PCRES 1999-0517Wilk' 101I�LIVX i7iriIijIB& [iIi!1 1-101101II191M1lzIS*V
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF TENTATIVE TRACT MAP 29283 TO
ALLOW A 59-LOT SINGLE FAMILY RESIDENTIAL
S U B D I V I S I O N A N D O T H E R
COMMON/MISCELLANEOUS LOTS ON
APPROXIMATELY 23 ACRES IN RANCHO LA
QUINTA (SPECIFIC PLAN 84-004)
CASE NO.: TENTATIVE TRACT MAP 29283
APPLICANT: T. D. DESERT DEVELOPMENT
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 13`h day of July, 1999, hold a duly noticed Public Hearing for the
subdivision of 23 acre site into 59 single family and other common lots, located at the
northwest corner of 501h Avenue and Orchard Lane, more particularly described as:
Being a portion of Parcels 6, 7, 10, 11, 13, and 14 of Parcel Map 20469
as filed in Book 140 of Maps on Pages 95-100 inclusive, County of
Riverside, State of California; SW 1 /4 of Section 32, TSS, R7E, SEEM
WHEREAS, said 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 an Environmental Impact Report was certified for Specific
Plan 84-004 (The Grove) in 1984, for the overall development of the Rancho La Quinta
development. The project is exempt from the California Environmental Quality Act per
Public Resources Government Code Section 65457(A). No changed circumstances or
conditions exist which would trigger the preparation of a subsequent EIR pursuant to
Public Resources Code Section 21166; 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
Planning Commission did make the following Mandatory Findings:
A. The proposed map is consistent with the City of La Quinta General Plan and any
applicable specific plans.
The project is a Low Density Residential (LDR) District per the provisions of the
General Plan Update allowing a density of 2 to 4 units per acre; therefore,
provisions of Land Use Element (Chapter 2) are met. Specific Plan 84-004
RESOPCTT29283 - 34
Planning Commission Resolution 99-051
Tentative Tract Map 29283
T. D. Desert Development
(Amendment #3) designates the site as residential which permits single family
dwellings. Tentative Tract Map 29283 is consistent with the goals, policies and
intent of the La Quinta General Plan and Specific Plan 84-004 provided
conditions contained herein are met to ensure consistency with the General
Plan, Specific Plan and mitigation of environmental consequences pursuant to
Final Environmental Impact Report No. 90 (Addendum).
B. The design, or improvement of, the proposed subdivision is consistent with the
La Quinta General Plan and any applicable specific plans.
All designs of streets and infrastructure improvements in the project conform
to City standards contained in the General Plan and Subdivision Ordinance.
Access for the single family lots will be provided from internal streets planned
under this tract and Tract 28912. The density and design standards for the
tract will comply with the Land Use Element of the General Plan (Chapter 2) and
the Specific Plan.
C. The design of the subdivision or the proposed improvements are not likely to
cause substantial environmental damage, or substantially injure fish or wildlife,
or their habitat.
The subject site is graded and is physically suitable for the proposed land
division. This project will not cause substantial environmental damage or injury
to fish or wildlife, or their habitat because mitigation measures were completed
at the time the site was rough graded as required by SP 84-004, EIR No. 90
(Addendum), and Parcel Map 20469.
D. The design of the subdivision, or type of improvements, are not likely to cause
serious public health problems.
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, and Specific Plan 84-004.
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 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.
RESOPCTT29283 - 34
Planning Commission Resolution 99-051
Tentative Tract Map 29283
T. D. Desert Development
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 Planning
Commission in this case;
2. That it does hereby reconfirm the conclusions of Final Environmental Impact
Report No. 90 (Addendum); and,
3. That it does recommend approval to the City Council of Tentative Tract Map
29283 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 131h day of July, 1999 by the following
vote, to wit:
AYES: Commissioners Abels, Robbins, Tyler, Butler and Chairman Kirk
NOES: None
ABSENT: None 1
ABSTAIN: None I
T KIRK, Chairman
City of La Quinta, California
0
IY HER AN, Community Development Director
of La Uinta, California
RESOPCTT29283 - 34
PLANNING COMMISSION RESOLUTION 99-051
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29283
JULY 13, 1999
1. Upon City Council approval, a memorandum noting that the City Conditions of
Approval for this development application exist and are available for review at City Hall
shall be recorded against the property with Riverside County.
2. The subdivider agrees to defend, indemnify, and hold harmless the City of La Quinta
(the "City"), its agents, officers and employees from any claim, action or proceeding
to attack, set aside, void, or annul the approval of this tentative map or any final map
thereunder. The City shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the subdivider of any claim, action or proceeding and
shall cooperate fully in the defense.
3. This tentative map and any final maps thereunder shall comply with the requirements
and standards of § § 66410 through 66499.58 of the California Government Code (the
Subdivision Map Act) and Chapter 13 of the La Quinta Municipal Code (LQMC). This
approval shall expire and become null and void within two years, unless an extension
of time is granted according to the requirements of Section 13.12.150 of the
Subdivision Ordinance.
4. Prior to the issuance of a grading, construction or building permit, the applicant shall
obtain permits and/or clearances from the following public agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
The applicant is responsible for any requirements of the permits or clearances from
those jurisdictions. If the requirements include approval of improvement plans,
applicant shall furnish proof of said approvals prior to obtaining City approval of the
plans.
The applicant shall comply with applicable provisions of the City's NPDES stormwater
discharge permit. For projects requiring project -specific NPDES construction permits,
the applicant shall submit a copy of the CWQCB acknowledgment of the applicant's
AACondTT29293RanchLQ.wpd Page 1 of 13
Notice of Intent prior to issuance of a grading or site construction permit. The
applicant shall ensure that the required Storm Water Pollution Protection Plan is
available for inspection at the project site.
5. The applicant shall comply with the terms and requirements of the infrastructure fee
program in effect at the time of issuance of building permits.
6. Prior to approval of a final map, the applicant shall acquire or confer easements and
other property rights required of the tentative map or otherwise necessary for
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 dedicate or grant public and private street right of way and utility
easements in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and as required by the City Engineer.
8. Dedications or grants required of this development include:
A. Avenue 50: 50-foot half of 100-foot right of way
B. Lot A (Via Conquistador) - Private Cul de Sac: 37 feet with 45.5-foot radius at
bulb.
C. Lot B - Private Street: 37-foot width. Width may be reduced to 33 feet with
parking restricted to one side prohibited provided there is adequate off-street
parking for residents and visitors and the applicant provides for perpetual
enforcement of the restrictions by the homeowners association.
D. Lot C - Shared Private Entry: 49 feet (applicant's share reducing to 24.5 feet at
the confluence with neighboring tract's share of the right of way.)
The applicant shall dedicate or grant an easement to the neighboring property
over the shared portion of the entryway. The easement may be conditional upon
receipt of the reciprocal easement from the neighboring property owner.
E. The applicant shall grant flood easements to CVWD for all areas below the
elevation of 50.00 feet which are not drainage isolated (to elevation 50.00) from
the La Quinta Evacuation Channel.
A:\CondTT29283RanchLQ.wpd Page 2 Of 13
9. Right of way geometry for culs de sac, knuckle turns and corner cut -backs shall
conform with Riverside County Standard Drawings #801 and #805 respectively unless
otherwise approved by the City Engineer.
10. Dedications shall include additional widths if necessary for dedicated right and left turn
lanes, bus turnouts, and other features contained in the approved construction plans.
11 . If the City Engineer determines that 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 interim easements over those areas within
60 days of written request by the City.
12. The applicant shall dedicate ten -foot public utility easements contiguous with and
along both sides of all private streets. The easements may be reduced to five feet
with the express concurrence of IID.
13. The applicant shall create a 20-foot perimeter setback along Avenue 50. The 20-foot
minimum depth may be used as an average depth for meandering wall designs. The
setback requirement applies to all frontage 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 dedicate blanket easements for those purposes.
14. The applicant shall dedicate easements necessary for placement of and access to
utility lines and structures, drainage basins, mailbox clusters, park lands, and common
areas.
15. The applicant shall vacate abutter's rights of access to Avenue 50.
16. The applicant shall furnish proof of easements or written permission, as appropriate,
from owners of any abutting properties on which grading, retaining wall construction,
permanent slopes, or other encroachments are to occur.
17. The applicant shall cause no easements to be granted or recorded over any portion of
this property between the date of approval of this tentative map by the City Council
and the date of recording of any final map(s) covering the same portion of the property
unless such easements are approved by the City Engineer.
18. Prior to approval of a final map, the applicant shall furnish accurate AutoCad files of
the complete map, as approved by the City's map checker, on storage media
A:\CondTT29283RanchLQ.wpd Page 3 of 13
acceptable to the City Engineer. The files shall utilize standard AutoCad menu items
so they may be fully retrieved into a basic AutoCad program.
If the map was not produced in AutoCad or a file format which can be converted to
AutoCad, the City Engineer may accept raster -image files of the map.
IMP_R-OVEMENT 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 landscape architects, as appropriate. Plans shall be submitted on 24"
x 36" media in the categories of "Rough Grading," "Precise Grading," "Streets &
Drainage," and "Landscaping." Precise grading plans shall have signature blocks for
Community Development Director and the Building Official. All other plans shall have
signature blocks for the City Engineer. Plans are not approved for construction until
they are signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike paths,
entry drives, gates, and parking lots. "Landscaping" plans shall normally include
irrigation improvements, landscape lighting and entry monuments. "Precise Grading"
plans shall normally include perimeter walls.
Plans for improvements not listed above shall be in formats approved by the City
Engineer.
20. The City may maintain standard plans, details and/or construction notes for elements
of construction. For fee established by City resolution, the applicant may acquire
standard plan and/or detail sheets from the City.
21. When final plans are approved by the City, the applicant shall furnish accurate
AutoCad files of the complete, approved plans on storage media acceptable to the City
Engineer. The files shall utilize standard AutoCad menu items so they may be fully
retrieved into a basic AutoCad program. At the completion of construction and prior
to final acceptance of improvements, the applicant shall update the files to reflect as -
constructed conditions.
If the plans were not produced in AutoCad or a file format which can be converted to
AutoCad, the City Engineer may accept raster -image files of the plans.
A:\CondTT29283 RanchLQ.wpd Page 4 of 13
22. Depending on the timing of development of the lots or parcels created by this map and
the status of off -site improvements at that time, the subdivider may be required to
construct improvements, to reimburse others who construct improvements that are
obligations of this map, to secure the cost of the improvements for future construction
by others, or a combination of these methods.
In the event that any of the improvements required herein are constructed by the City
prior to approval of any final map pursuant to this tentative map, the Applicant shall,
at the time of approval of the final map, reimburse the City for the cost of those
improvements.
23. The applicant shall construct improvements and/or satisfy obligations, or furnish an
executed, secured agreement to construct improvements and/or satisfy obligations
required by the City prior to approval of a final map or parcel map or issuance of a
certificate of compliance for a waived parcel map. For secured agreements, security
provided, and the release thereof, shall conform with Chapter 13, LQMC.
Improvements to be made or agreed to shall include removal of any existing structures
or obstructions which are not part of the proposed improvements.
24. If improvements are secured, the applicant shall provide estimates of improvement
costs for checking and approval by the City Engineer. 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 other agencies
shall be approved by those agencies. Security is not required for telephone, gas, or
T.V. cable improvements. However, development -wide improvements shall not be
agendized for final acceptance until the City receives confirmation from the telephone
authority that the applicant has met all requirements for telephone service to lots
within the development.
25. If improvements are phased with multiple final maps or other administrative approvals
(e.g., a Site Development Permit), off -site improvements and common improvements
(e.g., perimeter walls & landscaping, common lots and entry gates) shall be
constructed or secured prior to approval of the first phase unless otherwise approved
by the City Engineer. Improvements and obligations required of each phase shall be
completed and satisfied prior to completion of homes or occupancy of permanent
buildings within the phase and subsequent phases unless a construction phasing plan
is approved by the City Engineer.
A:\Cond'IT29293RanchLQ.wpd Page 5 of 13
26. If the applicant fails to construct improvements or satisfy obligations in a timely
manner or as specified in an approved phasing plan or in an improvement agreement,
the City shall have the right to halt issuance of building permits or final building
inspections, withhold other approvals related to the development of the project or call
upon the surety to complete the improvements.
27. The applicant's obligations for portions of the required 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.
Ce3J1i•7W[el
28. This development shall comply with Chapter 8.11 of the LQMC (Flood Hazard
Regulations). If any portion of any proposed building lot in the development is or may
be located within a flood hazard area as identified on the City's Flood Insurance Rate
Maps, the development shall be graded to ensure that all floors and exterior fill (at the
foundation) are above the level of the project (100-year) flood and building pads are
compacted to 95% Proctor Density as required in Title 44 of the Code of Federal
Regulations, Section 65.5(a) (6). Prior to issuance of building permits for lots which
are so located, the applicant shall furnish certifications as required by FEMA that the
above conditions have been met.
29. The applicant shall furnish a preliminary geotechnical ("soils") report and a grading plan
prepared by a qualified engineer. The grading plan shall conform with the
recommendations of the soils report and be certified as adequate by a soils engineer
or engineering geologist. The plan must be approved by the City Engineer prior to
issuance of a grading permit. A statement shall appear on final maps (if any are
required of this development) that a soils report has been prepared pursuant to Section
17953 of the Health and Safety Code.
30. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas
outside the right of way unless otherwise approved by the City Engineer.
31. The applicant shall endeavor to minimize differences in elevation at abutting properties
and between separate tracts and lots within this development. Building pad elevations
on contiguous lots shall not differ by more than three feet except for lots within a tract
or parcel map, but not sharing common street frontage, where the differential shall not
exceed five feet. If compliance with this requirement is impractical, the City will
consider and may approve alternatives which minimize safety concerns, maintenance
difficulties and neighboring -owner dissatisfaction with the grade differential.
32. Prior to occupation of the project site for construction purposes, the applicant shall
submit and receive approval of a fugitive dust control plan prepared in accordance with
A:\CondTT29283RanchLQ.wpd Page 6 of 13
Chapter 6.16, LQMC, 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.
33. The applicant shall maintain graded, undeveloped land to prevent wind and water
erosion of soils. The land shall be planted with interim landscaping or provided with
other erosion control measures approved by the Community Development and Public
Works Departments.
.34. Prior to issuance of building permits, the applicant shall provide building pad
certifications stamped and signed by qualified engineers or surveyors. For each pad,
the certification shall list the approved elevation, the actual elevation, the difference
between the two, if any, and pad compaction. The data shall be organized by lot
number and listed cumulatively if submitted at different times.
rb]M�
35. Stormwater handling shall conform with the approved hydrology and drainage plan for
Rancho La Quinta. Nuisance water shall be disposed of in an approved manner.
36. If the applicant proposes discharge of stormwater to the La Quinta Evacuation
Channel, the applicant shall indemnify the City from the costs of any sampling and
testing of the development's effluent which may be required under the City's NPDES
Permit or other City- or area -wide pollution prevention program, and for any other
obligations and/or expenses which may arise from such discharge. The indemnification
shall be executed and furnished to the City prior to issuance of any grading,
construction or building permit and shall be binding on all heirs, executors,
administrators, assigns, and successors in interest in the land within this tentative map
excepting therefrom those portions required to be dedicated or deeded for public use.
The form of the indemnification shall be acceptable to the City Attorney. If such
discharge is approved for this development, the applicant shall make provisions in the
CC&Rs for meeting these potential obligations.
UD T__IES
37. The applicant shall obtain the approval of the City Engineer for the location of all utility
lines within the right of way and all above -ground utility structures including, but not
limited to, traffic signal cabinets, electrical vaults, water valves, and telephone stands,
to ensure optimum placement for practical and aesthetic purposes.
38. Existing overhead lines and all proposed utilities within or adjacent to the proposed
development shall be installed underground. Power lines exceeding 34.5 kv are
exempt from this requirement.
A:\CondTT29283RanchLQ.wpd Page 7 of 13
39. 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 trench compaction for approval of the City Engineer.
STREET AND_TJ3AFFIC_lA4P_RQ_LEmENT_`z
40. The City is contemplating adoption of a major thoroughfare improvement program.
Any property within this specific plan which has not received final development
approval when the program takes effect may be subject to the program as determined
by the City.
41. The applicant shall install the following street improvements to conform with the
General Plan street type noted in parentheses. (Public street improvements shall
conform with the City's General Plan in effect at the time of construction.)
A. OFF -SITE STREETS
11 Avenue 48 and Avenue 50 Pro Rata Reimbursement - The applicant shall
remunerate the City for this Tentative Tract's pro-rata share of Avenue 48
and Avenue 50 improvements as required by Specific Plan 84-004.
Unreimbursed improvements to Avenue 50 (required below) shall be a credit
towards the contribution.
2) Avenue 50 (Primary Arterial) - Construct 38-foot half of a 76-foot
improvement (between faces of outside curbs) plus six-foot sidewalk from
the entry drive to Park Street. Construct the full landscape median subject
to reimbursement from funds previously provided by developments on the
south side of Avenue 50.
If the City's currently -planned project to reconstruct the north side of
Avenue 50 is completed, the applicant will not be required to replace that
pavement but, after completion of the median and widening, shall overlay
the full width of the pavement north of the median, slurry seal the full width
south of the median and restripe as directed by the City Engineer.
B. ON -SITE PRIVATE STREETS
1) Lot A (Via Conquistador) - 36 feet between curbfaces or flowlines, 45-foot
curb radius on cul de sac bulb.
2) Lot B - 36 feet between curbfaces or flowlines. Width may be reduced to
32 feet for parking restricted to one side and 28 feet with on -street parking
is prohibited if there is adequate off-street parking for residents and visitors
A:\CondTT29283 RanchLQ.wpd Page 8 of 13
and the applicant provides for perpetual enforcement of the restrictions by
the homeowners association.
3) Lot C - (Entryway) - 16 feet between outside and median curbfaces plus
half of the 8-foot median. Construct (if warranted) or secure 50% of the
cost of a traffic signal on Avenue 50.
This entry shall not be opened for use until the full improvement is
constructed unless an interim configuration is approved by the City
Engineer.
Turn knuckles, corner cutbacks, bus turnouts, dedicated turn lanes, and other features
contained in the approved construction plans may warrant additional street widths as
determined by the City Engineer.
42. 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.
43. The applicant may be required to extend improvements beyond development
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).
44. Improvements shall be designed and constructed in accordance with the LQMC,
adopted standards, supplemental drawings and specifications, and as approved by the
City Engineer. Improvement plans for streets, access gates and parking areas shall be
stamped and signed by qualified engineers.
45. Culs de sac, knuckle turns and corner cut -backs shall conform with Riverside County
Standard Drawings #800/800a, #801 and #805 respectively unless otherwise
approved by the City Engineer.
46. Streets shall have vertical curbs or other approved curb configurations which convey
water without ponding and provide lateral containment of dust and residue for street
sweeping. If a wedge curb design is approved, the lip at the flowline shall be vertical
(1/8" batter) and a minimum of 0.1' in height.
Unused curb cuts on any lot shall be restored to normal curbing prior to final inspection
of permanent building(s) on the lot.
47. Direct access from public streets is limited to the shared entry on Avenue 50.
A:\CondTT29283P=chLQ.wpd Page 9 of 13
48. The applicant shall design street pavement sections using Caltrans' design procedure
(20-year life) and site -specific data for soil strength and anticipated traffic loading
(including construction traffic). Minimum structural sections shall be as follows (or
approved equivalents for alternate materials):
Residential & 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 5.5"/6.50"
49. 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.
50. The City will conduct final inspections of homes and other 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 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 tract or when directed by
the City, whichever comes first.
51. The applicant shall provide landscaping in required setbacks, retention basins, common
lots, and park areas.
52. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a licensed landscape architect and
comply with Chapter 8.13 of the Municipal Code.
The applicant shall submit plans for approval by the Community Development
Department prior to plan checking by the Public Works Department. When plan
checking is complete, the applicant shall obtain the signatures of CVWD and the
Riverside County Agricultural Commissioner prior to submitting for signature by the
City Engineer. Plans are not approved for construction until signed by the City
Engineer.
A:\CondTT29283RanchLQ.wpd Page 10 of 13
53. 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 18 inches of curbs along public streets.
54. Perimeter tract walls and required landscaping shall be constructed prior to final
inspection and occupancy of any homes within the tract unless a phasing plan, or
construction schedule, is approved by the City Engineer.
55. Front yard landscaping for future houses shall consist of a minimum of two shade
trees (1.5-inch and larger caliper size) and 10 five gallon shrubs. Three additional
shade trees (1 .0-inch caliper) shall be required for corner lots houses. All trees shall
be double staked to prevent wind damage.
PUBLIC SESVI_CES
56. The applicant shall provide public transit improvements as required by Sunline Transit
and/or the City.
57. The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
58. The applicant shall employ or retain qualified civil engineers, geotechnical engineers,
surveyors, or other appropriate professionals to provide sufficient construction
supervision to be able to furnish and sign accurate record drawings.
59. The applicant shall arrange and bear the cost of measurement, sampling and testing
procedures not included in the City's inspection program but required by the City as
evidence that construction materials and methods comply with plans, specifications
and applicable regulations.
60. Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all improvement plans which were signed by the City Engineer and
the precise grading plans. Each sheet shall be clearly marked "Record Drawings," "As -
Built" or "As -Constructed" and shall be stamped and signed by the engineer or
surveyor certifying to the accuracy of the drawings. The applicant shall revise the
CAD or raster -image files previously submitted to the City to reflect as -constructed
conditions.
MAfNTENAN— E
61. The applicant shall make provisions for continuous, perpetual maintenance of all on -
site improvements, perimeter landscaping, access drives, and sidewalks. The applicant
A:\CondTT29283RanchLQ.wpd Page 11 of 13
shall maintain required public improvements until they are accepted by the appropriate
public agency.
FEES —A D_DFPOSITS
62. The applicant shall pay the City's established fees for plan checking and construction
inspection. Fee amounts shall be those in effect when the applicant makes application
for plan checking and permits.
63. Plan check fees required by the Riverside Country Fire Department shall be paid when
plans are submitted for review and approval.
64. Fire hydrants in accordance with Coachella Valley Water District Standard W-33 shall
be located at each street intersection spaced not more than 330 feet apart in any
direction with no portion of any lot frontage more than 165 feet from a fire hydrant.
Minimum fire flow shall be 1,000 g.p.m. for a 2-hour duration at 20 psi. Blue dot
reflectors shall be mounted in the middle of streets directly in line with fire hydrants.
65. Applicant/developer will provide written certification for the appropriate water
company that the required fire hydrant(s) are either existing or that financial
arrangements have been made to provide them.
66. Prior to recordation of the final map, applicant/developer shall furnish one blueline copy
of the water system plans to the Fire Department for review/approval. Plans shall
conform to the fire hydrant types, location and spacing, and the system will meet the
fire flow requirements. Plans will be signed and approved by the registered Civil
Engineer and the local water company with the following certification: "/ certify that
the design of the water system is in accordance with the requirements prescribed by
the Riverside County Fire Department."
67. The required water system including fire hydrants will be installed and accepted by the
appropriate water agency prior to any combustible building materials being placed on
an individual lot.
68. A temporary water supply for fire protection may be allowed for the construction of
the model units only. Plans for a temporary water system must be submitted to the
Fire Department for review prior to issuance of building permits.
69. Gates installed to restrict access shall be power operated and equipped with a Fire
Department override system consisting of Knox Key operated switches, series KS-2P
with dust cover, mounted per recommended standard of the Knox Company.
A9CondTT29283RanchLQ.wpd Page 12 of 13
Improvement plans for the entry street and gates shall be submitted to the Fire
Department for review/approval prior to installation.
70. Gate entrance openings shall be not less than 16 feet in width. All gates shall be
located at least 40 feet from the roadway and shall open to allow a vehicle to stop
without obstructing traffic on the road. Gates shall have either a secondary power
supply or an approved manual means to release mechanical control of the gate in the
event of loss of primary power.
MI_S_CELL NEC -US
71. All public agency letters received for this case are made part of the case file
documents for plan checking purposes.
72. Applicable conditions of Specific Plan 84-004 as amended shall be met prior to
building permit issuance.
73. The layout and design of the permanent tract access gates shall be approved by the
Community Development Department after review and approval by the Fire
Department.
74. This tract shall be annexed into the Rancho La Quinta Homeowners' Association (HOA) —
ensuring maintenance of common open space, perimeter landscaping, private roads,
security, and architectural consistency pursuant to the requirements of Specific Plan
84-004.
A:\CondTT29293RanchLQ.wpd Page 13 of 13