PCRES 2002-062PLANNING COMMISSION RESOLUTION 2002-062
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF TENTATIVE TRACT 30378 TO
ALLOW AN EIGHT LOT SINGLE FAMILY
RESIDENTIAL LAND SUBDIVISION AND
MISCELLANEOUS COMMON LOTS ON
APPROXIMATELY 9.13 ACRES
CASE NO.: TENTATIVE TRACT 30378
APPLICANT: ROD VANDENBOS
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 28th day of May , 2002, hold a duly noticed Public Hearing and
recommended approval to the City Council, to subdivide a 9.13 acre site into 8 single
family lots and other common lots, generally located at the southwest corner of
Avenue 51 and Madison Street, more particularly described as:
ASSESSOR'S PARCEL NUMBERS: 772-270-011, 772-270-
012, & 772-270-013
WHEREAS, said tentative 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 an Environmental Assessment was completed for
this project.
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Commission did make the following Mandatory Findings of approval to justify said
Tentative Tract Map 30378:
A. The proposed map is consistent with the City of La Quinta General Plan.
The project is a Very Low Density Residential (LDR) District per the provisions
of the 2002 General Plan Update. Tentative Tract 30378 is consistent with the
goals, policies and intent of the La Quinta General Plan provided conditions
contained herein are met to ensure consistency with the General Plan, and
mitigation measures pursuant to Environmental Assessment 2002-441. The
density and design standards for the tract will comply with the Land Use
Element of the General Plan.
B. The design, or improvement of, the proposed subdivision is consistent with the
La Quinta General Plan and the Subdivision Ordinance.
Planning Commission Resolution 2002-062
Tentative Tract Map 30378
Rod Vandenbos
Adopted May 28, 2002
All streets and improvements in the project conform to City standards
contained in the General Plan and Subdivision Ordinance as designed. All on -
site streets will be private (60-feet wide right-of-way). Access for the single
family lots will be provided from an internal north/south street planned under
tentative tract map.
C. The design of the subdivision or the proposed improvements are not likely to
cause substantial environmental damage, or substantially injure fish or wildlife,
or their habitat.
The subject site is physically suitable for the proposed land division. Therefore,
this project will not cause substantial environmental damage or injury to fish or
wildlife, or their habitat because mitigation measures
d. The design of the subdivision, or type of improvements, are not likely to cause
serious public health problems.
The design of the subdivision, as conditionally approved, will not cause serious
public health problems because they will install urban improvements based on
City, State, and Federal requirements.
E. The design of the subdivision, or type of improvements, will not conflict with
easements, acquired by the public at large, for access through, or use of,
property within the proposed subdivision.
The proposed streets are planned to provide direct access to each single family
lot. All required public easements will provide access to the site or support
necessary infrastructure improvements.
F. The design of the lot, or type of improvements are not likely to cause serious
public health problems in that the Fire Marshall, Sheriff's Department, and the
City's Building and Safety Department have reviewed the proposal for public
health conditions and the project is conditioned as appropriate.
G. The design of the lot, or type of improvements, will not conflict with easements
acquired by the public at large, for access through or use of property within the
proposed subdivision in that the proposed internal streets will be privately
owned and maintained, and that there will be no publicly -owned improvements —
within the tentative tract map.
Planning Commission Resolution 2002-062
Tentative Tract Map 30378
Rod Vandenbos
Adopted May 28, 2002
WHEREAS, in the review of this tentative tract map, the Planning
Commission has considered the effect of the contemplated action on housing needs
of the region for purposes of balancing those needs against the public service needs
of the residents of the City of La Quinta and its environs with available fiscal and
environmental resources;
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 constitute the findings of the Planning
Commission in this case;
2. That it does recommend approval to the City Council of Tentative Tract Map
30378 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 City Planning Commission, held on this the 28`h day of May, 2002 by the
following vote, to wit:
AYES: Commissioners Butler, Kirk, Robbins, Tyler and Chairman Abels
NOES: None
ABSENT: None
ABSTAIN: None
aUES/ABELS, Chairman
of Ld Quinta, California
ATTEST:
HE�WAN, Community Development Director
La Quinta, California
PLANNING COMMISSION RESOLUTION 2002-062
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 30378 - ROD VANDENBOS
MAY 28, 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 Tract Map, or any Final
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 Tract Map, and any Final 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
http://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
• Coachella Valley 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.
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 .
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PLANNING COMMISSION RESOLUTION 2002-062
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 30378 - ROD VANDENBOS
MAY 28, 2002
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.
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).
PROPERTY RIGHTS
6. 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.
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PLANNING COMMISSION RESOLUTION 2002-062
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 30378 - ROD VANDENBOS
MAY 28, 2002
7. The applicant shall offer for dedication on the Final 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.
8. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Madison Street - Primary Arterial, 55' ROW
9. The applicant shall retain for private use on the Final Map all private 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.
10. The private street right-of-ways to be retained for private use required for this
development include:
A. PRIVATE STREETS
11 Private Cul-de-sac - 60 foot right of way with 2-20' lanes and a raised
median as shown on the Tentative Tract Map.
B. CUL DE SACS
11 Cul-de-sac, 50' right of way at the Cul-de-sac bulb.
11. 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.
12. 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.
13. When the City Engineer determines that access rights to the proposed street right-of-
ways shown on the approved Tentative Tract Map are necessary prior to approval of
the Final 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.
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CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 30378 - ROD VANDENBOS
MAY 28, 2002
14. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility
easement contiguous with, and along both sides of all private streets. Such easement
may be reduced to five feet in width with the express written approval of IID.
15. The applicant shall create perimeter landscaping setbacks along all public right-of-ways
as follows:
A. Madison Street (Primary Arterial) - 20-foot from the Right of Way or property
line.
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 Final
Map.
16. 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 Final Map.
17. 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 Final Map.
18. 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.
19. 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 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.
20. 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 Tract Map and the
date of recording of any Final Map, unless such easement is approved by the City
Engineer.
FINAL MAPS
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PLANNING COMMISSION RESOLUTION 2002-062
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 30378 - ROD VANDENBOS
MAY 28, 2002
21. Prior to the City's approval of a Final Map, the applicant shall furnish accurate
AutoCAD files of the Final 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 Final 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 Final 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.
22. 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.
23. 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.
A. Participate in, and pay for, a fair share portion of the offsite street design
improvements
B. Perimeter Landscape Plan: 1" = 20'
C. On -Site Street Plan: 1 " = 40' Horizontal, 1 " = 4' Vertical
D. On -Site Rough Grading Plan: 1 " = 40' Horizontal
E. 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.
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CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 30378 - ROD VANDENBOS
MAY 28, 2002
"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.
24. 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.
25. 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-b_u_ilt 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 AGREEMENT
26. Prior to the conditional approval of any Final 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.
27. 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 Tract Map, shall comply with the
provisions of Chapter 13.28 (Improvement Security), LQMC.
28. 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.
29. Depending on the timing of the development of this Tentative Tract 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,
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CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 30378 - ROD VANDENBOS
MAY 28, 2002
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 tract 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 Final Map, or
the issuance of any permit related thereto, reimburse the City for the costs of such
improvements.
30. When improvements are to be secured through a SIA, and prior to any conditional
approval of the Final 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.
At the time the applicant submits its detailed construction cost estimates for
conditional approval of the Final 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 Final 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.
31. 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
32. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
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CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 30378 - ROD VANDENBOS
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33. 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.
34. 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.
A statement shall appear on the Final 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.
35. 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.
36. 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.
37. 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 Tract Map, the applicant shall submit the proposed grading
changes to the City Staff for a substantial conformance finding review.
38. 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 data shall be
organized by lot number, and listed cumulatively if submitted at different times.
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CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 30378 - ROD VANDENBOS
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DRAINAGE
39. 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.
40. The applicant shall meet the individual -lot retention provisions of Chapter 13.24.120
(Drainage), sub -section "K.", LQMC. Stormwater shall normally be retained in
common retention basin(s) as shown on the Tentative Tract Map. Individual lot basins
or other retention concepts may be approved by the City Engineer for lots 1 acre 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. A drainage easement shall
be conveyed to the Homeowners Association for the individual lot retention areas to
insure that the integrityand size of each basin is maintained.
41. In design of retention facilities, the maximum percolation rete shall be two inches per
hour. The percolation rate will be considered to be zero unless the applicant provides
site specific data indicating otherwise.
42. Nuisance water shall be retained on site through an acceptable manner as approved
by the City Engineer.
43. No fence or wall shall be constructed around any retention basin unless approved by
the Community Development Director and the City Engineer.
44. 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.
45. Stormwater may not be retained in landscaped parkways or landscaped setback lots
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.
46. The design of the development shall not cause any increase in flood boundaries, levels
or frequencies in any area outside the development.
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CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 30378 - ROD VANDENBOS
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47. 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.
48. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
UTILITIES
49. The applicant shall comply with the provisions of Section 13.24.110 (Utilities), LQMC.
50. 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.
51. 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.
52. 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.
STREET AND TRAFFIC IMPROVEMENTS
53. 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.
54. 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. If a wedge or rolled curb design is approved, the lip at the
flowline shall be near vertical with a 1/8" batter and a minimum height of 0.1'.
Unused curb cuts on any lot shall be restored to standard curb height prior to final
inspection of permanent building(s) on the lot.
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CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 30378 - ROD VANDENBOS
MAY 28, 2002
55. The applicant shall construct the following street improvements to conform with the
General Plan street type noted in parentheses.
A. OFF -SITE STREETS
1) Madison Street (Primary Arterial) - 55' R/W:
Widen the west side of the street along the frontage adjacent to the
Tentative Tract Map boundary. Rehabilitate and/or reconstruct existing
roadway pavement as necessary to augment and convert it from a rural
county -road design standard to La Quinta's urban arterial design standard.
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. These improvements may be deferred
to be completed with future Madison Street Improvements Other
significant new improvements required for installation in, or adjacent, to the
subject right of way include:
(a) A 6-foot wide meandering sidewalk. The 6 foot wide meandering
sidewalk shall be completed with the Tract Improvements.
A 10-foot wide meandering trail. The 10' wide trail shall be
completed with the Tract Improvements.
(b) 18' foot wide landscaped median along the frontage adjacent to the
boundary of the Tentative Tract Map (deferred improvement to be
constructed by others).
The applicant shall complete the following improvements
with the Tract Improvements:
a) Landscape the parkway area up to the existing edge of pavement.
b) The existing overhead electrical system shall be undergrounded along
the Tract frontage.
c) Interim street improvements including asphalt tapers and
signing/striping is required to tie Beth Circle into Madison Street.
B. PRIVATE STREETS
1) Beth Circle and Cul-de-Sac Street - Construct full improvements within a
60-foot right-of-way, which shall be divided into two 20-foot traveled ways
with a 10-foot center landscaped median (Entry Street) and an 18-foot
center median (cul-de-sac street) as shown on the Tentative Map. The
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median island on Beth Circle at the Madison Street entrance shall be
designed to direct traffic to the right to facilitate a right turn only
movement. Appropriate signing and striping shall be provided. The design
of the median island and associated signing and striping shall be subject to
the review and approval of the City Engineer.
C. PRIVATE CUL DE SACS
1) Private Cul-de-sacs shall be constructed to Riverside County Standard 800
for symmetrical Cul-de-sacs and Standard 800A for offset Cul-de-sacs, and
both shall be constructed with a 50-foot curb radius, measured gutter flow -
line to gutter flow -line.
56. All gated entries shall provide for a two -car minium stacking capacity for inbound
traffic; and shall provide for a full turn -around outlet for non -entry accepted vehicles.)
Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a
scale of 1 " = 10', demonstrating that those passenger vehicles that do not gain entry
into the development can safely make a "U" Turn back out onto Madison Street.
The applicant shall submit written authorization from the property owner to the south
of Beth Circle acknowledging and consenting to placing the proposed gate on Beth
Circle.
Two lanes of traffic shall be provided on the entry side of each gated entry, one lane
shall be dedicated for residents, and one lane for visitors.
Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus
turnouts, dedicated turn lanes and other features shown on the approved construction
plans, may require additional street widths as may be determined by the City Engineer.
57. 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"
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or the approved equivalents of alternate materials.
58. General access points and turning movements of traffic are limited to the following:
A. Primary Entry (Beth Circle): Right in, right out and left in, only. Left out turning
movement is prohibited. The entry median on Beth Circle and Madison Street
shall be designed to direct traffic to the right to facilitate a right turn only
movement as outlined in Condition No. 57.
59. 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.
60. 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.
61. Standard knuckles and corner cut -backs shall conform to Riverside County Standard
Drawings #801 and #805, respectively, unless otherwise approved by the City
Engineer.
62. The applicant shall extend improvements beyond the subdivision boundaries to ensure
they safely integrate with existing improvements.
63. 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.
64. 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
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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
65. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
66. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas.
67. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a licensed landscape architect.
The applicant shall submit the landscape plans for approval by the Community
Development Department (CDD), 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.
68. 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.
PUBLIC SERVICES
69. The applicant shall provide public transit improvements as required by SunLine Transit
Agency and approved by the City Engineer.
QUALITY ASSURANCE
70. The applicant shall employ construction quality -assurance measures that meet with
the approval of the City Engineer.
71. 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.
72. 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
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required by the City, as evidence that the construction materials and methods
employed comply with the plans, specifications and other applicable regulations.
73. 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.
MAINTENANCE
74. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance),
LQMC.
75. 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
76. 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.
FIRE MARSHALL
77. Approved standard hydrants, located at each intersection and spaced 330 feet apart
with no portion of any lot frontage more than 165 feet from a hydrant. Minimum fire
flow shall be 1000 GPM for a 2-hour duration at 20 PSI.
78. Blue dot reflectors shall be placed in the street 8 inches from centerline to the side
that the fire hydrant is on, to identify fire hydrant locations.
79. Gate entrances shall be at least two feet wider than the width of the travel lanes,
serving that gate. Any gate providing access from a road to a driveway shall be
located at least 35 feet setback from the roadway and shall open to allow a vehicle to stop without obstructing traffic lane provides access to a gate entrance, a 40-foot
turning radius shall be used.
80. Gates shall be equipped with a rapid entry system (KNOX). Gate pins shall be rated
with a shear pin force, not to exceed 30 pounds. Gates activated by the rapid entry
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system shall remain open until closed by the rapid entry system. Contact the Fire
Department for an application.
81. Provide to the Fire Department, 2 sets of water plans for plan check prior to
recordation.
82. The required water system, including fire hydrants, shall be installed and accepted by
the appropriate water agency prior tp any combustible building material being placed
on an individual lot.
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83. Privacy walls (minimum of 5' in height) shall be constructed around the entire
perimeter of the project. The existing chain link shall be removed at prior to the
privacy wall.
84. At a minimum, at least two rows of existing citrus trees shall be preserved in place
along the Madison Street perimeter of the project, and one row of existing citrus trees
shall be preserved in place along the north perimeter of the project.
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