PCRES 2000-029PLANNING COMMISSION RESOLUTION 2000-029
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL TO ALLOW A 30-LOT
SINGLE FAMILY RESIDENTIAL SUBDIVISION AND OTHER
MISCELLANEOUS COMMON LOTS FOR STREETS,
DRAINAGE, AND LANDSCAPING ON 7.65 ACRES,
LOCATED ON THE NORTH SIDE OF WESTWARD HO
DRIVE, 150-FEET WEST OF DUNE PALMS ROAD
CASE NO.: TENTATIVE TRACT MAP 29563
APPLICANT: CENTURY-CROWELL COMMUNITIES
WHEREAS, the Planning Commission for the City of La Quinta, California,
did on the 91h day of May, 2000, hold a duly noticed Public Hearing to review the
request of Century -Crowell Communities for a 30-lot private single family subdivision
and additional common lots on 7.65 acres generally located on the north side of
Westward Ho Drive, and approximately 150-feet west of Dune Palms Road, more
particularly described as:
Assessor's Parcel Number 604-061-019 (Portion); Portion of SE 1/4 of
the SW 1 /4 of Section 20, Township 5 South, Range 7 East, San
Bernardino Base and Meridian, County of Riverside, California
WHEREAS, said Environmental Assessment 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 conducted an Initial Study (Environmental Assessment 99-391) and determined
that although the proposed project will impact on the environment, a Mitigated
Negative Declaration of Environmental Impact will be filed.
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 of approval to justify
a recommendation for approval of said Tentative Tract Map 29563:
A. The proposed map is consistent with the City of La Quinta General Plan, Zoning
Code, and Subdivision Ordinance.
The property is designated Low Density Residential (LDR) by the General Plan
Land Use Element (Chapter 2.0) permitting single family projects of two to four
units per acre pursuant to Policy 2-1.1.5. The proposed density is less than
four dwelling units per acre, an allowable density for LDR areas.
The RL District (Low Density Residential) permits single family housing, provided
lots are 7,200 square feet or larger unless a specific plan is prepared. Proposed
lots are greater than 7,200 square feet as required by Section 9.30.030 of the
Zoning Ordinance. Conditions are recommended to insure compliance with City
Code requirements.
P:\CAROLYN\ResopcTr29563CenGolfwpd (40)
B. The design or improvement of the proposed subdivision is consistent with the
La Quinta General Plan.
All streets and improvements in the project, as conditioned, will conform to City
standards as outlined in the General Plan and Subdivision Ordinance. All on -site
streets are private and designed in accordance with Chapter 3.0 of the General
Plan Circulation Element.
Decorative perimeter fencing shall be constructed for the development
consistent with Policy 3.4.1.14 of the General Plan, including open view fencing
to lessen effect of the walled community adjacent to the retention basin.
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 proposed project is suitable for Low Density Residential development based
on the recommendations of Environmental Assessment 99-391. Development
will not cause substantial environmental damage, or injury to fish or wildlife, or
their habitat provided mitigation measures are met. Urban improvements are
adjoining the property making it conducive for residential development.
D. The design of the subdivision or type of improvements are not likely to cause
serious public health problems.
A retention basin is proposed to contain on -site water flows created by seasonal
rains. 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.
Infrastructure improvements will be extended to serve the project if not readily
adjacent to the site. New improvements required for this project will be
compatible with the development improvements to the north and south.
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 residential
lot. The project will be instrumental in causing new area -wide public
infrastructure improvements to be constructed, which will benefit both existing
development and other future development, including, but not limited to street
improvements and public utility improvements.
The design of Tentative Tract Map 29563 will not conflict with existing public
easements, as the project has been designed around, and with consideration
for, these easements.
P:\CAROLYN\ResopcTr29563CenGolfwpd (40)
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 correct and constitute the findings of
the Planning Commission in this case;
2. That it does hereby recommend to the City Council certification of
Environmental Assessment 99-391 for reasons set forth in this Resolution,
subject to the attached Mitigation Measures; and
3. That it does hereby recommend to the City Council approval of Tentative Tract
Map 29563 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
Planning Commission, held on the 9th day of May, 2000, by the following vote, to wit:
AYES: Commissioners Abels, Robbins, and Chairman Kirk
NOES: Commissioner Tyler
ABSENT: Commissioner Butler
ABSTAIN: None
TOM RK Chairman
Ci f La Quinta, California
ATTEST:
1Y HVRiMAN, Community Development Director
of La Quinta, California
P:\CAROLYN\ResopcTr29563CenGolfwpd (40)
PLANNING COMMISSION RESOLUTION 2000-029
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29563
CENTURY-CROWELL COMMUNITIES
MAY 9, 2000
GENERAL
1. Upon City Council approval, a memorandum noting that the City's 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)•
4. 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.
5. 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.
Cond PC Tr. 29563 Century -38
PLANNING COMMISSION RESOLUTION 2000-029
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29563
CENTURY-CROWELL COMMUNITIES
MAY 9, 2000
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
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.
PROPERTY RIGHTS
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. Right of way dedications required of this development include:
A. Westward Ho Drive: 36-foot half of a 72-foot right of way.
B. PRIVATE STREETS
1) Residential: 37-foot width. Width may be reduced to 33 feet with parking
restricted to one side and 29 feet if on -street parking is prohibited provided
there is adequate off-street parking for residents and visitors and the
applicant makes provisions for ongoing enforcement of the restrictions.
2) Entry Drive: Divided with 20-foot travel lanes and a five-foot median.
C. CULLS DE SAC
11 Use Riverside County Standard 800 (symmetric) or 800A (offset); 45.5-foot
radius, unless modified by General Plan Amendment 2000-066.
Cond PC Tr. 29563 Century -38
PLANNING COMMISSION RESOLUTION 2000-029
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29563
CENTURY-CROWELL COMMUNITIES
MAY 9, 2000
9. Right of way geometry for 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 as 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 the necessary rights of way 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 perimeter setbacks along public rights of way as follows
(listed setback depth is the average depth if meandering wall design is approved):
A. Westward Ho Drive: Ten Feet
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 public streets and properties
from all frontage along the streets and properties except access points shown on the
approved tentative map.
Cond PC Tr. 29563 Century -38
PLANNING COMMISSION RESOLUTION 2000-029
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29563
CENTURY-CROWELL COMMUNITIES
MAY 9, 2000
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. If the applicant proposes vacation or abandonment of any existing rights of way or
access easements which will diminish access rights to any properties owned by
others, the applicant shall provide approved alternate rights of way or access
easements to those properties or notarized letters of consent from the property owners
18. 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.
19. 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
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.
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.
20. 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.
Cond PC Tr. 29563 Century -38
PLANNING COMMISSION RESOLUTION 2000-029
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29563
CENTURY-CROWELL COMMUNITIES
MAY 9, 2000
"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.
21. The City may maintain standard plans, details and/or construction notes for elements
of construction. For a fee established by City resolution, the applicant may acquire
standard plan and/or detail sheets from the City.
22. 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.
IMPROVEMENT AGREEMENT
23. 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,
the Applicant shall, at the time of approval of the a map, reimburse the City for the
cost of those improvements.
24. 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.
Cond PC Tr. 29563 Century -38
PLANNING COMMISSION RESOLUTION 2000-029
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29563
CENTURY-CROWELL COMMUNITIES
MAY 9, 2000
Improvements to be made or agreed to shall include removal of any existing structures
or obstructions which are not part of the proposed improvements.
25. 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 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.
26. If improvements are phased with multiple final maps or other administrative approvals -
(e.g., Site Development Permits), off -site improvements and common improvements
(e.g., retention basins, perimeter walls & landscaping, 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.
27. 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.
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.
Cond PC Tr. 29563 Century -38
PLANNING COMMISSION RESOLUTION 2000-029
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29563
CENTURY-CROWELL COMMUNITIES
MAY 9, 2000
29. Prior to issuance of a grading permit, the applicant shall furnish a preliminary
geotechnical ("soils") report and an approved 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.
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.
The limits given in this condition are not an entitlement and more restrictive limits may
be imposed in the map approval or plan checking process. If compliance with the
limits is impractical, however, the City will consider 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 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.
Cord PC Tr. 29563 Century -38
PLANNING COMMISSION RESOLUTION 2000-029
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29563
CENTURY-CROWELL COMMUNITIES
MAY 9, 2000
DRAINAGE
The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the
following:
35. Stormwater falling on site during the peak 24-hour period of a 100-year storm (the
design storm) shall be retained within the development unless otherwise approved by
the City Engineer. The tributary drainage area shall extend to the centerline of
adjacent public streets.
36. Stormwater shall normally be retained in common retention basins. Individual -lot
basins or other retention schemes may be approved by the City Engineer for lots 2%2
acres in size or larger or where the use of common retention is impracticable. If
individual -lot retention is approved, the applicant shall meet the individual -lot retention
provisions of Chapter 13.24, LQMC.
37. Storm flow in excess of retention capacity shall be routed through a designated,
unimpeded overflow outlet to the historic drainage relief route.
38, Storm drainage historically received from adjoining property shall be retained on site
or passed through to the overflow outlet.
39. Retention facility design shall be based on site -specific percolation data which shall be
submitted for checking with the retention facility plans. The design percolation rate
shall not exceed two inches per hour.
40. Retention basin slopes shall not exceed 3:1. Maximum retention depth shall be six
feet for common basins and two feet for individual -lot retention.
41. Nuisance water shall be retained on site. In residential developments, nuisance water
shall be disposed of in a trickling sand filter and leachfield approved by the City
Engineer. The sand filter and leechfield shall be designed to contain surges of 3
gph/1,000 sq. ft. (of landscape area) and infiltrate 5 gpd/1,000 sq. ft.
42. In developments for which security will be provided by public safety entities (e.g., the
La Quinta Safety Department or the Riverside County Sheriff's Department), retention
basins shall be visible from adjacent street(s). No fence or wall shall be constructed
around basins unless approved by the Community Development Director and the City
Engineer.
Cond PC Tr. 29563 Century -38
PLANNING COMMISSION RESOLUTION 2000-029
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29563
CENTURY-CROWELL COMMUNITIES
MAY 9, 2000
43. If the applicant proposes discharge of stormwater to the Whitewater Drainage
Channel, the applicant shall indemnify the City from the costs of any sampling and
testing of the development's runoff 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.
44. The tract shall be designed to accommodate purging and blowoff water from any well
sites granted or dedicated to the local water utility authority as a requirement for
development of this property.
UTILITIES
45. 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.
46. Existing aerial lines within or adjacent to the proposed development and all proposed
utilities shall be installed underground. Power lines exceeding 34.5 kv are exempt
from this requirement.
47. 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.
48. 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.)
Cond PC Tr. 29563 Century -38
PLANNING COMMISSION RESOLUTION 2000-029
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29563
CENTURY-CROWELL COMMUNITIES
MAY 9, 2000
A. OFF -SITE STREETS
11 Westward Ho Drive (Collector) - Complete north half of a 48-foot travel way
(between curb faces) plus six-foot sidewalk. The applicant's cost
responsibility shall be for the north 20 feet of street improvements,
including curb and gutter, plus sidewalk and landscaping.
B. PRIVATE STREETS
1) Residential: 36-foot travel width. Width may be reduced to 32 feet with
parking restricted to one side and 28 feet with on -street parking prohibited
if there is adequate off-street parking for residents and visitors and the
applicant provides for perpetual enforcement of the restrictions by the
homeowners association.
C. CULS DE SAC
1) Use Riverside County Standard 800 (symmetric) or 800A (offset) with a 45-
foot curb radius unless modified by General Plan Amendment 2000-066.
Entry drives, main interior circulation routes, 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.
49. 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.
50. 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).
51. 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.
Cond PC Tr. 29563 Century -38
PLANNING COMMISSION RESOLUTION 2000-029
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29563
CENTURY-CROWELL COMMUNITIES
MAY 9, 2000
52. Knuckle turns and corner cut -backs shall conform with Riverside County Standard
Drawings #801 unless otherwise approved by the City Engineer.
53. 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.
54. 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" c.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"
55. The applicant shall submit current mix designs (less than two years old at the time of
construction) for base, asphalt concrete and Portland cement concrete. The submittal
shall include test results for all specimens used in the mix design procedure. For mix
designs over six months old, the submittal shall include recent (less than six months
old at the time of construction) aggregate gradation test results confirming that design
gradations can be achieved in current production. The applicant shall not schedule
construction operations until mix designs are approved.
56. 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.
Cond PC Tr. 29563 Century -38
PLANNING COMMISSION RESOLUTION 2000-029
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29563
CENTURY-CROWELL COMMUNITIES
MAY 9, 2000
57. General access points and turning movements of traffic are limited to the following:
A. Main Entry Drive centered approximately 322 feet from easterly tract boundary.
58. The applicant shall provide landscaping in required setbacks, retention basins, common
lots, and park areas.
59. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a licensed landscape architect.
The applicant shall submit 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.
60. 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.
61. The applicant shall provide public transit improvements as required by Sunline Transit
and approved by the City Engineer.
62. The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
63. 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.
Cond PC Tr. 29563 Century -38
PLANNING COMMISSION RESOLUTION 2000-029
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29563
CENTURY-CROWELL COMMUNITIES
MAY 9, 2000
64. 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.
65. Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all public improvement plans which were signed by the City. 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.
LANDSCAPING
66. The applicant shall provide landscaping in required setbacks and common lots.
67. 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.
68. 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.
69. 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.
70. Front yard landscaping for future houses shall consist of a minimum of two shade
trees (1.0-inch and larger caliper size) and 10 five gallon shrubs. Three additional
shade trees (0.75-inch caliper) shall be required for corner lots houses. All trees shall
be double staked to prevent wind damage.
Cond PC Tr. 29563 Century -38
PLANNING COMMISSION RESOLUTION 2000-029
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29563
CENTURY-CROWELL COMMUNITIES
MAY 9, 2000
MAINTENANCE
71. The applicant shall make provisions for continuous, perpetual maintenance of all on -
site improvements, perimeter landscaping, access drives, and sidewalks. The
applicant shall maintain required public improvements until expressly released from this
responsibility by the appropriate public agency.
FEES AND DEPOSITS
72. Final maps under this tentative map shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at the time
of final map approval.
73, 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.
74. Plan check fees required by the Riverside Country Fire Department shall be paid when
plans are submitted for review and approval.
75. Prior to final map approval, parkland mitigation fees shall be paid as required by the
City's Subdivision Ordinance.
76. Prior to issuance of a site disturbance permit, Fringe -toed lizard mitigation fees shall
be paid (i.e., $100/acre)•
77. 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.
78. 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."
Cond PC Tr. 29563 Century -38
PLANNING COMMISSION RESOLUTION 2000-029
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29563
CENTURY-CROWELL COMMUNITIES
MAY 9, 2000
79. 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.
80. 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.
81. If provided, 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. Improvement plans for the entry street and gates shall be submitted to the
Fire Department for review/approval prior to installation.
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.
82. 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.
_ e ► �I�b9
83. All public agency letters received for this case are made part of the case file
documents for plan checking purposes.
84. 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.
Cond PC Tr. 29563 Century -38