PCRES 2000-065PLANNING COMMISSION RESOLUTION 2000-065
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL TO SUBDIVIDE 22.21 ACRES INTO 60
SINGLE FAMILY LOTS, CLUBHOUSE LOT, WELL
LOT, AND VARIOUS COMMON LOTS ON PRIVATE
STREETS LOCATED AT THE SOUTHEAST CORNER
OF AVENUE 54 AND PGA BOULEVARD
CASE NO.: TENTATIVE TRACT MAP 29878
APPLICANT: KSL LAND HOLDINGS, INC.
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 12`h day of September, 2000, hold a duly noticed Public Hearing to
subdivide 22.21 acres into 60 single family lots, clubhouse and well lots, and other
lettered lots on private streets (Lots "A" through "E") generally located at the
southeast corner of Avenue 54 and PGA Boulevard within PGA West (Specific Plan
83-002), more particularly described as:
Parcels 1 and B of Tentative Parcel Map 29799 and Parcel 8 of Parcel
Map 20426
WHEREAS, said Tract Map has complied with the requirements of "The
Rules to Implement the California Environmental Quality Act of 1970" (as amended;
Resolution 83-63 adopted by the La Quinta City Council) in that the Community
Development Department has prepared an Addendum to Environmental Assessment
83-009 pursuant to CEQA Guidelines 15164 Addendum. No changed circumstances
or conditions exist which require preparation of a subsequent EIR, pursuant to Public
Resources Code 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 to approve said
Tentative Tract Map 29878:
Finding Number 1 - Consistency with the General Plan/Specific Plan
The project is consistent with the City's General Plan Medium Density
Residential land use designation of up to eight dwelling units per acre pursuant
to General Plan Amendment 2000-070 and Specific Plan 83-002 (Amendment
#4, Planning Unit #4).
P:\CAROLYN\RESOpc TT29878KSL.wpd
Planning Commission Resolution 2000-065
Tentative Tract 29878
September 12, 2000
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.
Finding Number 2 - Consistency of Design and Improvements
The design and improvements of the proposed subdivision are consistent with
the City's General Plan; the implementation of the recommended conditions of
approval ensures proper street widths, perimeter walls, parking requirements,
and timing of construction improvements.
Finding Number 3 - Consistency of Public Easements
As conditioned, 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 subdivision.
Finding Number 4 - Public Health and Safety
The design of the subdivision and type of improvements, as conditioned, are not
likely to cause serious public health problems, in that this issue was considered
in Specific Plan 83-002 (Amendment #4) in which no significant health or
safety impacts were identified for the proposed project.
Finding Number 5 - Suitability of Site
The design of the subdivision, or the proposed improvements, are not likely to
cause substantial environmental damage, or substantially, and unavoidably
injure fish or wildlife, or their habitat, in that SP 83-002 (Amendment #4)
prepared for Tract 29878 did not identify any significant impacts for this issue.
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; and
2. That it does hereby require compliance with Specific Plan 83-002 (Amendment
#4); and
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Planning Commission Resolution 2000-065
Tentative Tract 29878
September 12, 2000
3. The La Quinta Community Development Department has completed an
Addendum to the previously certified PGA West Environmental Impact Report
(EA 83-009; State Clearinghouse No. 83062922) pursuant to the Guidelines for
Implementation of the California Environmental Quality Act, Section 15164. No
changed circumstances or conditions exist which would require the preparation
of a subsequent EIR pursuant to Public Resources Code Section 21166; and
4. That it does recommend approval of Tentative Tract Map 29878 to the City
Council 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 this 12`h day of September, 2000, by the
following vote, to wit:
AYES: Commissioners Abels, Butler, Tyler, and Chairman Robbins.
NOES: Commissioner Kirk
ABSENT: None
ABSTAIN: None
< L=
S E ROB IN , Chairman
City of La Quinta, California
ATTEST:
RY 7RMAN, gommunity Development Director
of a Quinta, California
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PLANNING COMMISSION RESOLUTION 2000-065
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29878
KSL LAND HOLDINGS, INC.
SEPTEMBER 12, 2000
GENERAL
1. Upon their approval by the City Council, a memorandum noting that the City
Conditions of Approval for this 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. Tentative Tract Map 29878 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 Map shall expire in two years, unless extended pursuant to the requirements of
the City 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
• Coachella Valley 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.
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Resolution 2000-065
Tentative Tract Map 29878
September 12, 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. PUBLIC STREETS
1) None required
B. PRIVATE STREETS
1) Residential: 31-foot width. On -street parking is prohibited and provisions
shall be made for adequate off-street parking for residents and visitors. The
CC&R's shall contain language requiring the Homeowner's Association to
provide for ongoing enforcement of the restrictions.
2) Entry street: 45-foot width.
C. CULS DE SAC
11 Public or Private: Use Riverside County Standard 800 (symmetric) or 800A
(offset); Public - 45-foot radius, Private - 39.5-foot radius.
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Resolution 2000-065
Tentative Tract Map 29878
September 12, 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. PGA Blvd.: 20-feet
B. Avenue 54: 20-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.
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
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Resolution 2000-065
Tentative Tract Map 29878
September 12, 2000
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.
FINAL MAP(S) AND PARCEL MAP(S)
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.
"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.
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Resolution 2000-065
Tentative Tract Map 29878
September 12, 2000
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 construct additional improvements subject to
reimbursement by others, 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 a map or other development or building
permit, 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.
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.
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Tentative Tract Map 29878
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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.
GRADING
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. 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 and the previous condition are not entitlements 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.
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Resolution 2000-065
Tentative Tract Map 29878
September 12, 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 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 Ieachfield approved by the City
Engineer. The sand filter and Ieechfield shall be designed to contain surges of 3
gph/1,000 sq. ft. (of landscape area) and infiltrate 5 gpd/1,000 sq. ft.
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Tentative Tract Map 29878
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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.
43, If the applicant proposes discharge of stormwater directly or indirectly to 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.
44. 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
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.
STREET AND TRAFFIC IMPROVEMENTS
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.)
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Tentative Tract Map 29878
September 12, 2000
A. OFF -SITE STREETS
11 PGA Blvd. (Private Street):
a. Remove existing median break and left -turn pocket located northerly
of proposed project entry (Lot A) and reconstruct median island and
landscaping.
b. Remove existing curb returns located northerly of proposed project
entry (Lot A) and reconstruct curb and gutter. Construct 8-foot wide
sidewalk and perimeter landscaping.
2) Avenue 54 (Primary Arterial):
a. Remove existing median break and left -turn pocket located
approximately 600-feet easterly of the centerline of Jefferson
Street/PGA Blvd. and reconstruct median island and landscaping.
b. Remove existing curb returns located approximately 600-feet easterly
of the centerline of Jefferson Street/PGA Blvd. and reconstruct curb
and gutter. Construct 8-foot wide sidewalk and perimeter
landscaping.
B. PRIVATE STREETS
11 On -site streets: construct 28-foot wide full -width improvements (measured
from gutter flowline to gutter flowline) within the 31-foot right of way. All
on -site streets shall be constructed with "wedge" type curb design as
approved by the City Engineer.
2) All on -street parking is prohibited and the applicant shall be required to
provide for the perpetual enforcement of the restriction by the
Homeowners' Association.
C. CULS DE SAC
11 Use Riverside County Standard 800 (symmetric) or 800A (offset). Curb
flowline shall be have a 38-foot.
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.
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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.
52. Knuckle turns and corner cut -backs shall conform with Riverside County Standard
Drawings #801 and #805 respectively 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 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.
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.
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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.
57. General access points and turning movements of traffic are limited to the following:
A. PGA Blvd. - Main project entry, to be located approximately 1,000-feet southerly
of Avenue 54 and will be allow full turning movement. The gated entrance shall
be designed to include two incoming lanes and one exit lane with appropriate
vehicle stacking capacity, subject to final approval by the City Engineer.
B. Avenue 54 - Emergency access entry, to be located approximately 1,100 feet
west of the centerline of Jefferson Street. This point of entry will be restricted
to right -turn movements only.
LANDSCAPING AND PERIMETER WALL
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.
QUALITY ASSURANCE
61. The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
62. 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.
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Tentative Tract Map 29878
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63. 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.
64. 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
65. 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
66. 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.
67. The applicant shall pay a cash fee to the City in the amount of $355,000
($16,000/gross acre subdivided) to offset offsite improvement costs for improvements
installed by KSL that are a requirement of Specific Plan 83-002 and benefit all
developers in the specific plan area. A portion of the fee may be refunded if the actual
amount of the pro-rata share, based on actual construction costs, is confirmed to be
lower. The City will not release or distribute the reimbursement funds to KSL until the
actual construction costs have been confirmed and the pro-rata share formula has
been approved by the City.
68. 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.
FIRE DEPARTMENT
With respect to the conditions of approval for the above referenced land division, the Fire
Department (760-863-8886) recommends the following fire protection measures be
provided in accordance with La Quinta Municipal Code and/or Riverside County Fire
Department protection standards:
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Resolution 2000-065
Tentative Tract Map 29878
September 12, 2000
69. 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 will be
1,000 g.p.m. for a two-hour duration at 20 psi. Blue dot reflectors shall be mounted
in the middle of the streets directly in line with fire hydrants.
70. Prior to recordation of the final map, the applicant/developer shall furnish one blueline
copy of the water system plans to the Fire Department for review and approval. Plans
will conform to the fire hydrant types, location and spacing, and the system will meet
the fire flow requirements. Plans will be approved and signed 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."
71. 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.
72. 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.
73. 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.
74. Gate entrance and exit openings shall not be 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.
75. If public use type buildings are to be constructed, additional fire protection may be
required. Fire flows and hydrant locations will be stipulated when building plans are
reviewed by the Fire Department.
76. The minimum dimensions for fire apparatus access roads entering and exiting this
project shall have an unobstructed width of not less than 20 feet in each direction and
an unobstructed vertical clearance of not less than 13 feet 6 inches.
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Resolution 2000-065
Tentative Tract Map 29878
September 12, 2000
PS ECIAL
77. Letters from public agencies for this project shall become plan check requirements for
final map preparation.
78. Prior to issuance of a grading permit, the applicant shall provide calculations
consistent with Chapter 8.13 (Water Efficiency) of the Municipal Code.
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