PCRES 2000-032PLANNING COMMISSION RESOLUTION 2000-032
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL TO SUBDIVIDE 8.58 GROSS ACRES IN
THE MEDIUM DENSITY RESIDENTIAL ZONING
DISTRICT INTO TWO SINGLE FAMILY LOTS, ONE
PRIVATE STREET LOT, AND THREE LETTERED
LOTS, LOCATED SOUTH OF 50TH AVENUE, AT
SOUTHERN TERMINUS OF AVENIDA LOS VERDES,
IN DUNA LA QUINTA
CASE NO.: TENTATIVE TRACT MAP 29586
APPLICANT: CENTURY-CROWELL COMMUNITIES
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 23rd day of May, 2000, hold a duly noticed Public Hearing at the request of
Century -Crowell Communities to subdivide 8.58 gross acres in the Medium Density
Residential Zoning District into two single family residential lots for condominium
development, one private street lot, and three lettered lots generally located on south of
501i Avenue, at the southern terminus of Avenida Los Verdes, more particularly described
as:
Parcels 1 & 2 and Lots A, B & C of Parcel Map 19730
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 to approve said Tentative
Tract Map 29586:
Finding Number 1 - Consistency with CEQA
The La Quinta Community Development Department has determined that the
request has been previously assessed in conjunction with Environmental Impact
Report (State Clearinghouse Number 83061304) prepared for Specific Plan 83-001,
which was certified on May 15, 1984. No changed circumstances or conditions are
proposed which would trigger the preparation of a subsequent Environmental
Impact Report pursuant to Public Resources Code Section 21166.
Finding Number 2 - Consistency with the General Plan
The proposed Tentative Tract Map is consistent with the City's General Plan with
the implementation of Conditions of Approval to provide for adequate stormwater
drainage, and the appropriate cul de sac radius width of 45 feet. The project is
consistent with the Medium Density Residential land use designation of 4 to 8
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Planning Commission Resolution 2000-032
Tentative Tract 29586-Adopted
Century -Crowell Communities
May 23, 2000
dwelling units per acre, and with Specific Plan 83-001 Amendment #5 for the total
number of residential units permitted within Duna La Quinta.
Finding Number 3 - Consistency of Design and Improvements
The design and improvements of the proposed subdivision are consistent with the
City's General Plan, with the implementation of recommended conditions of
approval to ensure proper street widths, perimeter walls, parking requirements, and
timing of their construction.
Finding Number 4 - Consistency of Public Easements
As conditioned, the design of the subdivision and type of improvements, acquired
for access through, or use of, property within the proposed subdivision will not
conflict with such easements.
Finding_Number 5 - Public Health and Safety
The design of the subdivision and type of improvements are not likely to cause
serious public health problems, in that this issue was considered in Environmental
Assessment 99-382 and Subsequent Environmental Assessment 99-382, in which
no significant health or safety impacts were identified for the proposed project.
Finding Number 6 - Suitability of Site
The site of the proposed subdivision is physically suitable for the proposal as
natural slopes do not exceed 20%, and there are no identified geological
constraints on the property that would prevent development pursuant to the
geotechnical study prepared for the subdivision.
NOW, THEREFORE, BE IT RESOLVED by the 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 require compliance with those mitigation measures required for
Tentative Tract Map 29586;
3. That it does recommend approval of Tentative Tract Map 29568 to the City Council
for the reasons set forth in this Resolution and subject to the attached conditions.
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Planning Commission Resolution 2000-032
Tentative Tract 29586-Adopted
Century -Crowell Communities
May 23, 2000
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta
Planning Commission held on this 23rd day of May, 2000, by the following vote, to wit:
AYES: Commissioners Abels, Robbins, Tyler, and Chairman Kirk
NOES: None
ABSENT: Commissioner Butler
ABSTAIN: None
T IRK, Chairman
City of La Quinta, California
ATTEST:
' HERYA'N, Community Development Director
La Minta, California
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PLANNING COMMISSION RESOLUTION 2000-032
CONDITIONS OF APPROVAL - ADOPTED
CENTURY-CROWELL COMMUNITIES
TENTATIVE TRACT MAP 29586
MAY 23, 2000
GENERAL
1. Upon approval by the City Council of this development application, the City Clerk
shall prepare and record, with the Riverside County Recorder, a memorandum noting
that conditions of approval for development of the property exist and are available for
review at City Hall.
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. 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
Notice of Intent prior to issuance of a grading or site construction permit. The
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Planning Commission Resolution 2000-032
Conditions of Approval - Adopted
Century -Crowell Communities
Tentative Tract Map 29586
May 23, 2000
applicant shall ensure that the required Storm Water Pollution Protection Plan is
available for inspection at the project site.
5. Final maps under this tentative map shall be subject to the provisions of the
Development Impact Fee program in effect at the time of final map approval.
6. All appropriate conditions of Specific Plan 83-001 (including Amendments 1 through
5) shall apply to this approval.
PROPERTY RIGHTS
7. 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.
8. 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.
9. Right of way dedications required of this development include:
A. PUBLIC STREETS
1) Washington Street -Applicant shall dedicate Lot D on Parcel Map 19730 for
use as Washington Street 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.
C. CULS DE SAC
1) Public or Private: Use Riverside County Standard 800 (symmetric) or 800A
(offset); Public - 45-foot radius, Private - 45.5-foot radius. (NOTE: The
private street radius may be reduced if the General Plan is amended.)
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Planning Commission Resolution 2000-032
Conditions of Approval - Adopted
Century -Crowell Communities
Tentative Tract Map 29586
May 23, 2000
10. 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.
11 . 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.
12, 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.
13. The applicant shall dedicate ten -foot public utility easements contiguous with and
along both sides of all private streets (where development occurs on both sides of the
street). The easements may be reduced to five feet with the express concurrence of
IID.
14. The applicant shall create a 20-foot perimeter setback along Washington Street. This
depth is the average depth if meandering wall design is approved. 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.
15. 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.
16. 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.
17. 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.
18. 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
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Planning Commission Resolution 2000-032
Conditions of Approval - Adopted
Century -Crowell Communities
Tentative Tract Map 29586
May 23, 2000
easements to those properties or notarized letters of consent from the property
owners
19. 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.
FINAL MAP(S) AND PARCEL MAPS)
20. 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.
21. 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.
"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.
22. The Rough Grading Plan shall indicate the earthwork quantities necessary in order to
construct the proposed improvements. Any imbalance in "cut" and "fill" quantities
shall be noted on the plans along with location(s) of the required import or export
sites. Any grading activities on adjacent properties will require the applicant to
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Planning Commission Resolution 2000-032
Conditions of Approval - Adopted
Century -Crowell Communities
Tentative Tract Map 29586
May 23, 2000
secure easements or letters of permission from all affected property owners and
submit such easements or permission letters to the City.
23. 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.
24. 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
25. 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.
26. 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.
27. If improvements are phased with multiple final maps or other administrative approvals
(e.g., Site Development Permits), off -site improvements and common improvements
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Planning Commission Resolution 2000-032
Conditions of Approval - Adopted
Century -Crowell Communities
Tentative Tract Map 29586
May 23, 2000
(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.
28. 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.
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29. 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.
30. 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.
31. 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.
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.
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Planning Commission Resolution 2000-032
Conditions of Approval - Adopted
Century -Crowell Communities
Tentative Tract Map 29586
May 23, 2000
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.
DRAINAGE
The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the
following:
35. Stormwater handling shall conform with the approved hydrology and drainage plan
for Duna La Quinta (Specific Plan 83-001). Nuisance water shall be disposed of in
an approved method.
36. Stormwater falling on site during the peak 24-hour period of a 100-year storm (the
design storm) shall be retained within the development or directed to an approved
retention area unless otherwise approved by the City Engineer. The tributary
drainage area shall extend to the centerline of adjacent public streets
37. If stormwater is directed into the adjacent golf course, easements or letters of
drainage acceptance shall be obtained from the property owner(s) indicating approval
of location and design of drainage outlet facilities.
38. Storm flow in excess of retention capacity shall be routed through a designated,
unimpeded overflow outlet to the historic drainage relief route.
39. Storm drainage historically received from adjoining property shall be retained on site
or passed through to the overflow outlet.
40. 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.
41. 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.
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Planning Commission Resolution 2000-032
Conditions of Approval - Adopted
Century -Crowell Communities
Tentative Tract Map 29586
May 23, 2000
42. 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.
43. 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.
44. If the applicant proposes discharge of stormwater directly or indirectly to the La
Quinta Evacuation Channel or the Coachella Valley Stormwater Channel, the applicant
shall indemnify the City from the costs of any sampling and testing of the
development's drainage discharge 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. Any discharge into the
Evacuation Channel shall require CVWD approval.
45. The tract shall be designed to accommodate purging and blowoff water from any on -
site or adjacent well sites granted or dedicated to the local water utility authority as
a requirement for development of this property.
UTILITIES
46. 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.
47. 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.
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Planning Commission Resolution 2000-032
Conditions of Approval - Adopted
Century -Crowell Communities
Tentative Tract Map 29586
May 23, 2000
48. 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 TRAFFIC IMPROVEMENTS
49. 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. 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.
B. CULS DE SAC
1) Use Riverside County Standard 800 (symmetric) or 800A (offset). Public
Streets: 38-foot curb radius; Private Streets: 45-foot curb radius. (NOTE:
The private street radius may be reduced if the General Plan is amended.)
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.
50. 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.
51. 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).
52. Improvements shall be designed and constructed in accordance with the LQMC,
adopted standards, supplemental drawings and specifications, and as approved by
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Planning Commission Resolution 2000-032
Conditions of Approval - Adopted
Century -Crowell Communities
Tentative Tract Map 29586
May 23, 2000
the City Engineer. Improvement plans for streets, access gates and parking areas
shall be stamped and signed by qualified engineers.
53. Knuckle turns and corner cut -backs shall conform with Riverside County Standard
Drawings #801 and #805 respectively unless otherwise approved by the City
Engineer.
54. 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 or rolled 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.
55. 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"
56. 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.
57. 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.
58. General access points are limited to the following:
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Planning Commission Resolution 2000-032
Conditions of Approval - Adopted
Century -Crowell Communities
Tentative Tract Map 29586
May 23, 2000
A. Avenida Los Verdes
59. Emergency access (20-foot wide) shall be provided from the end of the easterly cul-
de-sac to Washington Street. No parking will be permitted along either side of the
emergency access road.
60. The driveway access to Units 39 and 40 shall be combined into a single shared
access and shall be configured so as to be incorporated with the emergency access
road.
LANDSCAPING
61. The applicant shall provide landscaping in required setbacks, retention basins,
common lots, and park areas.
62. 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.
63. 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.
64. A perimeter block wall shall be constructed along Washington Street. The wall shall
join the existing north/south block wall located approximately 32-feet westerly of the
west curb along Washington Street and shall extend from that point to join the
existing Washington Street bridge. An emergency access gate (designed per Fire
Marshal's requirements) shall be installed at the easterly terminus of the emergency
access road. The gate shall be of a design such that it is "sight restricted" into the
project from Washington Street.
65. A block wall shall be constructed at the easterly terminus of the easterly cul-de-sac
to tie into the existing perimeter wall of the apartment complex so as to restrict
access between the applicant's wall and the existing wall. The applicant shall make
application to the City to request that the City quitclaim a portion of the City owned
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Planning Commission Resolution 2000-032
Conditions of Approval - Adopted
Century -Crowell Communities
Tentative Tract Map 29586
May 23, 2000
property at the easterly terminus of the easterly cul-de-sac to allow the conditioned
wall to be constructed.
QUALITY ASSURANCE
66. The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
67. 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.
68. 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.
69. Upon completion of construction, the applicant shall furnish the City reproducible _
record drawings of all 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.
MAINTENANCE
70. 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
71. 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.
FIRE MARSHALL CONDITIONS
74. Fire hydrants in accordance with CVWD 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
P TESLIELLr29586 COA.wpd Printed June 15, 2000 Page 12 of 13
Planning Commission Resolution 2000-032
Conditions of Approval - Adopted
Century -Crowell Communities
Tentative Tract Map 29586
May 23, 2000
shall be 1000 gpm 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.
75. Prior to recordation of the final map, applicant/developer will furnish one blueline copy
of the water system plans to the Fire Department for review/approval. Plans will
conform to the fire hydrant types, location and spacing, and the system will meet the
fire flow requirements. Plans will 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."
76. The required water system including fire hydrants will be installed and accepted by
the appropriate water agency prior to any combustible building material being placed
on an individual lot.
77. 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.
CVWD CONDITIONS:
78. The developer shall grant the Coachella Valley Water District a flooding easement
over all land below elevation 50 feet and subject to inundation by the La Quinta
Evacuation Channel.
79. The developer shall obtain an encroachment permit from the Coachella Valley Water
District prior to any construction within the right-of-way of the La Quinta Evacuation
Channel. This includes, but is not limited to, surface improvements, drainage inlets,
landscaping, and roadways.
80. The Coachella Valley Water District will furnish domestic water and sanitation service
to this area in accordance with the current regulations of the district. These
regulations provide for the payment of certain fees and charges by the subdivider and
said fees and charges are subject to change.
MISCELLANEOUS:
81. Final Geo-grid wall landscaping and design plans shall be submitted for review and
approval to the Community Development Department prior to issuance of any building
permits for this project.
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