PCRES 1996-015PLANNING COMMISSION RESOLUTION 96-015
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF A ONE-YEAR TIME
EXTENSION FOR TENTATIVE TRACT 26768 (1ST
EXTENSION) TO ALLOW A 21-LOT SINGLE FAMILY
RESIDENTIAL LAND SALES SUBDIVISION ON
APPROXIMATELY 20 ACRES
CASE NO.: TTM 26768 (1ST TIME EXTENSION)
APPLICANT: INGRID WERNER
WHEREAS, the Planning Commission of the City of La Quinta, California, did on
the 14th day of May, 1996, hold a duly noticed Public Hearing and recommended approval of
a one year extension, for a 20-acre site with 21-lot single family lots, generally on the west side
of Monroe Street, 1/4 mile north of Airport Boulevard, more particularly described as:
BEING A SUBDIVISION OF THE SOUTH '/2 OF NE 1 /4 OF SECTION
15, TOWNSHIP 6 SOUTH, RANGE 7 EAST, SAN BERNARDINO
MERIDIAN (APN: 767-330-007 AND 008)
WHEREAS, said Tentative Map has complied with the requirements of "The
Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution
83-63), in that the Community Development Director has determined that the original
environmental assessment (EA. 91-221) approved in 1992, is still valid and binding on this
development request. Therefore, no additional environmental review is warranted; 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 Commission did make
the following Mandatory Findings of approval to justify said Tentative Tract Map 26768 (1st
Time Extension):
A. The proposed map is consistent with the City of La Quinta General Plan and any
applicable specific plans.
The project is a Very Low Density Residential (VLDR) District with Rural Residential
Overlay per the provisions of the 1992 General Plan Update; therefore, all provisions
of Land Use Element (Chapter 2) shall be met. Tentative Tract 26768 is consistent with
the goals, policies and intent of the La Quinta General Plan provided conditions,
specifically reducing the number of lots to 20, contained herein are required to ensure
among other things consistency with the General Plan and mitigation of environmental
consequences pursuant to Environmental Assessment 91-211.
The site is zoned R-1 20,000 (One Family Dwelling) which permits single family
developments. All plans for future single family homes shall be consistent with the
provisions of the Zoning Code in effect at the time building permits are acquired. The
development of the project, as conditioned, will be compatible with the surrounding
area.
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Resolution 96-015
B. The design or improvement of the proposed subdivision is consistent with the La Quinta
General Plan and any applicable specific plans.
The density and design standards for the tract will comply with the Rural Residential
Overlay as designated in the Land Use Element of the General Plan (Chapter 2). All
streets and improvements in the project conform to City standards of the General Plan
and Subdivision Ordinance as designed. All on -site streets are private (37-feet wide)
and will be maintained by a Homeowner's Association. Access for the single family lots
will be provided from internal private streets that provide access to Monroe Street, a
Primary Arterial street.
C. The design of the subdivision or the proposed improvements, are not likely to cause
substantial environmental damage or substantially and avoidably injure fish or wildlife
or their habitat.
The subject site is physically suitable for the proposed land division as approved in
1992. The original development plan will not cause substantial environmental damage
or injury to fish or wildlife, or their habitat because mitigation measures have been
required per Environmental Assessment 91-221.
Before on -site grading, the applicant shall employ a qualified archaeologist and
paleontologist to conduct on -site research and review for prehistoric and historic
remains. These findings shall be submitted in report form to staff. The consultant's
report shall indicate his or her findings and convey any important information about the
site or its development. Monitoring shall be required during site grading work, if deemed
necessary by the consultant's report.
D. The design of the subdivision or type of improvements are not likely to cause serious
public health problems.
Noise impacts from existing and future road noise on Monroe Street shall be analyzed
and mitigation measures shall be employed to reduce exterior noise for those houses
along this Major Arterial street to levels consistent with Table EH-1 of Chapter 8 of the
General Plan (Environmental Hazards Element). The noise study shall ensure that
future roadway noise is less than 60 dB CNEL in outdoor areas and 45 dB CNEL or less
for interior areas to conform with the City's 1992 General Plan Update. The design of
the subdivision, as conditionally approved, will not cause serious public health problems
because they will install urban improvements based on City, State, and Federal
requirements.
E. The design of the subdivision or type of improvements will not conflict with easements,
acquired by the public at large, for access through or use of property within the
proposed subdivision.
The proposed private streets are planned to provide direct access to each single family
lot. All required public easements will provide access to the site or support necessary
infrastructure improvements.
WHEREAS, in the review of this Tentative Tract Map, the Planning Commission
has considered, the effect of the contemplated action on housing needs of the region for
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Resolution 96-015
purposes of balancing those needs against the public service needs of the residents of the City
of La Quinta and its environs with available fiscal and environmental resources;
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the Commission in this
case;
2. That it does hereby reconfirm the conclusions of Environmental Assessment: 9 1 -221 as
approved in 1992;
3. That it does approve Tentative Tract Map 26768 Ost Time Extension) 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
Planning Commission, held on this 14th day of May, 1996, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
JERf�Y HE
City of La
TO FORM:
Commissioners Anderson, Barrows, Butler, Gardner, Newkirk, Tyler and Chairman
Abels
NONE
NONE
NONE
City of
Community Development Director
California
DAWN HONEYWELL, City Attorney
City of La Quinta, California
Quinta, California
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PLANNING COMMISSION RESOLUTION 96-015
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT 26768, EXTENSION #1
MAY 14, 1996
Modified by the Commission on May 14, 1996
GENERAL:
The City Clerk is instructed to have the final Conditions of Approval for this tract
recorded with the Clerk's Office of the County of Riverside (i.e., Assessor's Parcel
Numbers 767-330-007 and 767-330-008).
2. Tentative Tract Map 26768, marked Exhibit "A", shall comply with the requirements
and standards of Section 66410 through 66499.58 of the California Government
Code (the State Subdivision Map Act) and Chapter 13 of the La Quinta Municipal
Code (LQMC), unless otherwise modified by the following conditions.
This Tentative Tract Map approval shall expire on April 7, 1997, unless approved
for a 2nd extension pursuant to the City of La Quinta Subdivision Ordinance.
4. Prior to any site disturbance being permitted, including preliminary site work and/or
archaeological investigation, the project developer shall submit and have approved
a Fugitive'Dust Control Plan (FDCP), in accordance with Chapter 6.16 of the La
Quinta Municipal Code. The plan shall define all areas proposed for development
and shall indicate time lines for any phasing of the project, and shall establish
standards for comprehensive control of both anthropogenic and natural creation of
airborne dust due to development activities on the site. Phased projects must
prepare a plan that addresses control measures over the entire build out of the
project, such as for disturbed lands pending future development. The applicant shall
furnish security, in a form acceptable to the City, in an amount sufficient to
guarantee compliance with the provisions of the permit.
5. Before the issuance of a building permit for construction of any building or use
contemplated by this approval, the applicant shall obtain permits and/or clearances
from the following public agencies:
♦ City Fire Marshal
♦ Public Works Department (Grading Permit/improvement Permits)
♦ Community Development Department
♦ Coachella Valley Water District
♦ Coachella Valley Unified School District
♦ Imperial Irrigation District
♦ California Regional Water Quality Board (NPDES Permit)
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Planning Commisisonl Resolution 96-015
Conditions of Approval
Tentative Tract Map 26768, Ext. N I
May 14, 1996
o Riverside County Health Department (i.e., Septic Facilities)
The applicant is responsible for any requirements of the permits or clearances from
those jurisdictions. If the requirements include approval of improvement plans, the
applicant shall furnish proof of said approvals prior to City approval of the plans.
For projects requiring NPDES construction permits, the applicant shall include a
copy of the application for the Notice of Intent with grading plans submitted for plan
checking. Prior to issuance of a grading or site construction permit, the applicant
shall submit a copy of an approved Storm Water Pollution Protection Plan.
6. Provisions shall be made to comply with the terms and requirements of the City's
adopted Infrastructure Fee Program in effect at the time of issuance of building
permits.
Community Development Department approval shall be secured prior to
establishing any of the following facilities uses:
A. Temporary construction facilities.
B. Sales facilities, including their appurtenant signage.
C. On -site advertising/construction signs.
Prior to issuance of a grading permit, the applicant shall retain a professionally
qualified archaeologist to conduct a field reconnaissance survey and record search
of the project site. A report of the result of the survey shall be submitted to the
Community Development Department (2 copies) complete with recommendations
for further mitigation measures. All testing shall be completed prior to any grading
work commencing. The archaeologist shall prepare a mitigation plan for review and
approval by the Community Development Department prior to implementation.
During grading activities, the project site shall be monitored by a proiessionally
qualified archaeological monitor. The monitor is authorized to temporarily divert or
stop equipment in order to investigate exposed cultural deposits.
Prior to issuance of a Certificate of Occupancy, the project archaeologist shall
submit a final report to the Community Development Department. The final report
shall follow the report format contained in Preservation Planning Bulletin, No. 4(a),
December, 1989 (OHP). The final report shall be reviewed by the Historic
Preservation Commission for completeness and acceptability. Acceptance of the
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Planning Commisisonl Resolution 96-015
Conditions of Approval
Tentative Tract Map 26768, Ext. # I
May 14, 1996
final report by the Commission signifies completion of the archaeological mitigation
program.
Prior to issuance of a grading permit, the applicant shall retain a professionally
qualified paleontologist to provide monitoring of earth -moving activities, including
trenching for both on -site and off -site related work.
Prior to commencing grading activities, the paleontologist shall conduct a
preliminary survey and surface collection of any paleontological resources. The
project paleontologist shall prepare a monitoring and salvage program for review
and approval by the Community Development Department prior to implementation.
During grading activities, the project site shall be monitored by a professionally
qualified paleontologist who maintains the necessary paleontologic collecting
permits and repository agreements. In areas of known high potential, the project
paleontologist may designate a paleontologic monitor to be present during 100%
of the earth -moving activities. If, after 50% of the grading is completed, it can be
demonstrated that the level of monitoring should be reduced, the project
paleontologist may so amend the mitigation program. The paleontologic monitor(s)
is authorized to temporarily divert equipment while removing fossils.
Prior to issuance of a Certificate of Occupancy, the project paleontologist shall
submit a final report to the Community Development Department. The final report
shall discuss the methods used, results of the surface survey, identification,
cataloging, curation, and storage of fossil materials collected; and the significance
of the paleontological resources. A final report of the finds and their significance
after all operations are complete shall be reviewed by the Historic Preservation
Commission for acceptability. Acceptance of the final report for the project by the
Historic Preservation Commission signifies completion of the program of mitigation.
Prior to the issuance of a grading permit, the Developer shall have retained a
qualified cultural resources management firm and completed the testing and data
recovery as noted in the plan. The management firm shall monitor the grading
activity as required by the plan or testing results.
A list of the qualified archaeological monitor(s), cultural resources management firm
employees, and any assistant(s)/representative(s), shall be submitted to the
Community Development Department. The list shall provide the current address
and phone number for each monitor. The designated monitors may be changed
from time to time, but no such change shall be effective unless served by registered
or certified mail on the Community Development Department.
The designated monitors or their authorized representatives shall have the authority
to temporarily divert, redirect or halt grading activity to allow recovery of resources.
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Planning Commisisonl Resolution 96-015
Conditions of Approval
Tentative Tract Map 26768, Ext. 41
May 14, 1996
In the event of discovery or recognition of any human remains, there shall be no
further grading, excavation or disturbance of the site or any nearby areas
reasonably suspected to overlie adjacent human remains until appropriate
mitigation measures are completed.
Upon completion of the data recovery, the Developer shall cause three: copies of
the final report containing the data analysis to be prepared and published and
submitted to the Community Development Department.
9. Street name proposals (3 per street) shall be submitted for review and approval by
the Community Development Department prior to recordation of a portion of the
final map. Street name signs shall be furnished and installed by the developer in
accordance with standards of the City Engineer. Sign type and design shall be
subject to review and approval of the Community Development Department and the
Public Works Department.
10. Prior to final map approval by the City Council, the applicant shall meet the
parkland dedication requirement as set forth in Section 13.24.030, La Ouinta
Subdivision Ordinance, by paying parkland fees in -lieu, as may be determined in
accordance with said Section.
11. A qualified acoustical engineer shall prepare a noise study, to be submitted to the
Community Development Department for review and approval before final map
approval. The study will concentrate on noise impacts on the tract from Monroe
Street, and recommend alternative mitigation techniques. Recommendations of the
study shall be incorporated into the tract design. The study shall consider use of
building setbacks, engineering design, building orientation, noise barriers (berming,
walls, and landscaping, etc.), and other techniques to avoid the isolated
appearance given by walled developments. The Rural Residential Overlay
provisions of Chapter 2 of the General Plan shall be met during the preparation of
the noise study.
12. If the applicant desires to phase improvements and obligations required by the
Conditions of Approval and secure those phases separately, a phasing plan shall
be submitted to the Public Works Department for review and approval by the City
Engineer.
The applicant shall complete required improvements and satisfy obligations as set
forth in the approved phasing plan. Improvements and obligations required of each
phase shall be completed and satisfied prior to completion of homes or occupancy
of permanent buildings with the phase unless the City Engineer approves a
construction sequencing plan for that phase.
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Planning Commisisonl Resolution 96-015
Conditions of Approval
Tentative Tract Map 26768, Eat. H 1
May 14, 1996
If improvements are phased with multiple final maps or other administrative
approvals (Plot Plans, Conditional Use Permits, etc.), off -site improvements and
development -wide improvements (i.e., retention basins, perimeter walls and
landscaping, gates, etc.) shall be constructed or secured prior to approval of the
first final map unless otherwise approved by the City Engineer.
13. All exterior lighting including that for signs and landscaping shall comply with "Dark
Sky" Ordinance (Chapter 9.210 of the Municipal Zoning Code).
FIRE DEPARTMENT
14. Schedule a fire protection approved super fire hydrants, (6" x 4" x 2-112" x 2-1/2")
shall be located at each street intersection spaced not more than 330 feet apart in
any direction with no portion of any frontage more than 165 feet from a fire hydrant.
Minimum fire flow shall be 1000 gpm for two hours duration at 20 psi.
15. Prior to recordation of the final map, applicant/developer shall furnish one blueline
copy of the water system plan to the Fire Department for review/approval. Plans
shall conform to the fire hydrant types, location and spacing, and the system shall
meet the fire flow requirements. Plans shall be signed/approved by a registered civil
engineer and the local water company with the following certification: "I certify that
the design of the water system is in accordance with the requirements prescribed
by the Riverside County Fire Department'.
16. 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.
A temporary water supply for fire protection may be allowed for the construction of
model units only. Plans for a temporary water system must be submitted to the Fire
Department for review prior to issuance of building permits.
17. Whenever access into private property is controlled though use of gates, barriers,
guard houses or similar means, provision shall be made to facilitate access by
emergency vehicles in a manner approved by the Fire Department. All controlled
access devices that are power operated shall have a Knox Box override system
capable of opening the gate when activated by a special key located in the
emergency vehicle(s). Devices shall be equipped with backup power facilities to
operate in the event of power failure. All controlled access devices that are not
power operated shall be approved by the Fire Department. Minimum opening width
shall be 16-feet with minimum vertical clearance of 15-feet.
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Planning Commisisonl Resolution 96-015
Conditions of Approval
Tentative Tract Map 26768, Ext. # 1
May 14, 1996
ENGINEERING DEPARTMENT
18. The property owner shall dedicate public street right-of-way and utility easements
in conformance with the City's General Plan, Municipal Code, applicable Specific
Plans if any, and as required by the City Engineer, as follows:
A. Monroe Street - Primary Arterial, 55-foot half width.
If the City Engineer determines that public access rights to proposed street rights
of way shown on the tentative map are necessary prior to approval of final maps
dedicating the rights of way, the applicant shall grant temporary public access
easements to those areas within 60-days of a written request by the City.
19. An encroachment permit for work in any abutting local jurisdiction shall be secured
prior to constructing or joining any street improvements.
20. Applicant shall provide a separate lot or lots for private road purposes to be owned
in common by the owners of the residential lots in the subdivision. 'The private
road(s) shall conform to the City's General Plan and Municipal Code, and as
required by the Public Works Director, as follows:
A. "B", "C", "D", and "E" Streets (37-feet wide), and
B. Cul-de-sacs (i.e., a 45-foot radius).
21. The property owner shall vacate vehicle access rights to Monroe Street from all
abutting lots. Access to Monroe Street from this land division shall be restricted to
Lot "B" Street only. No median opening shall be permitted.
22. The applicant shall provide 10-foot wide public utility easements on each side of the
private street lot(s) and 20-foot wide landscape easement along Monroe Street.
23. Improvement plans for all on- and off -site streets and access gates shall be
prepared by professional engineer(s) authorized to practice in the! State of
California. Improvements shall be designed and constructed in accordance with
the LQMC, adopted Standard and Supplemental Drawings and Specifications, and
as approved by the City Engineer.
Improvements shall include appurtenances such as traffic signs, channelization
markings, raised medians if required, street name signs, sidewalks, and mailbox
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Planning Commisisonl Resolution 96-015
Conditions of Approval
Tentative Tract Map 26768, Ext. # 1
May 14, 1996
clusters approved in design and location by the US Post Office and the City
Engineer. Mid -block street lighting is not required.
Street right of way geometry for cul-de-sacs, knuckles turns and corner cutbacks
shall conform with Riverside County Standard Drawings #800, #801, and #805
respectively unless otherwise approved by the City Engineer.
All streets proposed to serve residential or other access driveways shall be
designed and constructed with curbs and gutters or shall have other approved
methods to convey nuisance water without ponding in yard or drive areas and to
facilitate sweeping.
Street pavement sections shall be based on a Caltrans design for 20-year life and
shall consider soil strength and anticipated traffic loading (including site and
building construction traffic). The minimum pavement sections shall be as follows:
Residential and Parking Areas 3.0" a.c./4.50" a.b
Collector
4.0"/5.00"
Secondary Arterial
4.0"/6.00"
Primary Arterial
4.5/6.00"
Major Arterial
5.576.50"
The applicant shall submit mix designs for road base and pavement materials,
including complete testing lab results, for review and approval by the City. Paving
operations shall not be scheduled until mix design(s) are approved.
24. Miscellaneous incidental improvements and enhancements to existing
improvements where joined by the newly required improvements shall be designed
and constructed as required by the City engineer to assure the new and existing
improvements are appropriate integrated to provide a finished product that
conforms with City standards and practices. This includes tapered off -site street
transitions that extend beyond tract boundaries and join the widened and existing
street sections.
25. The following specific street widths shall be constructed or secured if deferred to
conform with the General Plan street type noted therewith:
A. ON -SITE STREETS
"B", "C", "D" and "E" Streets - full width Local Street, 37-feet wide,
refer to Std. Dwg. #105; the cul-de-sac bulb shall have a 45-foot curb
radius.
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Planning Commisisonl Resolution 96-015
Conditions of Approval
Tentative Tract Map 26768, Ext. N I
May IA, 1996
B. OFF -SITE STREETS
2. Monroe Street (portion contiguous to the tract) - Install half width
Primary Arterial (86-feet wide improvement option), bond for half of
raised median deferred, refer to Std. Dwg. #100.
A bus turnout easement shall be provided on Monroe Street, south of
Lot "B" on Lot "A" for the installation of a future shelter pursuant to the
request of Sunline Transit.
The applicant's obligations for all or a portion of the deferred improvements may,
at the City's option, be satisfied by participation in a major thoroughfare
improvement program if this development becomes subject to such a program.
26. The applicant shall construct improvements and/or satisfy obligations, or enter into
agreement to construct and/or satisfy obligations required by the City prior to
agendization of a final map. For secured agreements, security provided, and the
release thereof, shall conform with Chapter 13 of the LQMC.
Improvements to be made or agreed to shall include removal of any existing
structures or obstructions with are not part of the proposed improvements.
If improvements are secured, the applicant shall provide approved estimates of
improvement costs. Estimates shall comply with the schedule of unit costs adopted
by City Resolution or Ordinance. For items not listed in the City's schedule,
estimates shall meet the approval of the City Engineer.
Estimates for utilities and other improvements under the jurisdiction of outside
agencies shall be approved by those agencies. Security is not required for
telephone, gas or TV cable improvements. However, tract improvements shall not
be agendized for final acceptance until the requirements for telephone service to
lots within the development.
27. An engineering, geological, and soils engineering investigation shall be conducted
with a report submitted for review along with grading plan. The report
recommendations shall be incorporated into the grading plan design prior to
grading plan approval. The soils engineer and/or the engineering geologist must
certify to the adequacy of the grading plan. A statement shall appear on the final
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Planning Commisisonl Resolution 96-015
Conditions or Approval
Tentative Tract Map 26768, Ext. # 1
May 14, 1996
subdivision map that a soils report has been prepared for the tract pursuant to
Section 17953 of the Health and Safety Code.
28. The tract grading plan shall be prepared by a registered civil engineer and
approved by the City Engineer prior to final map approval. Tract grading and
drainage shall comply with the City's Flood Protection Ordinance.
29. The tract shall be designed and graded in a manner so the difference in building
pad elevations between contiguous lots that share a common street frontage or join
lots with adjoining existing tracts or approved tentative tracts does not exceed three
(3.0) feet. The pad elevations of contiguous lots within the subject tract that do not
share a common street shall not exceed five (5.0) feet.
If an applicant is unable to comply with the pad elevation differential requirement,
the City will consider and may approve other alternatives that satisfy the City's
intent to promote and ensure community acceptance and buyer satisfaction with the
proposed development.
30. The tract shall be graded in a manner that permits storm flow in excess of the
retention basin capacity, caused by a storm event greater than a 100-year 24-hour
event, to flow out of the tract through a designated emergency overflow outlet and
into the historic drainage relief route. Similarly, the tract shall be graded in a
manner that anticipates receiving storm flow from adjoining property at locations
that have historically received flow for those occasions when a storm greater than
the 100-year 24-hour event occurs.
31. Storm water runoff produced in 24 hours by a 100-year storm shall be retained on
the site in landscaped retention basins designed for a maximum water depth not to
exceed six feet. The basin slopes shall not exceed 3:1. The percolation rate shall
be considered to be zero inches per hour unless the applicant provides site -specific
data that indicates otherwise. Other requirements include, but are not limited to, a
grassed ground surface with permanent irrigation improvements, and appurtenant
structural drainage amenities all of which shall be designed and constructed in
accordance with requirements deemed necessary by the City Engineer.
Stormwater shall normally be retained in common basins. Individual lot basins or
other retention schemes may be approved by the City Engineer for lots 2.5-acres
in size or larger or where the use of the common retention is determined by the City
Engineer to be impracticable. If individual lot retention is approved, the applicant
shall meet all individual lot retention provisions of Chapter 13.24, LQMC.
No fence or wall shall be constructed around the retention basin except as
approved by the Community Development Director and the City Engineer.
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Planning Commisisonl Resolution 96.015
Conditions of Approval
Tentative Tract Map 26768, Ext. N 1
Mav 14, 1996
The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development. If any storm water or
nuisance water from this development is proposed to drain to off -site locations, the
applicant may be required to design and install first -flush storage, oil/water
separation devices, or other screening or pretreatment method(s) to minimize
conveyance of containments to off -site locations. Drainage to off -site locations and
methods of treatment or screening shall meet the approval of the City Engineer.
The applicant may retain storm water runoff from Monroe Street and "B" Street in
a retention basin in the landscape setback lot not to exceed 3-feet in depth with a
foreslope not to exceed 5:1. The backslope maybe increased to 3:1.
32. A trickling sand filter and leachfield shall be installed in the retention basin to
percolate nuisance water in conformance with requirements of the City Engineer.
The sand filter and leach field shall be sized to percolate 160 gallons per lot per
day.
33. Applicants shall provide an Executive Summary Maintenance Booklet for the street,
landscape, irrigation, perimeter wall, and drainage facilities installed in the
subdivision. The booklet should include drawings of the facilities, recommended
maintenance procedures and frequency, and a costing algorithm with fixed and
variable factors to help the homeowner's association in planning the routine and
long tern maintenance.
34. Landscape and irrigation plans shall be prepared by a licensed landscape architect
for the landscaped lots, landscape setback areas, medians, common retention
basins, and park facilities. The plans and proposed landscaping improvements
shall be in conformance with requirements of Chapter 8.13 of the La Quinta
Municipal Code.
Landscape and irrigation plans shall be approved by the Community Development
Department. Landscape and irrigation construction plans shall be submitted to the
Public Works Department for review and approval by the City Engineer. The plans
are not approved for construction until they have been approved and signed by the
City Engineer, the Coachella Valley Water District, and the Riverside County
Agricultural Commissioner's Office.
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Planning Commisisonl Resolution 96-015
Conditions of Approval
Tentative Tract Map 26768, Ext. # 1
May 14, 1996
Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no lawn or
spray irrigation within five feet of the curbs along public streets.
35. Applicant shall submit a copy of the proposed grading, landscaping and irrigation
plans to the Coachella Valley Water District for review and approval with respect
to the District's Water Management Program.
36. The applicant shall make provisions for continuous maintenance of drainage,
landscaping and on -site street improvements. The applicant shall maintain all
other improvements until final acceptance of improvements by the City Council.
37. Prior to final map approval, applicant shall post securities to ensure construction of
an eight -foot wide meandering sidewalk between the Monroe Street curbing and
landscaped setback lot. The property owner shall provide a blanket easement that
covers the entire landscaped setback lot(s) to provide a meandering public
sidewalk. The equestrian trail shall be provided between the east edge of the
sidewalk and the property line. A split rail fence shall divide the trail and the
sidewalk and the trail should be a minimum width of eight feet.
38. The five-foot wide access easement contiguous to the southerly tract boundary
shall be extinguished.
39. The Southern Pacific Railroad Company shall vacate the 200-foot wide railroad
right-of-way (i.e., not plotable ) in the subdivision, noted as easement note #2, prior
to final map approval.
40. The ten -foot wide irrigation easement that runs across Lots 11 and 16 shall be
extinguished before map acceptance by the City Council.
41.' All existing and proposed utilities within or adjacent to the proposed development
shall be installed underground. High -voltage power lines which the power authority
will not accept underground are exempt from this requirement.
42. Underground utilities that lie directly under street improvements or portions thereof
shall be installed, with trenches compacted to City standards, prior to installation
of that portion of the street improvements. The applicant's Soils Engineer shall
provide certified reports of soil compaction tests for review by the City Engineer.
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Planning Commisisonl Resolution 96-015
Conditions of Approval
Tentative Tract Map 26769, Ext. H 1
May 14, 1996
43. Property Owner/Applicant shall cause no easements to be granted or recorded over
any portion of this property between the date of approval by the City Council and
the date of recording of the final map without the approval of the City Engineer.
44. Applicant shall pay all fees charged by the City as required for processing, plan
checking and construction inspection. The fee amounts shall be those which are in
effect at the time the work is undertaken and accomplished by the City.
45. The applicant shall employ or retain a California registered civil engineer,
geotechnical engineers, or surveyors, as appropriate, who will provide, or have their
agents provide supervision and verification of the construction to be able to furnish
and sign accurate record drawings.
Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all plans which were signed by the City Engineer. Each sheet
of the drawings shall have the words "Record Drawings," "As -Built" or "As -
Constructed" clearly marked on each sheet and be stamped and signed by the
engineer or surveyor certifying to the accuracy of the drawings. The applicant shall
revise the plan computer files previously submitted to the City to reflect the as -
constructed condition.
Prior to issuance of building permits, the applicant shall provide a separate
document bearing the seal and signature of a California registered civil engineer,
geotechnical engineer, or surveyor, that lists actual building pad elevations for the
building lots. The document shall list the pad elevation approved on the grading
plan, the as -built elevation, and the difference between the two, if any. The date
shall be organized by lot number and shall be listed cumulatively if submitted at
different times.
SPECIAL
46. All single family homes within 150-feet of the ultimate right of way of Monroe Street
shall be single -story and no higher than 22 feet as measured from building pad
elevation as noted on the approved grading plan.
47.The Planning Commission shall approve the production house plans (or design
manual) before the submission of the construction plans to the Building and Safety
Department for construction permit issuance via a plot plan application (i.e., Non -
Hearing Agenda Item). All homes shall have clay or concrete tile roofs excluding
flat roofed buildings. The project design features shall be incorporated) in the CC
and R's for the development. Two copies of the draft CC and R's for the
development shall be submitted to the Community Development Department for
review and approval before recordation of the final map. Once the draft document
is approved as to form by the City, it shall be recorded with the County of Riverside
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Planning Commisisonl Resolution 96-015
Conditions of Approval
Tentative Tract Map 26768, Ext. 41
May 14, 1996
concurrently with the Final map recordation. A copy of the recorded document shall
be given to the Community Development Department prior to building permit
issuance.
48. The minimum lot size shall be 20,000 square feet.
49. The provisions of the Municipal Zoning Code in effect at the time building permits
are applied for shall be met.
50.` All homes shall be required to install front yard landscaping prior to final occupancy.
The applicant will be permitted to post securities to insure that the front yard
landscaping is installed for each home if the applicant does not have plant material
installed at the time the house is finaled. All landscaping materials shall be
installed within 60 days after occupancy clearances have been given.
Each lot shall have two 15-gallon shade trees (corner lots five 15-gallon trees), ten
5-gallon shrubs and other landscaping (e.g., turf, turf and gravel, etc.), acceptable
to the Community Development Department. The applicant/developer is
encouraged to use drought resistant and native plant materials for the project. The
landscaping concept shall be approved currently with the review of the model
homes plans by the Planning Commission.
51. The mitigation measures of Environmental Assessment 91-221 shall be met.
52. The developer shall disclose in the project's CC and R's that the keeping of horses
or other livestock can be permitted on adjacent properties provided the provisions
of the Zoning Code are met.
53. Impacts shall be mitigated in accordance with the provisions of AB 1600, Section
53080 and 63995 of the Government Code or the then existing legislation and/or
local ordinances adopted pursuant thereto or any applicable mitigation agreement
entered into by the developer and the District. In addition, the City, developer and
the Coachella Valley Unified School District shall cooperate in exploring
alternatives to provide lands or facilities to the District, through joint use
agreements, dedications, or Mello -Roos District formation.
54. Perimeter security walls where required by the Noise Study shall be subject to the
following standards: (A) Setbacks from right-of-way lines along Madison 'Street shall
average 30 feet, and (B) All wall designs, including location and materials, shall be
subject to review by the Planning Commission.
55. The provisions of the Rural Residential Overlay (General Plan Policy 2-11.2.3) shall
be met by reducing the number of buildable residential lots in the project to 20 prior
to final map approval by the City Council.
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Planning Commisisonl Resolution 96-015
Conditions of Approval
Tentative Tract Map 26768, Ext. # 1
May 14, 1996
MISCELLANEOUS
56. Improvement plans submitted to the City for plan checking shall be submitted on
24" x 36" media in the categories of "Rough Grading," "Precise Grading, "Streets
& Drainage," and "Landscaping." All plans shall have signature blocks for the City
Engineer. Precise grading plans shall have signature blocks for the Community
Development Director and the Building Official. Plans are not approved for
construction until they are signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, equestrian
trails, bike paths, gates and entryways, and parking lots. If water and sewer plans
are included on the street and drainage plans, the plans shall have an additional
signature block for the Coachella Valley Water District (CVWD). The combined
plans shall be signed by CVWD prior to their submittal for the City Engineer's
signature.
"Landscaping" plans shall normally include landscape improvements, irrigation,
lighting, and perimeter walls.
Plans for improvements not listed above shall be in formats approved by the City
Engineer.
57. The City may maintain standard plans, details and/or construction notes for
elements of construction. For a fee established by City resolution, the developer
may acquire standard plan and/or detail sheets from the City.
58. As part of the filing of the final map for approval by the City Council, the applicant
shall furnish accurate CAD files of the map and improvement plans. The files shall
be submitted on storage media and in a program format acceptable to the City
Engineer.
59. If improvements are secured, the applicant shall provide approved estimates of
improvement costs. Estimates shall comply with the schedule of unit costs adopted
by City resolution or ordinance. For items not listed in the City's schedule,
estimates shall meet the approval of the City Engineer.
Estimates for utilities and other improvements under the jurisdiction of outside
agencies shall be approved by those agencies. Security is not required for
telephone, gas, or T.V. cable improvements. However, tract improvements shall not
be agendized for final acceptance until the City receives confirmation from the
appropriate authority that the applicant has met all requirements for service to lots
within the subdivision.
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Planning Commisisonl Resolution 96-015
Conditions of Approval
Tentative Tract Map 26768, Ext. p 1
May 14, 1996
60. The applicant shall employ construction quality -assurance measures which meet
the approval of the City Engineer.
61. The applicant shall employ or retain California registered civil engineers,
geotechnical engineers, or surveyors, as appropriate, who will provide, or have their
agents provide, sufficient supervision and verification of the construction to be able
to furnish and sign accurate record drawings.
62. Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all plans which were signed by the City Engineer. Each sheet
of the drawings shall have the words "Record Drawings," "As -Built' or "As -
Constructed" clearly marked on each sheet and be stamped and signed by the
Engineer or surveyor certifying to the accuracy of the drawings.
63. The applicant shall pay all deposits and fees required by the City for plan checking
and construction inspection. Deposit and fee amounts shall be those in effect when
the applicant makes application for the plan checks and permits.
64. The City is contemplating adoption of a major thoroughfare improvement program.
If the program is in effect 60 days prior to recordation of any final map or issuance
of a certificate for any waived final map, the development or portions thereof may
be subject to the provisions of the Ordinance.
If the development is not subject to a major thoroughfare improvement program, the
applicant shall be responsible for all street/traffic improvements required herein.
65. The applicant shall employ construction quality -assurance measures which meet
the approval of the City Engineer.
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