-Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance suf#icient 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. 21. The City maintains standard plans, detail sheets and/or construction notes. for elements of construction which can be accessed via the Online Engineering Library at the City website (wvvw.la-quinta.orgl. Navigate to the Public Works Department home page and look for the Online Engineering Library hyperlink. Resolution No. 2005-054 Condkions of Approval -Final Tentative Tract 33597 - RT Hughes Co. LLC Adopted: July 5, 2005 Page 8 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 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. 25. 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. 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. Resolution No. 2005-054 Conditions of Approval -Final Tentative Tract 33597 - RT Hughes Co. LLC Adopted: July 5, 2005 Page 9 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. The applicant shall complete Off-Site Improvements, in the first phase of construction or by the issuance of the 20 % Building Permit (add number when applicable). 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" x 1 1 " reduction of each page of the Final Map, along with a copy of an 8-1 /2" x 1 1 " Vicinity Map. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. Security will not be required for telephone, natural .gas, or Cable T.V. improvements. 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. Resolution No. 2005-054 Conditions of Approval -Final Tentative Tract 33597 - RT Hughes Co. LLC Adopted: July 5, 2005 Page 10 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. 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 in order to prevent wind arid/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. Resolution No. 2005-054 - Conditions of Approval -Final Tentative Tract 33597 - RT Hughes Co. LLC Adopted: July 5, 2005 Page 11 33. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.2401F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 34. 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. 35. Building pad elevations of perimeter lots shall not differ by more than one foot higher from the building pads in adjacent developments. 36. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Where compliance within the above stated limits is .impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring-owner dissatisfaction with the grade differential. 37. 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. 38. 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. Resolution No: 2005-054 Conditions of Approval -Final Tentative Tract 33597 - RT Hughes Co. LLC Adopted: July 5, 2005 Page 12 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. nRniNnr,F 39. The applicant shall comply with the provisions of Section 13.24.1201Drainage), 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 and include any resulting uncaptured tributary stormwater flows. The. design storm shall be either the 3 hour, 6 hour or 24 hour event producing the greatest total run off.. 40. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 41. For properties where sump conditions exist, the applicant must either define a diversion/overflow strategy or retain upstream stormwater as required for existing as-built conditions from all off-site tributary flow from the respective high points. The applicant- must provide either on-site retention or alternative facilities of diversion/pass through, if selected. Historical flow paths should be identified and routing provided in the hydrology analysis equivalent to historical -flow direction. As local topography allows, tributary areas may exceed limits of property lines adjacent to public roads. The 100-year storm shall be the governing event in the designer's evaluation. 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 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 Resolution No. 2005-054 - Conditions of Approval -Final Tentative Tract 33597 - RT Hughes Co. LLC Adopted: July 5, 2005 Page 13 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 vvater requirements. Leach line requirements are 1.108 feet of leach line per gph of flow. 43. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on-site or .adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 44. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 45. 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. 46. 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(8)(71, LQMC. 47. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 48. 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. UTILITIES 49. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities), LQMC. Resolution No. 2005-054 Conditions of Approval -Final Tentative Tract 33597 - RT Hughes Co. LLC Adopted: July 5, 2005 Page 14 50. 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. 51. 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. 52. 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 53. 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. 54. The applicant shall construct the following street improvements to conform with the General Plan- (street type noted in parentheses.) A. OFF-SITE STREETS 1) Madison Street (Secondary Arterial with Class II Bike Lane; 96' R/W): a) Construction of a 40 foot wide section of Madison has been made a requirement of .the Travertine Specific Plan. The applicant shall install and bond for the incremental road bed section and related parkway/transitional slopes at an appropriate design elevation for the applicant's required Resolution No. 2005-054 Conditions of Approval -Final Tentative Tract 33597 - RT Hughes Co. LLC Adopted: July 5, 2005 Page 15 perimeter sound wall to its ultimate right-of-way beyond the Travertine planned street improvements. The applicant shall grant and deed to the City the necessary right of way for the future Madison Street, if asked to do so by the City, prior to the final map recording. The applicant shall work with Travertine to implement the aforementioned right of way and street improvement requirements so that full street improvements may be installed. Should Travertine construct its required. 40 foot wide section of Madison Street within 5 years of this approval, the City will use the above-required bonds to pay for the widening and parkway/transitional slope installation. Should Travertine not construct Madison Street within a period of 5 years from. the date of this approval, the above-required _~ bonds will be used by the City to construct Madison Street to its ultimate half-width. The balance of the costs associated with the construction will be .secured through DIF fees. The applicant shall provide the additional variable right-of- way dedication and street improvements (including curb/gutter) for 7 feet by 310 feet to provide a taper from the 110 foot right-of-way north of Avenue 60 to the required 96 feet of right-of-way required south of Avenue 60 on Madison as approved by the City Engineer. Other required improvements in the Madison Street right. or 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. c) 8-foot wide meandering sidewalk. The meandering sidewalk shall have an arrhythmic horizontal layout that utilizes concave and convex curves with .respect to the curb line that touches the back of curb at intervals not to exceed 250 feet. Resolution No. 2005-054 Conditions of Approval -Final Tentative Tract 33597 - RT Hughes Co. LLC Adopted: July 5, 2005 Page 16 The sidewalk curvature radii should vary between 50 and 300 feet, and at each point of reverse curvature, the radius should change to assist in creating the arrhythmic layout. The sidewalk shall meander into the landscape setback lot and approach within 5 feet of the perimeter wall at intervals not to exceed 250 feet. c) Establish a benchmark in the Madison Street_right of way and file a record of the benchmark with the County of Riverside. 2) Avenue 60 (Local Road, 60' R/W): a) 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 requirements of these conditions. the south curb face shall be located twenty feet (20') south of the centerline. Other required improvements in the Avenue 60 right or 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 c) A minimum 5-foot wide sidewalk with landscaping provided between the curb and the sidewalk as approved by the Community Development and the Engineering Departments. d) An additional. street widening along all frontage adjacent to the Tentative Map boundary of fourteen feet (14') north of the centerline to accommodate west bound traffic unless street improvements have been constructed by development on the north side of Avenue 60. e) Lighting at the project entry. The applicant shall design and install a single street light or equivalent landscape lighting at the shared entry. Additionally, .the applicant or Home Owners Association shall pay for the perpetual maintenance of the street light or landscape lighting.. Resolution No. 2005-054 -- Conditions of Approval -Final Tentative Tract 33597 - RT Hughes Co. LLC Adopted; July 5, 2005 Page 17 The applicant shalt 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 32-foot wide travel width as shown on the tentative map measured from gutter flow line to gutter flow line, 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. 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 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. 55. All gated entries shall provide for athree-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 tlarnouts, dedicated turn lanes. and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. Resolution No. 2005-054 Conditions of Approval -Final Tentative Tract 33597 - RT Hughes Co. LLC Adopted: July 5, 2005 Page 18 56. 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/Local 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. 57. 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. 58. General access points and turning movements of traffic .are limited to the following: A. Primary Entry (Avenue 60, 580 feet west of Madison Street): Full turn movements are allowed. B. Secondary Entry (Avenue 60, 1,170 feet west of Madison Street): Full turn movements are allowed for resident traffic only. 59. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. 60. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. Resolution No. 2005-054 -- Conditions of Apprgval -Final Tentative Tract 33597 - RT Hughea Co. LLC Adopted: July 5, 2005 Page 19 CONSTRUCTION 61. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly- maintained streets. The improvements shah 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 62. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. ~- 63. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 64. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 65. The applicant shall submit the landscape plans for approval by the Community Development Department (CDD), prior to plan checking by the Public Works Department. When plan checking has been completed by CDD, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. NOTE: Plans are not approved for construction until signed by the City Engineer. 66. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed. within 18 inches of curbs along public streets. QUALITY~ASSURANCE 67. The applicant shall employ construction quality-assurance measures that meet with. the approval of the. City Engineer. Resolution No. 2005-054 Conditions of Approval -Final Tentative Tract 33597 - RT Hughes Co. LLC Adopted: July 5, 2005 Page 20 68. 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. 69. 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. 70. 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 71. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 72. The applicant shall make provisions for the continuous. and. perpetual maintenance of all private on-site improvements, perimeter landscaping, access drives,. and sidewalks. In .particular, the applicant shall provide language in the CC&Rs for continuous and perpetual maintenance by the HOA of the landscaped slope easement along Madison Street. FEES AND DEPOSITS 73. 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. 74. 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). Resolution No. 2005-054 Conditions of Approval -Final Tentative Tract 33597 - RT Hughes Co. LLC Adopted: July 5, 2005 Page 21 MISCELLANEOUS 75. Perimeter wall designs including height, color, material, design shall approved by the Architecture and Landscaping Review Committee and the Planning Commission prior to issuance of building permit for the wall. 76. Proposed street names with a minimum of two alternative .names per street shall be submitted to the Community Development Department for approval. Names to be approved prior to recordation of final map. 77. All mitigation measures contained in Environmental Assessment 2005-541 shall be met. 78. 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. 79. The CC&R's shall include full disclosure that. Madison Street is to be _--- constructed adjacent to the project site, and that the grade of the roadway will be elevated above the project site. 80. 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. 81. Production homes require approval of a Site Development Permit application by the Planning Commission. 82. The westerly access shall be restricted to exit only for residents, and emergency access only for-entry into the site by emergency vehicles. 83. The design of the home on Lot 57 shall incorporate a circular driveway to allow vehicles to leave the tot front-end first. 84. The final map and landscaping plans for the slope adjacent to Madison Street shall include an access easement for maintenance of slope landscaping. 85. Should casitas be part of the home design for the production homes on the site, a master Minor Use. Permit for all such casitas shall be secured in conjunction with the Site Development Permit for the production homes.