PCRES 2001-088PLANNING COMMISSION RESOLUTION NO. 2001-088
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF A RESIDENTIAL
SUBDIVISION OF 97 SINGLE FAMILY AND OTHER STREET
AND COMMON LOTS ON 37.08 ACRES LOCATED AT THE
NORTHWEST CORNER OF AVENUE 58 AND MONROE
STREET
CASE: TENTATIVE TRACT MAP NO. 30092
APPLICANT: BARTON PROPERTIES
WHEREAS, the Planning Commission of the City of La Quinta, California did,
on the 121h day of June, 2001, hold a duly noticed Public Hearing to consider a request by
Barton Properties for Charles and Norma Fausel to create 97 single family and other
common lots on 37.08 acres located at the northwest corner of Avenue 58 and Monroe
Street, more particularly described as:
APN: 761-720-020
WHEREAS, the Tentative Tract Map has complied with the requirements of
"The Rules to Implement the California Environmental Quality Act of 1970" as amended
(Resolution 83-63), in that the Community Development Department has determined that
the proposed Map could not have a significant adverse impact on the environment
provided that recommended mitigation is required, and that a Mitigated Negative
Declaration of Environmental Impact (EA 2001-417) should be filed; and
WHEREAS, at the Public Hearing upon hearing and considering all testimony
and arguments of all interested persons desiring to be heard, said Planning Commission
did make the following mandatory findings to justify a recommendation to the City Council
for approval of said Tentative Tract Map:
The proposed Tentative Tract Map is consistent with the La Quinta General Plan,
in that the subdivision will result in the creation of oversized residential lots to be
developed in accordance with the existing Pre -Annexation Zoning and General Plan
designations as established. Project density is approximately 2.6 units per acre in
lieu of a maximum density of four units per acre.
2. The design and improvements for the Tentative Tract Map are consistent with the
PICAROLYN\ResoPC T30092Barton 58th.wpd - Greg 48-1-
Planning Commission Resolution No. 2001-088
TTM 30092, Barton Properties
June 12, 2001
Page 2
La Quinta General Plan, in that all proposed single family lots meet and exceed
minimum required dimensions and sizes requirements. The design of private streets
servicing the residential lots are consistent with standards as contained in the
General Plan Circulation Element.
3. The design of the Map, and its proposed improvements, are not likely to cause
substantial environmental damage, or substantially and unavoidable injure fish or
wildlife, or their habitat, in that the site is vacant and has been previously disturbed
by farming activity, to the degree that the site itself does not support any wildlife
species.
4. The design of the proposed subdivision map and related improvements are not likely
to cause serious public health problems, in that responsible agencies have reviewed
the project for these issues with no significant concerns identified. Necessary
infrastructure improvements for this project are readily accessible. The health,
safety and welfare of current and future residents can be assured based on the
recommended conditions, which serve to implement mitigation measures for the
project.
The design of, and type of improvements for, the Map will not conflict with
easements acquired by the public at large, for access through, or use of, property
within the subdivision, as the proposed subdivision has been reviewed for these
issues with no concerns identified. The Tract's design includes provisions for lot
access and utility and other public easements as determined necessary during
review of the proposal.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California as follows:
That the above recitations are true and correct and constitute the findings of said
Planning Commission in this case;
2. That it does hereby confirm the conclusion that Environmental Assessment 2001-
417 assessed the environmental concerns of this Map; and
P:\CAROLYN\ResoPC T30092Barton 58th.wpd - Greg 4&2-
Planning Commission Resolution No. 2001-088
TTM 30092, Barton Properties
June 12, 2001
Page 3
3. That it does hereby recommend approval of the above -described Tentative Tract
Map 30092, for the reasons set forth in this Resolution and subject to the attached
Conditions of Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta
Planning Commission, held on this 121" day of June, 2001, by the following vote, to wit:
AYES: Commissioners Abels, Butler, Kirk, Tyler, and Chairman Robbins
NOTES: None
ABSENT: None
ABSTAIN: None
STEVE ROBBINS, Chairman
City of La Quinta, California
ATTEST:
' HE AN, Community Development Director
La Q inta, California
P:\CAROLYN\ResoPC T30092Barton 58th.wpd - Greg 4&3-
PLANNING COMMISSION RESOLUTION NO. 2001-088
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP NO. 30092, BARTON PROPERTIES
JUNE 12, 2001
GENERAL
1. Tentative Tract Map No. 30092 shall comply with the requirements and
standards of §§66410-66499.58 of the California Government Code (the
Subdivision Map Act) and Title 13 of the La Quinta Municipal Code (LQMC)
unless otherwise modified by the following conditions.
2. This Map approval shall expire and become null and void within two years of
approval unless an extension of time is granted according to the requirements
of Section 13.12.150 of the Subdivision Ordinance.
3. Developer agrees to indemnify, defend and hold harmless the City of La Quinta
in the event of any legal claim or litigation arising out of the City's approval of
TTM 30092 and certification of EA No. 2001-417. The City of La Quinta shall
have the right to select its defense counsel in its sole discretion.
The City shall promptly notify the subdivider of any claim, action or proceeding
and shall cooperate fully in the defense.
4. Prior to the issuance of a grading permit or building permit for construction of
any building or use contemplated by this approval, the applicant shall obtain
permits and/or clearances from the following agencies and departments:
• 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 (Letters dated 2-26-01 and 3-30-01)
• Imperial Irrigation District (Letter dated 4-18-01)
• California Regional Water Quality Control Board (NPDES Permit)
• Verizon
• Time Warner Cable
• The Gas Company (Letter dated 3-22-01)
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. 30092 - 48 Greg T.; R6/1, Eng. 6-12 Page 1 of 15
Planning Commission Resolution No. 2001-088
Conditions of Approval - Adopted
TTM 30092, Barton Prop.
June 12, 2001
The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit. Projects disturbing five or more acres, or smaller
projects which are part of a larger project disturbing five or more acres require
a project -specific NPDES permit. The applicant shall submit a copy of the
CWQCB acknowledgment of the applicant's Notice of Intent (NOI) prior to
issuance of a grading or site construction permit. The applicant shall ensure
that the required Storm Water Pollution Protection Plan (SWPPP) is available for
inspection at the project site.
PROPERTY RIGHTS
5. 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.
6. 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.
7. Right of way dedications required of this development include:
A. PUBLIC STREETS
1) Avenue 58 (Primary Arterial) - 55-foot half of 1 10-foot right of
way.
2) Monroe Street (Primary Arterial) - 55-foot half of 110-foot right of
way.
B. PRIVATE STREETS
11 Main Entry: As required for final configuration of the private gated
entry as approved by the City Engineer.
Cond PC Tr. 30092 - 48 Greg T.; R6/1, Eng. 6-12 Page 2 of 15
Planning Commission Resolution No. 2001-088
Conditions of Approval - Adopted
TTM 30092, Barton Prop.
June 12, 2001
2) 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) with 39.5-foot radius, or larger.
8. Right of way geometry for knuckle turns and corner cutbacks shall conform
with Riverside County Standard Drawings #801 and #805 respectively unless
otherwise approved by the City Engineer.
9. 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.
10. 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.
11. 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.
12. 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. Avenue 58 (Primary Arterial) - 20-foot
B. Monroe Street (Primary Arterial) - 20-foot
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.
Cond PC Tr. 30092 - 48 Greg T.; R6/1, Eng. 6-12 Page 3 of 15
Planning Commission Resolution No. 2001-088
Conditions of Approval - Adopted
TTM 30092, Barton Prop.
June 12, 2001
13. 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.
14. 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.
15. 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.
16. 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
17. The applicant shall cause no easements to be granted or recorded over any
portion of this property between the date of approval of this tentative map by
the City Council and the date of recording of any final map(s) covering the same
portion of the property unless such easements are approved by the City
Engineer.
� � • �L1��I�1�e1:iJ�91
18. Prior to approval of a final map, the applicant shall furnish accurate AutoCad
files of the complete map, as approved by the City's map checker, on storage
media 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.
Cord PC Tr. 30092 - 48 Greg T.; R6/1, Eng. 6-12 Page 4 of 15
Planning Commission Resolution No. 2001-088
Conditions of Approval - Adopted
TTM 30092, Barton Prop.
June 12,2001
19. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and landscape architects, as appropriate. Plans shall be
submitted on 24" x 36" media in the categories of "Rough Grading," "Precise
Grading," "Streets & Drainage," and "Landscaping." Precise grading plans shall
have signature blocks for Community Development Director and the Building
Official. All other plans shall have signature blocks for the City Engineer.
Plans are not approved for construction until they are signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike
paths, entry drives, gates, and parking lots. "Landscaping" plans shall normally
include irrigation improvements, landscape lighting and entry monuments.
"Precise Grading" plans shall normally include perimeter walls.
Plans for improvements not listed above shall be in formats approved by the
City Engineer.
20. The City may maintain standard plans, details and/or construction notes for
elements of construction. For a fee established by City resolution, the applicant
may acquire standard plan and/or detail sheets from the City.
21. When final plans are approved by the City, the applicant shall furnish accurate
AutoCad files of the complete, approved plans on storage media acceptable to
the City Engineer. The files shall utilize standard AutoCad menu items so they
may be fully retrieved into a basic AutoCad program. At the completion of
construction and prior to final acceptance of improvements, the applicant shall
update the files to reflect as -constructed conditions.
If the plans were not produced in AutoCad or a file format which can be
converted to AutoCad, the City Engineer may accept raster -image files of the
plans.
GRADING
22. Prior to issuance of a grading permit, the applicant shall furnish written
acknowledgment from CWQCB of receipt of applicants Notice of Intent (N01).
23. 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.
Cond PC Tr. 30092 - 48 Greg T.; R6/1, Eng. 6-12 Page 5 of 15
Planning Commission Resolution No. 2001-088
Conditions of Approval - Adopted
TTM 30092, Barton Prop.
June 12, 2001
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.
24. 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.
25. 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.
26. 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.
27. 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.
28. 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.
IMPROVEMENT AGREEMENT
29. 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
Cond PC Tr. 30092 - 48 Greg T.; R6/1, Eng. 6-12 Page 6 of 15
Planning Commission Resolution No. 2001-088
Conditions of Approval - Adopted
TTM 30092, Barton Prop.
June 12, 2001
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.
30. 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.
31. 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.
32. 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.
Cond PC Tr. 30092 - 48 Greg T.; R6/1, Eng. 6-12 Page 7 of 15
Planning Commission Resolution No. 2001-088
Conditions of Approval - Adopted
TTM 30092, Barton Prop.
June 12, 2001
33. 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.
DRAINAGE
34. Applicant shall prepare a Storm Water Pollution Prevention Plan as required by
the State NPDES General Construction Permit.
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 2.5 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
five 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 leachfield shall be designed to contain
surges of 3 gph/1,000 sq. ft. (of landscape area) and infiltrate 5 gpd/1,000 sq.
ft.
Cond PC Tr. 30092 - 48 Greg T.; R6/1, Eng. 6-12 Page 8 of 15
Planning Commission Resolution No. 2001-088
Conditions of Approval - Adopted
TTM 30092, Barton Prop.
June 12, 2001
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&R's 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 aboveground 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, unless otherwise allowed by
General Plan Amendment 2000-073. 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.
Cond PC Tr- 30092 - 48 Greg T.; R6/1, Eng. 6-12 Page 9 of 15
Planning Commission Resolution No. 2001-088
Conditions of Approval - Adopted
TTM 30092, Barton Prop.
June 12, 2001
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.)
A. OFF -SITE STREETS
11 Avenue 58 (Primary Arterial) - Construct 43-foot half of 86-foot
improvement (measured curb face to curb face) plus 6-foot
meandering sidewalk. Applicant shall construct a landscaped half
median, unless otherwise determined by the City Engineer.
2) Monroe Street (Primary Arterial) - Construct 43-foot half of 86-
foot improvement (measured curb face to curb face) plus 6-foot
meandering sidewalk. Applicant shall construct a landscaped half
median, unless otherwise determined by the City Engineer.
3) Developer shall enter into a secured agreement for the deferred
installation of a traffic signal at the main entrance off Avenue 58
at such time that signal warrants are met. Developer shall pay its
fair share based on an "after the fact" traffic study. Developer
may assign secured agreement to the HOA. Signalized
intersection costs to be divided based on percentages of use to
the participating developments.
B. PRIVATE STREETS
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
Use Riverside County Standard 800 (symmetric) or 800A (offset) with
38-foot curb radius.
Cond PC Tr. 30092 - 48 Greg T.; R6/1, Eng. 6-12 Page 10 of 15
Planning Commission Resolution No. 2001-088
Conditions of Approval - Adopted
TTM 30092, Barton Prop.
June 12, 2001
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.
52. Knuckle turns and corner cutbacks 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
Collector
Secondary Arterial
Primary Arterial
Major Arterial
3.0" a.c./4.50" c.a.b.
4.0"/5.00"
4.0"/6.00"
4.5"/6.00"
5.5"/6.50"
Cond PC Tr. 30092 - 48 Greg T.; R6/1, Eng. 6-12 Page 11 of 15
Planning Commission Resolution No. 2001-088
Conditions of Approval - Adopted
TTM 30092, Barton Prop.
June 12, 2001
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.
57. General access points and turning movements of traffic are limited to the
following:
A. Avenue 58 (Primary Arterial) - No turning restriction.
B. Emergency Access on Monroe Street - No public access allowed; left
turns are restricted.
LANDSCAPING
58. Landscape and irrigation plans for landscaped lots, landscape setback areas and
medians shall be prepared by a landscape architect and be prepared based on
the water conservation measures in Chapter 8.13 of the Municipal Code.
Landscape and irrigation plans shall be approved by the Community
Development Department. The plans are not approved for construction until
they have been approved and signed by the Coachella Valley Water District and
the Riverside County Agricultural Commissioner.
59. The applicant shall provide landscaping in required setbacks, retention basins,
common lots, and park areas.
60. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
Cond PC Tr. 30092 - 48 Greg T.; R6/1, Eng. 6-12 Page 12 of 15
Planning Commission Resolution No. 2001-088
Conditions of Approval - Adopted
TTM 30092, Barton Prop.
June 12, 2001
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.
61. 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.
62. The developer and subsequent property owner shall continuously maintain all
required landscaping in a healthy and viable condition as required by Section
9.60.240 (E3) of the Zoning Ordinance.
PUBLIC SERVICES
63. The applicant shall provide public transit improvements as required by Sunline
Transit and approved by the City Engineer.
QUALITY ASSURANCE
64. The applicant shall employ construction quality -assurance measures which meet
the approval of the City Engineer.
65. 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.
66. 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.
67. 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
Cond PC Tr. 30092 - 48 Greg T.; R6/1, Eng. 6-12 Page 13 of 15
Planning Commission Resolution No. 2001-088
Conditions of Approval - Adopted
TTM 30092, Barton Prop.
June 12, 2001
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
68. 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
69. 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.
70. Prior to approval of a final map or completion of any approval process for
modification of boundaries of the property or lots subject to these conditions,
the applicant shall process a reapportionment of any bonded assessment(s)
against the property and pay the cost of the reapportionment.
71. The developer shall pay school mitigation fees to the Coachella Valley Unified
School District based on their requirements. Fees shall be paid prior to building
permit issuance by the City.
72. Provisions shall be made to comply with the terms and requirements of the
City's adopted Infrastructure Fee program in effect at the time of issuance of
building permits.
FIRE DEPARTMENT
73. Approved standard fire hydrants, located at each street intersection and spaced
not more than 330 feet apart with no portion of any lot frontage more than 165
feet from a hydrant. Minimum fire flow shall be 1,000 g.p.m. for a 2-hour
duration at 20 psi.
74. Blue dot reflectors shall be mounted in the middle of streets directly in line with
fire hydrants.
Cond PC Tr. 30092 - 48 Greg T.; R6/1, Eng. 6-12 Page 14 of 15
Planning Commission Resolution No. 2001-088
Conditions of Approval - Adopted
TTM 30092, Barton Prop.
June 12, 2001
75. Gates entrances shall be at least two feet wider than the width of the travel
lanes. Any gate providing access from a road to a driveway shall be located at
least 35' setback from the roadway and shall open to allow a vehicle to stop
without obstructing traffic on the road. Where one way road with a single
traffic lane provides access to a gate entrance, a 40 foot turning radius shall be
used.
76. Gates, if any, shall be equipped with a rapid entry system (KNOX). Plans shall
be submitted to the Fire Department for approval prior to installation. Gate pins
shall be rated with a shear pin force, not to exceed 30 pounds. Gates activated
by the rapid entry system shall remain open until closed by the rapid entry
system.
77. The required water system, including fire hydrants, shall be installed and
accepted by the appropriate water agency prior to any combustible building
materials being placed on an individual lot.
78. The applicant or developer shall prepare and submit to the Fire Department for
approval, a site plan designating required fire lanes with appropriate lane
painting and/or signs.
MISCELLANEOUS
79. All public agency letters received for this case are made part of the case file
documents for plan checking purposes.
80. The Covenants, Conditions and Restrictions for the Tract shall be approved by
the City Attorney prior to approval of the final map by the City Council.
81. Privacy walls fronting onto Avenue 58 and Monroe Street shall either meander
(i.e.,minimum 5' undulation) or include minimum three foot offsets every second
lot. Perimeter tract improvements (conceptual plans) shall be approved by the
Planning Commission, including landscaping and decorative screen walls.
82. Bureau of Reclamation easements that traverse the project site shall be
disclosed on the final map.
83. No permanent improvements may be constructed within the 50-foot easement
area of the Avenue 58 agricultural drain or the 10-foot easement area of lateral
123.45-0.75 without the written consent of the Coachella Valley Water
District.
84. Revise the Tract Map exhibit map to reflect the Geotechnical Investigation
Report regarding liquefaction.
Cord PC Tr. 30092 - 48 Greg T.; R6/1, Eng. 6-12 Page 15 of 15