PCRES 2002-027PLANNING COMMISSION RESOLUTION 2002-027
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
APPROVING A SUBDIVISION OF 62.10 ACRES INTO
18 COMMERCIAL LOTS, AND TWO LETTERED LOTS
CASE NO.: TENTATIVE PARCEL MAP 30420
STAMKO DEVELOPMENT CO.
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 26th day of February, 2002, hold a duly noticed Public Hearing to consider
the request of Stamko Development Co. for approval of a Tentative Parcel Map to
create 18 commercial lots and two miscellaneous lots on 62.10 acres in the Regional
Commercial zone, located immediately south of State Highway 1 1 1, east of Adams
Street, approximately 300 feet west of Dune Palms Road and approximately 1,850
feet north of Avenue 48 and more particularly described as follows:
APNS 649-030-057 thru 063
WHEREAS, said Addendum has complied with the requirements of the
California Environmental Quality Act and "The Rules to Implement the California
Environmental Quality Act of 1970" (as amended; Resolution 83-68 adopted by the
La Quinta City Council) in that the Community Development Department has
determined that although proposed could have a significant effect on the environment,
there will not be a significant effect in this case because all potentially significant
effects have been analyzed adequately in the earlier EIR and SEIR pursuant to
applicable standards and have been avoided or mitigated pursuant to the earlier EIR
and SEIR, including revisions or mitigation measures that are imposed upon the
proposed project and/or were made a part of the Addendum and/or included in the
Conditions of Approval; 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 of approval to justify
a recommendation for approval of said Tentative Tract Map:
1 . The proposed map is consistent with the General Plan in that with the lots will
be used for commercial uses which conforms with the General Plan and its
Elements provided the recommended Conditions of Approval are imposed.
2. The design and proposed improvements of the proposed map is consistent with
the General Plan and applicable specific plans (Zoning Code) in that the
development and improvements of the lots will comply with applicable
P:\J E RRY\STAM KO -RE SO-TPMAP. wpd
Planning Commission Resolution 2002-027
Tentative Tract Map 30420
Stamko Development
Adopted: February 26, 2002
development standards regarding, density, grading, access, streets, lot sizes
and widths, etc., provided the recommended Conditions of Approval are
imposed.
3. The design of the subdivision and proposed improvements are not likely to
cause environmental damage or substantially and avoidably injure fish, or
wildlife, or cause serious public health problems since the project is surrounded
by development, or other urban improvements.
4. The design of the proposed map or types of improvements are not likely to
cause serious public health problems because the development of the land will
require compliance with all health related requirements including traffic calming
techniques (i.e. stop signs, chokers, etc.), and provisions for sewers and water.
5. The design of the proposed map will not conflict with easements acquired by
the public at large, for access through, or use of, property within the proposed
Map since none presently exist and new easements as needed will be provided
and recorded.
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 recommend approval of Tentative Parcel Map 30420 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 26T" day of February, 2002, by the
following vote, to wit:
AYES: Commissioners Butler, Kirk, Robbins, Tyler, and Chairman Abels
NOES: None
ABSENT: None
ABSTAIN: None
P:\JERRY\STAMKO-RESO-TPMAP.wpd
Planning Commission Resolution 2002-027
Tentative Tract Map 30420
Stamko Development
Adopted: February 26, 2002
ABELS, Chairman
Quinta, California
ATTEST:
munity Development Director
of La Quinta, California
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PLANNING COMMISSION RESOLUTION 2002-027
TENTATIVE PARCEL MAP 30420
STAMKO DEVELOPMENT CO.
CONDITIONS OF APPROVAL
ADOPTED: FEBRUARY 26, 2002
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta ("City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Tentative
Parcel Map, or any Parcel Map recorded thereunder. The City shall have sole
discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
2. This Tentative Parcel Map, and any Parcel Map recorded thereunder, shall comply
with the requirements and standards of Government Code § § 66410 through
66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta
Municipal Code ("LQMC").
The City of La Quinta's Municipal Code can be accessed on the City's Web Site
at: www://la-quinta.org.
3. Prior to the issuance of any grading, construction, or building permit by the City,
the applicant shall obtain the necessary clearances and/or permits from the
following 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)
• SunLine Transit Agency
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
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PLANNING COMMISSION RESOLUTION 2002-027
TENTATIVE PARCEL MAP 30420
STAMKO DEVELOPMENT CO.
CONDITIONS OF APPROVAL
ADOPTED: FEBRUARY 26, 2002
4. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water),
LQMC; Riverside County Ordinance No. 457; and the State Water Resources
Control Board's Order No. 99-08-DWQ .
A. For construction activities including clearing, grading or excavation of land
that disturbs five (5) acres or more of land, or that disturbs less than five
(5) acres of land, but which is a part of a construction project that
encompasses more than five (5) acres of land, the Permitee shall be
required to submit a Storm Water Pollution Protection Plan ("SWPPP").
B. The applicant's SWPPP shall be approved by the City Engineer prior to any
on or off -site grading being done in relation to this project.
C. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including acceptance
of all improvements by the City.
D. The applicant's SWPPP shall include provisions for all of the following Best
Management Practices ("BMPs") (8.70.020 (Definitions), LQMC):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
E. All of applicant's erosion and sediment control BMPs shall be approved by
the City Engineer prior to any on or off site grading being done in relation
to this project.
F. All approved project BMPs shall be maintained in their proper working order
throughout the course of construction, and until all improvements have
been accepted by the City.
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PLANNING COMMISSION RESOLUTION 2002-027
TENTATIVE PARCEL MAP 30420
STAMKO DEVELOPMENT CO.
CONDITIONS OF APPROVAL
ADOPTED: FEBRUARY 26, 2002
5. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at the
time of issuance of building permit(s).
FIRE DEPARTMENT
6. Approved Super fire hydrants at every intersection and spaced every 330 feet
along the street, and also they shall be located not less than 25' or more than
165' from any portion of the buildings as measured along approved vehicular
travel ways.
7. Blue retro-reflective pavement markers shall be placed in the street 8 inches from
centerline to the side that the fire hydrant is on, to identify fire hydrant locations.
8. The required water system including fire hydrants shall be installed and accepted
by the appropriate water agency prior to any combustible building material being
placed on an individual lot.
9. City of La Quinta ordinance requires all commercial buildings 5,000 sq. ft. or
larger to be fully sprinkled. NFPA 13 standard. Sprinkler plans will need to be
submitted to the fire department for review.
10. Install Knox Key Lock box on each commercial building. Contact the fire
department for an application.
11 . Install portable fire extinguishers as required by the California Fire Code.
12. Minimum fire flow 2500 GPM, with an actual flow from any one hydrant
connected to any given water main of 1500 GPM for 2-hours at 20 PSI reidual.
13. Building plans shall be submitted to the fire Department for plan review to run
concurrent with the City plan check.
14. Any operation that produces grease -laden vapors will require a hood/duct system
for fire protection. ( Restaurants, drive-thru's, etc.)
15. The applicant or developer shall prepare and submit to the Fire Department for
approval, a site plan designation required fire lanes with appropriate lane painting
and/ or signs.
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PLANNING COMMISSION RESOLUTION 2002-027
TENTATIVE PARCEL MAP 30420
STAMKO DEVELOPMENT CO.
CONDITIONS OF APPROVAL
ADOPTED: FEBRUARY 26, 2002
PROPERTY RIGHTS
16. Prior to issuance of any permit(s), the applicant shall acquire or confer easements
and other property rights necessary for the 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.
17. The applicant shall offer for dedication on the Parcel Map all public street right-of-
ways in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and/or as required by the City Engineer.
18. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
11 State Route 1 1 1 (S.R. 1 1 1) - (Major Arterial) - 70 foot half right of
way or additional right of way if required by Caltrans for the design of
the approved construction and access plans for this parcel map. If
required by Caltrans, acquire and deed additional right of way as
necessary for widening of the median and resulting northward shift of
the north side of the highway.
2) La Quinta Centre Drive - (Collector Street) - 60 feet of right of way as
required by the approved Specific Plan No. 97-029.
3) Auto Centre Way South - (Collector Street) - 74 feet of total right of
way as required by the approved Specific Plan No. 97-029.
19. Right-of-way geometry for standard knuckles and property line corner cut -backs
at curb returns shall conform to Riverside County Standard Drawings #801, and
#805, respectively, unless otherwise approved by the City Engineer.
20. 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 and as may be required by Caltrans and SunLine Transit
Agency.
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PLANNING COMMISSION RESOLUTION 2002-027
TENTATIVE PARCEL MAP 30420
STAMKO DEVELOPMENT CO.
CONDITIONS OF APPROVAL
ADOPTED: FEBRUARY 26, 2002
21. When the City Engineer determines that access rights to the proposed street
right-of-ways shown on the approved Tentative Parcel Map are necessary prior
to approval of the Parcel Map dedicating such right-of-ways, the applicant shall
grant the necessary right-of-ways within 60 days of a written request by the
City.
22. The applicant shall offer for dedication on the Parcel Map a ten -foot wide public
utility easement contiguous with, and along both sides of La Quinta Centre Drive
and Auto Centre Way South. Such easement may be reduced to five feet in
width with the express written approval of IID.
23. The applicant shall create perimeter landscaping setbacks along all public right-of-
ways as follows:
A. S.R. 111 - Fifty (50) Feet from the R/W-P/L.
B. Interior Public Streets - As required by the General Plan and City Code
unless otherwise approved in the Specific Plan No. 97-029 for this
development.
The setback requirements shall apply to all frontages 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 offer for dedication blanket easements for those purposes on
the Parcel Map.
24. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins, mailbox
clusters, park lands, and common areas on the Parcel Map.
25. The applicant shall vacate all abutter's right -of -access to public streets and
properties from all frontages along such public streets and properties, excepting
those access points shown on the Parcel Map.
26. The applicant shall furnish proof of easements, or written permission, as
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, permanent slopes, or other encroachments will occur.
27. When an applicant proposes the vacation, or abandonment, of any existing right-
of-way, or access easement, which will diminish the access rights to any
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PLANNING COMMISSION RESOLUTION 2002-027
TENTATIVE PARCEL MAP 30420
STAMKO DEVELOPMENT CO.
CONDITIONS OF APPROVAL
ADOPTED: FEBRUARY 26, 2002
properties owned by others, the applicant shall provide an alternate right-of-way
or access easement, to those properties, or notarized letters of consent from the
affected property owners.
28. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property between the date of approval of the Tentative
Parcel Map and the date of recording of any Parcel Map, unless such easement
is approved by the City Engineer.
PARCEL MAPS
29. Prior to the City's approval of a Parcel Map, the applicant shall furnish accurate
AutoCAD files of the Parcel Map that was approved by the City's map checker
on a storage media acceptable to the City Engineer. Such files shall be in a
standard AutoCAD format so as to be fully retrievable into a basic AutoCAD
program.
Where a Parcel Map was not produced in an AutoCAD format, or produced in a
file that can be converted to an AutoCAD format, the City Engineer will accept
a raster -image file of such Parcel 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.
30. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shall comply with the
provisions of Section 13.24.040 (Improvement Plans), LQMC.
31. The following improvement plans shall be prepared and submitted for review and
approval by the City. A separate set of plans for each line item specified below
shall be prepared. The plans shall utilize the minimum scale specified, unless
otherwise authorized by the City Engineer in writing. Plans may be prepared at
a larger scale if additional detail or plan clarity is desired. Note, the applicant
may be required to prepare other improvement plans not listed here pursuant to
improvements required by other agencies and utility purveyors.
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PLANNING COMMISSION RESOLUTION 2002-027
TENTATIVE PARCEL MAP 30420
STAMKO DEVELOPMENT CO.
CONDITIONS OF APPROVAL
ADOPTED: FEBRUARY 26, 2002
A. Public Street Plans: 1 " = 40' Horizontal, 1 " = 4' Vertical
The street improvement plans shall include permanent traffic control and
separate plan sheet(s) (drawn at 20 scale) that show the meandering
sidewalk, mounding, and berming design in the combined parkway and
landscape setback area.
B. State Route 111: As Required by Caltrans, including metric or dual units if
required.
C. Off -Site Street Median Landscape Plan: 1 " = 20'
D. Perimeter Landscape Plan: 1 " = 20'
E. On -Site Rough Grading Plan: 1 " = 40' Horizontal
F. On -Site Precise Grading Plan: 1 " = 30' Horizontal
Other engineered improvement plans prepared for City approval that are not listed
above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show
all existing improvements for a distance of at least 200-feet beyond the project
limits, or a distance sufficient to show any required design transitions.
"Rough Grading" plans shall normally include perimeter walls with Top Of Wall
& Top Of Footing elevations shown. All footings shall have a minimum of 1-foot
of cover, or sufficient cover to clear any adjacent obstructions.
In addition to the normal set of improvement plans, a "Site Development" plan
and a "Site Utility" plan are required to be submitted for approval by the Building
Official and the City Engineer.
"Site Development" plans shall normally include all on -site surface improvements
including but not necessarily limited to finish grades for curbs & gutters, building
floor elevations, parking lot improvements and ADA requirements.
"Site Utility" plans shall normally include all sub -surface improvements including
but not necessarily limited to sewer lines, water lines, fire protection and storm
drainage systems. The "Site Utility" plan shall have signature blocks for the
Building Official and the City Engineer.
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PLANNING COMMISSION RESOLUTION 2002-027
TENTATIVE PARCEL MAP 30420
STAMKO DEVELOPMENT CO.
CONDITIONS OF APPROVAL
ADOPTED: FEBRUARY 26, 2002
32. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction. For a fee, established by City Resolution, the applicant
may purchase such standard plans, detail sheets and/or construction notes from
the City.
33. The applicant shall furnish a complete set of the AutoCAD files of all approved
improvement plans on a storage media acceptable to the City Engineer. The files
shall be saved in a standard AutoCAD format so they may be fully retrievable
through a basic AutoCAD program.
At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the AutoCAD files in order
to reflect the as -built conditions.
Where the improvement plans were not produced in a standard AutoCAD format,
or a file format that can be converted to an AutoCAD format, the City Engineer
will accept raster -image files of the plans.
IMPROVEMENT SECURITY AGREEMENTS
34. Prior to the conditional approval of any Parcel Map, or the issuance of any
permit(s), the applicant shall construct all on and off -site improvements and
satisfy its obligations for same, or shall furnish a fully secured and executed
Subdivision Improvement Agreement ("SIA") guaranteeing the construction of
such improvements and the satisfaction of its obligations for same, or shall agree
to any combination thereof, as may be required by the City.
35. Any Subdivision Improvement Agreement ("SIA") entered into by and between
the applicant and the City of La Quinta, for the purpose of guaranteeing the
completion of any improvements related to this Tentative Parcel Map, shall
comply with the provisions of Chapter 13.28 (Improvement Security), LQMC.
36. Improvements to be made, or agreed to be made, shall include the removal of any
existing structures or other obstructions which are not a part of the proposed
improvements; and shall provide for the setting of the final survey
monumentation.
37. When improvements are phased through a "Phasing Plan," or an administrative
approval (e.g., Site Development Permits), all off -site improvements and common
on -site improvements (e.g., backbone utilities, retention basins, perimeter walls,
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PLANNING COMMISSION RESOLUTION 2002-027
TENTATIVE PARCEL MAP 30420
STAMKO DEVELOPMENT CO.
CONDITIONS OF APPROVAL
ADOPTED: FEBRUARY 26, 2002
landscaping and gates) shall be constructed, or secured through a SIA, prior to
the issuance of any permits in the first phase of the development, or as
otherwise approved by the City Engineer.
Improvements and obligations required of each subsequent phase shall either be
completed, or secured through a SIA, prior to the occupancy of permanent
buildings within such latter phase, or as otherwise approved by the City Engineer.
In the event the applicant fails to construct the improvements for the
development, or fails to satisfy its obligations for the development in a timely
manner, pursuant to the approved phasing plan, the City shall have the right to
halt issuance of all permits, and/or final inspections, withhold other approvals
related to the development of the project, or call upon the surety to complete the
improvements.
38. Depending on the timing of the development of this Tentative Parcel Map, and
the status of the off -site improvements at the time, the applicant may be required
to: (1) construct certain off -site improvements, (2) construct additional off -site
improvements, subject to the reimbursement of its costs by others, (3) reimburse
others for those improvements previously constructed that are considered to be
an obligation of this tentative parcel map, (4) secure the costs for future
improvements that are to be made by others, or (5) to agree to any combination
of these means, as the City may require.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Parcel
Map, or the issuance of any permit related thereto, reimburse the City for the
costs of such improvements.
39. When improvements are to be secured through a SIA, and prior to any conditional
approval of the Parcel Map by the City Council, the applicant shall submit
detailed construction cost estimates for all proposed on -site and off -site
improvements, including an estimate for the final survey monumentation, for
checking and approval by the City Engineer. Such estimates shall conform to the
unit cost schedule adopted by City resolution, or ordinance.
For items not listed in the City's unit cost schedule, the proposed unit costs shall
be approved by the City Engineer.
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PLANNING COMMISSION RESOLUTION 2002-027
TENTATIVE PARCEL MAP 30420
STAMKO DEVELOPMENT CO.
CONDITIONS OF APPROVAL
ADOPTED: FEBRUARY 26, 2002
At the time the applicant submits its detailed construction cost estimates for
conditional approval of the Parcel Map by the City Council, the applicant shall
also submit one copy each of an 8-1 /2" x 11 " reduction of each page of the
Parcel Map, along with a copy of an 8-1 /2" x 11 " Vicinity Map.
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies and submitted to the City along with the applicant's
detailed cost estimates.
Security will not be required for telephone, natural gas, or Cable T.V.
improvements.
40. Should the applicant fail to construct the improvements for the development, or
fail to satisfy its obligations for the development in a timely manner, the City
shall have the right to halt issuance of building permits, and/or final building
inspections, withhold other approvals related to the development of the project,
or call upon the surety to complete the improvements.
GRADING
41. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
42. Prior to occupancy of the project site for any construction, or other purposes, the
applicant shall obtain a grading permit approved by the City Engineer.
43. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a qualified engineer or architect,
B. A preliminary geotechnical ("soils") report prepared by a qualified engineer,
and
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
(Fugitive Dust Control), LQMC.
All grading shall conform to the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by a soils engineer, or by
an engineering geologist.
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PLANNING COMMISSION RESOLUTION 2002-027
TENTATIVE PARCEL MAP 30420
STAMKO DEVELOPMENT CO.
CONDITIONS OF APPROVAL
ADOPTED: FEBRUARY 26, 2002
A statement shall appear on the Parcel Map that a soils report has been prepared
in accordance with the California Health & Safety Code § 17953.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust
Control Plan provisions as submitted with its application for a grading permit.
44. The applicant shall maintain all open graded, undeveloped land in order to prevent
wind and/or water erosion of such land. All open graded, undeveloped land shall
either be planted with interim landscaping, or stabilized with such other erosion
control measures, as were approved in the Fugitive Dust Control Plan.
45. 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.
46. Building pad elevations of perimeter lots shall not differ by more that one foot
from the building pads in adjacent developments.
47. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development.
Building pad elevations on contiguous interior lots shall not differ by more than
three feet except for lots that do not share a common street frontage, where the
differential shall not exceed five feet.
Where compliance within the above stated limits is impractical, the City may
consider alternatives that are shown to minimize safety concerns, maintenance
difficulties and neighboring -owner dissatisfaction with the grade differential.
48. Prior to any site grading or regrading that will raise or lower any portion of the
site by more than plus or minus three tenths of a foot from the elevations shown
on the approved Tentative Parcel Map, the applicant shall submit the proposed
grading changes to the City Staff for a substantial conformance finding review.
49. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or
surveyor.
Each pad certification shall list the pad elevation as shown on the approved
grading plan, the actual pad elevation and the difference between the two, if any.
Such pad certification shall also list the relative compaction of the pad soil. The
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PLANNING COMMISSION RESOLUTION 2002-027
TENTATIVE PARCEL MAP 30420
STAMKO DEVELOPMENT CO.
CONDITIONS OF APPROVAL
ADOPTED: FEBRUARY 26, 2002
data shall be organized by lot number, and listed cumulatively if submitted at
different times.
DRAINAGE
50. The applicant shall comply with the provisions of Section 13.24.120 (Drainage),
LQMC, Engineering Bulletin No. 97.03. More specifically, stormwater falling on
site during the 100 year 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. The design storm shall be
either the 3 hour, 6 hour or 24 hour event producing the greatest total run off.
51. Stormwater shall normally be retained in common retention basin(s) as shown on
the Tentative Parcel Map. Individual lot basins or other retention concepts may
be approved by the City Engineer for lots 2 '/2 acres in size or larger or where the
use of common retention is determined by the City Engineer to be impracticable.
If individual lot retention is approved, the applicant shall meet all individual lot
retention provisions of Chapter 13.24, LQMC.
52. In design of retention facilities, the maximum percolation rate shall be two inches
per hour. The percolation rate will be considered to be zero unless the applicant
provides site specific data indicating otherwise.
53. Nuisance water shall be retained on site by an approved system.
54. The project shall be designed to accommodate purging and blowoff water
(through underground piping and/or retention facilities) 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.
55. No fence or wall shall be constructed around any retention basin unless approved
by the Community Development Director and the City Engineer.
56. For on -site common retention basins, retention depth shall not exceed six feet
and side slopes shall not exceed 3:1 . For retention basins on individual lots,
retention depth shall not exceed two feet.
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PLANNING COMMISSION RESOLUTION 2002-027
TENTATIVE PARCEL MAP 30420
STAMKO DEVELOPMENT CO.
CONDITIONS OF APPROVAL
ADOPTED: FEBRUARY 26, 2002
57. Stormwater may not be retained in landscaped parkways or landscaped setback
lots along State Route 111. Only incidental storm water (precipitation which
directly falls onto the setback) will be permitted to be retained in the landscape
setback areas. The perimeter setback and parkway areas in the street right-of-
way shall be shaped with berms and mounds, pursuant to Section
9.100.040(B)(7), LQMC.
58. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
59. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow and into
the historic drainage relief route.
Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
UTILITIES
60. The applicant shall comply with the provisions of Section 13.24.110 (Utilities),
LQMC.
61. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within any right-of-way, and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electric vaults, water valves,
and telephone stands, to ensure optimum placement for practical and aesthetic
purposes.
62. Existing overhead utility lines within, or adjacent to the proposed development,
and all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles are
exempt from the requirement to be placed underground.
63. Underground 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 all utility trench compaction for
approval by the City Engineer.
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PLANNING COMMISSION RESOLUTION 2002-027
TENTATIVE PARCEL MAP 30420
STAMKO DEVELOPMENT CO.
CONDITIONS OF APPROVAL
ADOPTED: FEBRUARY 26, 2002
STREET AND TRAFFIC IMPROVEMENTS
64. The applicant shall comply with the provisions of Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For
Individual Properties And Development), LQMC for public streets; and Section
13.24.080 (Street Design - Private Streets), where private streets are proposed.
65. Streets shall have vertical curbs or other approved curb configurations that will
convey water without ponding, and provide lateral containment of dust and
residue during street sweeping operations. Unused curb cuts on any lot shall be
restored to standard curb height prior to final inspection of permanent building(s)
on the lot.
66. The applicant shall construct the following street improvements to conform with
the General Plan street type noted in parentheses.
A. OFF -SITE STREETS
1) S.R. 111 from the east side of La Quinta Centre Drive to the easterly
project boundary (Major Arterial) - Construct applicant's half of a 116
foot (curb face to curb face) street improvements. Construct a 28
foot wide raised landscaped median, and widen the north half as
required for the widened section.
Street widening improvements shall include all appurtenant
components such as, but not limited to, curb, gutter, traffic control
striping, legends, and signs, except for street lights. Other significant
new improvements required for installation in, or adjacent, to the
subject right of way include:
(a) 8-foot wide meandering sidewalk.
(b) 28-foot wide landscaped median.
(Developer is required to pay for 50% of the landscape median
improvements at their own expense pursuant to Specific Plan 97-
029. The remaining 50% of the landscape median improvements
will be reimbursed from the City's Development Impact Fee fund
in accordance with policies established for that program.)
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PLANNING COMMISSION RESOLUTION 2002-027
TENTATIVE PARCEL MAP 30420
STAMKO DEVELOPMENT CO.
CONDITIONS OF APPROVAL
ADOPTED: FEBRUARY 26, 2002
(c) Main entry streets, bus turnouts, acceleration/deceleration lanes,
and/or other features contained in the approved construction
plans may warrant additional street widths or other measures as
determined by the City Engineer, Caltrans or SunLine Transit
Agency.
B. LA QUINTA CENTRE DRIVE
11 Construct 40 foot curb to curb full width improvements as
shown on the Tentative Map and approved in Specific Plan
No.97-029.
C. AUTO CENTRE WAY SOUTH
1) Construct 54 foot curb to curb full width improvements as
shown on the Tentative Map and approved in Specific Plan No.
97-029,
67. The applicant shall design street pavement sections using CalTrans' design
procedure for 20-year life pavement, and the site -specific data for soil strength
and anticipated traffic loading (including construction traffic). Minimum
structural sections shall be as follows:
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"
or the approved equivalents of alternate materials.
68. General access points and turning movements of traffic are limited to the
following:
A. Primary Entry (La Quinta Centre Drive at Highway 1 1 1): Existing signalized
intersection with full turning movements.
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PLANNING COMMISSION RESOLUTION 2002-027
TENTATIVE PARCEL MAP 30420
STAMKO DEVELOPMENT CO.
CONDITIONS OF APPROVAL
ADOPTED: FEBRUARY 26, 2002
B. Secondary Entry (Highway 111 between La Quinta Centre Drive and the
easterly project boundary):
1. Approximately 300' easterly of La Quinta Centre Drive: Right in only
driveway. This access shall be designed and constructed to have a
20-foot wide access with appropriate signage.
2. Approximately 600' easterly of La Quinta Centre Drive: Right in/right
out driveway.
The proposed driveway(s) on S.R. 111 shall require Caltrans approval.
C. Secondary Entry (La Quinta Centre Drive/Auto Centre Drive Intersection):
Driveway entrance with full turning movements.
D. Secondary Entry (La Quinta Centre Drive northerly of Auto Centre Way
South): Driveway entrance with full turning movements.
E. Secondary Entry (At the Southerly Terminus of La Quinta Centre Drive): La
Quinta Centre Drive will terminate with ingress and egress into Parcel No.
1.
68. 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.
69. Improvements shall be designed and constructed in accordance with City adopted
standards, supplemental drawings and specifications, or as approved by the City
Engineer. Improvement plans for streets, access gates and parking areas shall
be stamped and signed by qualified engineers.
70. Standard knuckles and corner cut -backs shall conform to Riverside County
Standard Drawings #801 and #805, respectively, unless otherwise approved by
the City Engineer.
71. The applicant shall extend improvements beyond the subdivision boundaries to
ensure they safely integrate with existing improvements.
CONSTRUCTION
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PLANNING COMMISSION RESOLUTION 2002-027
TENTATIVE PARCEL MAP 30420
STAMKO DEVELOPMENT CO.
CONDITIONS OF APPROVAL
ADOPTED: FEBRUARY 26, 2002
72. The applicant shall submit current mix designs (less than two years old at the
time of construction) for base, asphaltic concrete and Portland cement concrete.
The submittal shall include the test results for all specimens used in the mix
design procedure. For mix designs over six months old, the submittal shall
include the most recent (less than six months old at the time of construction)
aggregate gradation test results confirming that the design gradations can be
achieved in current production. The applicant shall not schedule construction
operations until mix designs have been approved.
73. The City will conduct final inspections of 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 in
residential developments 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 development or when directed by the City,
whichever comes first.
LANDSCAPING
74. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
75. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas, including S.R. 111.
76. 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 the final landscape plans for approval by the
Community Development Department (CDD) after Planning Commission review
and action, prior to plan checking by the Public Works Department. When plan
checking has been completed by CDD, the applicant shall obtain the signatures
of CVWD and the Riverside County Agricultural Commissioner, prior to submittal
for signature by the City Engineer.
NOTE: Plans are not approved for construction until signed by the City Engineer.
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PLANNING COMMISSION RESOLUTION 2002-027
TENTATIVE PARCEL MAP 30420
STAMKO DEVELOPMENT CO.
CONDITIONS OF APPROVAL
ADOPTED: FEBRUARY 26, 2002
77. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn areas shall be minimized with no
lawn, or spray irrigation, being placed within 18 inches of curbs along public
streets.
78. The applicant shall ensure that landscaping plans and utility plans are coordinated
to provide visual screening of above ground utility structures..
79. The final landscape plan shall include an enhanced landscape entry statement at
the intersection of Auto Centre Drive and La Quinta Centre Drive. The
enhancements are for the access lane east of La Quinta Centre Drive only.
80. The final landscape plans shall be reviewed by the Architecture and Landscape
Review Committee and the Planning Commission prior to the issuance of any
permit for the construction of the parking lot. The review by the Planning
Commission will be conducted as a business item.
81. The applicant shall make provisions for continuous, perpetual maintenance of all
private on -site improvements, perimeter and interior landscaping, access drives,
and sidewalks.
A. For the Retail Building "B" site, a $25,000 bond or letter of credit in a form
acceptable to the City Attorney, shall be posted prior to the issuance of the
Certificate of Occupancy for the Retail Building "B". The bond or letter of
credit shall initially remain in effect for a period of five years. During that
period, if the City determines that the landscaping is not being properly
maintained, it shall provide notice, at the addresses to be provided by the
applicant or owner, of the need to correct the specific deficiencies. If the
deficiencies in the landscaping are not corrected within 30 days of the
mailing of the notice, the City shall have the right to call the bond or letter
of credit, and the proceeds shall be utilized to the extent needed to correct
the landscaping deficiencies. If, after five years, the landscaping has been
properly maintained, the City shall release the bond or letter of credit. If,
in the determination of the Community Development Director, the
landscaping has not been properly maintained, the bond or letter of credit
shall be renewed and maintained for an additional five year period.
B. For the entire Planning Area III, the landscaping and irrigation system shall
be well maintained and any dead plant material shall be promptly replaced.
If the landscaping is not properly maintained, and if the condition is not
cured within 30 days of the notice of the deficiencies, the City shall have
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PLANNING COMMISSION RESOLUTION 2002-027
TENTATIVE PARCEL MAP 30420
STAMKO DEVELOPMENT CO.
CONDITIONS OF APPROVAL
ADOPTED: FEBRUARY 26, 2002
the right to cause the correction of the deficiencies in the landscaping, and
the applicant/owner agrees that the costs of the correction shall be
recorded as a lien against the property. This remedy shall be in addition to
any other remedies the City has by law.
PUBLIC SERVICES
82. The Bus Turnout and Shelter was not constructed with Parcel Map 28525 for the
La Quinta Auto Mall. Condition No. 60. of PM 28525 is deferred to this
Tentative Parcel Map. Bus turnouts shall be provided as a part of the project's
public street improvements. The project developer shall provide a bus stop
shelter that complies with the City's transit shelter plan for Highway 111, not to
exceed fifteen thousand dollars ($15,000).
QUALITY ASSURANCE
83. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
84. The applicant shall employ, or retain, qualified engineers, surveyors, and such
other appropriate professionals as are required to provide the expertise with
which to prepare and sign accurate record drawings, and to provide adequate
construction supervision.
85. The applicant shall arrange for, and bear the cost of, all measurements, sampling
and testing procedures not included in the City's inspection program, but which
may be required by the City, as evidence that the construction materials and
methods employed comply with the plans, specifications and other applicable
regulations. After tributary -area improvements are complete and soils have
been permanently stabilized where retention basins have been constructed,
testing shall include sand filter percolation tests, as approved by the City
Engineer.
86. Upon completion of construction, the applicant shall furnish the City with
reproducible record drawings of all improvement plans which were approved by
the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or
"As -Constructed" and shall be stamped and signed by the engineer or surveyor
certifying to the accuracy and completeness of the drawings. The applicant shall
have all AutoCAD or raster -image files previously submitted to the City, revised
to reflect the as -built conditions.
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PLANNING COMMISSION RESOLUTION 2002-027
TENTATIVE PARCEL MAP 30420
STAMKO DEVELOPMENT CO.
CONDITIONS OF APPROVAL
ADOPTED: FEBRUARY 26, 2002
MAINTENANCE
87. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
88. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on -site improvements, perimeter landscaping, access
drives, and sidewalks.
FEES AND DEPOSITS
89. The applicant shall comply with the provisions of Section 13.24.180 (Fees and
Deposits), LQMC. These fees include all deposits and fees required by the City
for plan checking and construction inspection. Deposits and fee amounts shall
be those in effect when the applicant makes application for plan check and
permits.
90. Prior to approval of a final map or completion of any approval process for
modification of boundaries of the property 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.
COACHELLA VALLEY WATER DEPARTMENT
91. The developer shall pay all fees and charges associated with providing domestic
water and sanitation service in accordance with the current regulations of the
District. Such fees and charges are subject to change.
92. The developer shall provide land on which a well site will be located. This site
shall be shown on the tract map as a lot to be deeded to the District for such
purpose.
93. Additional domestic water pipelines shall be installed by the subdivider in order
for the District to provide service to all parcels.
94. This area shall be annexed to Improvement District Nos. 55 and 82 of the District
for sanitation service.
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PLANNING COMMISSION RESOLUTION 2002-027
TENTATIVE PARCEL MAP 30420
STAMKO DEVELOPMENT CO.
CONDITIONS OF APPROVAL
ADOPTED: FEBRUARY 26, 2002
95. The District requires restaurants to install a grease interceptor, including a sample
box, sanitary tee and running trap with cleanout, prior to any discharge to its
sanitation facilities. The size of the grease interceptor shall be determined by the
Riverside County Environmental Health Department and approved by the District.
Installation of the interceptor shall be inspected by the District.
96. The District requires detail, repair and lube auto shops and car washes to install
an oil and sand separator, including a sample box, sanitary tee and running trap
with cleanout, prior to any discharge to its sanitation facilities. The size of the
oil and sand separator shall be determined by the Riverside County Health
Department and approved by the District. Installation of the oil and sand
separator shall be inspected by the District.
97. The District requires Laundromats and commercial establishments with laundry
facilities to install a lint trap. The size of the lint trap shall be determined by the
Riverside County Environmental Health Department and approved by the District.
Installation of the lint trap shall be inspected by the District.
98. Plans for grading, landscaping and irrigation systems shall be submitted to the
District for review. This review is for ensuring efficient water management.
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