PCRES 2002-076PLANNING COMMISSION RESOLUTION 2002-076
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF A SUBDIVISION of
9.78± ACRES INTO 33± SINGLE FAMILY AND OTHER
COMMON LOTS LOCATED ON THE NORTH SIDE OF
AVENUE 58, APPROXIMATELY 0.3 MILES WEST OF
MADISON STREET
CASE: TENTATIVE TRACT MAP 30489
APPLICANT: SANTA ROSA DEVELOPMENT
WHEREAS, the Planning Commission of the City of La Quinta, California
did, on the 91" day of July, 2002, hold duly noticed Public Hearing to consider a
request by Santa Rosa Development to create 33 single family and other common lots
on 9.78± vacant acres, located to the north of Avenue 58 and 1,620± feet west of
Madison Street, in a Low Density Residential (RL) Zoning District, more particularly
described as:
APN: 762-240-013 (FORMERLY 761-090-011)
SW 1 /4 OF THE SE 1 /4 OF SECTION 21, T6S, R7E, SBBM
WHEREAS, the Community Development Department published the public
hearing notice in the Desert Sun Newspaper on June 17, 2002, for the July 9, 2002
Planning Commission meeting as prescribed by Section 13.12.100 (Public Notice
Procedure) of the Subdivision Ordinance. Public hearing notices were also mailed to
all property owners within 500 feet of the tract map site. To date, no comments have
been received from adjacent property owners; and
WHEREAS, the La Quinta Community Development Department has
completed Environmental Assessment 2002-442. Based upon this Assessment, the
project will not have a significant adverse effect on the environment; therefore, a
Mitigated Negative Declaration is recommended. A Notice of Intent to Adopt a
Mitigated Negative Declaration was posted with the Riverside County Recorder's office
on June 19, 2002, as required by Section 15072 of the California Environmental
Quality Act (CEQA) statutes; and
WHEREAS, the City's Historic Preservation Commission reviewed the
applicant's Paleontological and Cultural Resources Assessments on June 20, 2002,
determining additional field analysis and testing was required along with site
monitoring pursuant to adoption of Minute Motions 2002-014 and -015; and
WHEREAS, on February 5, 2002, the Community Development
Department mailed case file materials to all affected agencies for their review and
comment. All written comments are on file with the Community Development
Department; and
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Planning Commission Resolution 2002-076
Tentative Tract Map 30487
Santa Rosa Development
Adopted: July 9, 2002
Page 2
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 Map:
Finding - Consistency with General Plan, Zoning Code and any applicable Specific
Plans.
The property is designated Low Density Residential (LDR). The Land Use Element of
the General Plan encourages differing residential developments throughout the City.
This project is consistent with the goals, policies and intent of the La Quinta General
Plan insofar as the creation of residential lots (3.3± dwelling units per acre) will
provide another type of housing market for La Quinta residents while not exceeding
the City's maximum density of four units per acre. Conditions are recommended
requiring on- and off -site improvements based on the City's General Plan Circulation
Element provisions.
The property is designated Low Density Residential (RL) and is consistent with the
City's General Plan Land Use Element. The 70' ± wide by 140' ± long lots exceed the
City's minimum of 7,200 square feet. No houses are proposed for the project under
this application. However, lots are big enough to support building detached housing
units that are a minimum size of 1,400 square feet excluding garage parking areas.
All plans for future single family homes shall be consistent with the provisions of the
Zoning Code in effect at the time building permits are acquired. The development of
the project, as conditioned, will be compatible with the surrounding area.
Finding - Site Design and Improvements
Infrastructure improvements to serve this project are located in the immediate area and
will be extended based on the recommended Conditions of Approval. The private cul-
de-sac street will provide access to each single family lot in compliance with City
requirements, as prepared. Additionally, emergency access is proposed between this
site and the parcel to the west to ensure compliance with Section 13.24.070 of the
Municipal Code.
Improvements on Avenue 58 will be guaranteed as required by the City's General Plan
Circulation Element at the time the final map is considered pursuant to Section
13.20.100 of the Subdivision Ordinance. Provisions shall be made to the map's
design to allow the project to be gated in the future through vehicle stacking and
turnaround areas.
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Planning Commission Resolution 2002-076
Tentative Tract Map 30487
Santa Rosa Development
Adopted: July 9, 2002
Page 3
The subdivision layout is consistent with the Land Use Vision Statement in the City's
General Plan, which focuses on the facilitation and integration of development,
through desirable character and sensitive design residential neighborhoods to enhance
the existing high quality of life.
Findings C throuoh E - Compliance with the California Environmental Qaulity Act
Various environmental studies were prepared for this project, and after careful
evaluations, the Historic Preservation Commission and various City Departments have
determined that the proposed Map could not have a significant adverse impact on the
environment provided that recommended mitigation is required pursuant to
Environmental Assessment 2002-442.
Finding F - Public Health Concerns
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. 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 Fire
Department has evaluated the length of street and finds no problem with its design
parameters.
Site improvements comply with City requirements, provided on -site water retention
is handled in common basins. Dust control measures shall be required during any
further on -site construction work as required by Chapter 6.16 of the Municipal Code.
The site is physically suitable for the proposed land division, as the area is flat and
without physical constraints, and the Map is consistent with other surrounding parcels.
That under the City's policy for parks and recreation development, found in the City's
General Plan, the City's goal is to provide three (3) acres of park land per 1,000
residents; this project will provide payment to the City for usable open space outside
the Tract's boundary which is allowed pursuant Chapter 13.48 of the Subdivision
Ordinance.
Finding - Site Design (Public Easements)
Public easements will be retained and required in order to construct any houses on the
proposed lots, ensuring adequate facilities for future homeowners in compliance with
Section 13.24.100 of the Subdivision Ordinance.
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Planning Commission Resolution 2002-076
Tentative Tract Map 30487
Santa Rosa Development
Adopted: July 9, 2002
Page 4
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 correct and constitute the findings of
said Planning Commission in this case; and
2. That it does hereby recommend to the City Council certification of
Environmental Assessment 2002-442 in that no significant effects on the
environment were identified, provided mitigation measures are met; and
3. That it does hereby recommend approval of the above -described Tentative Tract
Map 30487 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 9`" day of July, 2002, by the following vote,
to wit:
AYES: Commissioners Abels, Kirk, Robbins, Tyler and Chairman Butler.
NOES: None.
ABSENT: None.
ABSTAIN: None.
ATTEST:
i
RIC ARD BUTLER, Chairman
City of La Quinta, California
1Y HERMAN, Community Development Director
of La Quinta, California
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PLANNING COMMISSION RESOLUTION 2002-076
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 30487
SANTA ROSA DEVELOPMENT, LLC
JULY 9, 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 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
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PLANNING COMMISSION RESOLUTION 2002-076
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 30487
SANTA ROSA DEVELOPMENT, LLC
ADOPTED: JULY 9, 2002
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 .
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.
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PLANNING COMMISSION RESOLUTION 2002-076
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 30487
SANTA ROSA DEVELOPMENT, LLC
ADOPTED: JULV 9, 2002
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. The tentative map is valid for a two-year period, unless an extension is granted
per Section 13.12.150 of the Subdivision Ordinance.
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.
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
11 Avenue 58 - Secondary Arterial, 88' R-O-W (44' half street width)
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
Private Residential Streets: 36-foot travel width.
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PLANNING COMMISSION RESOLUTION 2002-076
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 30487
SANTA ROSA DEVELOPMENT, LLC
ADOPTED: JULY 9, 2002
B. CUL DE SACS
11 Private Residential Cul-de-sac, 50' R-O-W per the map exhibit
Use Riverside County Standard 800 for symmetrical Cul De Sacs and
a 38-foot face of curb radius.
1 1. 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.
14. The applicant shall offer for dedication on the Final Map a seven -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. Avenue 58 (Secondary Arterial) - 10-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.
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PLANNING COMMISSION RESOLUTION 2002-076
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 30487
SANTA ROSA DEVELOPMENT, LLC
ADOPTED: JULY 9, 2002
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
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.
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PLANNING COMMISSION RESOLUTION 2002-076
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 30487
SANTA ROSA DEVELOPMENT, LLC
ADOPTED: JULY 9, 2002
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. Off -Site Street Plan: 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. 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
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PLANNING COMMISSION RESOLUTION 2002-076
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 30487
SANTA ROSA DEVELOPMENT, LLC
ADOPTED: JULY 9, 2002
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.
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 -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
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
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PLANNING COMMISSION RESOLUTION 2002-076
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 30487
SANTA ROSA DEVELOPMENT, LLC
ADOPTED: JULY 9, 2002
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, 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.
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PLANNING COMMISSION RESOLUTION 2002-076
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 30487
SANTA ROSA DEVELOPMENT, LLC
ADOPTED: JULY 9, 2002
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.
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.
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PLANNING COMMISSION RESOLUTION 2002-076
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 30487
SANTA ROSA DEVELOPMENT, LLC
ADOPTED: JULY 9, 2002
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. 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.
38. 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.
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PLANNING COMMISSION RESOLUTION 2002-076
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 30487
SANTA ROSA DEVELOPMENT, LLC
ADOPTED: JULY 9, 2002
39. 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.
DRAINAGE
40. 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 runoff.
41. 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.
42. In design of retention facilities, the maximum percolation rete shall be two finches
per hour. The percolation rate will be considered to be zero unless the applicant
provides site specific data indicating otherwise.
43. Nuisance water shall be retained on site through an acceptable manner as
approved by the City Engineer.
44. No fence or wall shall be constructed around any retention basin unless approved
by the Community Development Director and the City Engineer.
45. For on -site common retention basins, retention depth shall not exceed six feet
and side slopes shall not exceed 3:1.
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PLANNING COMMISSION RESOLUTION 2002-076
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 30487
SANTA ROSA DEVELOPMENT, LLC
ADOPTED: JULY 9, 2002
46. 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.
47. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
48. 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.
49. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
UTILITIES
50. The applicant shall comply with the provisions of Section 13.24.110 (Utilities),
LQMC.
51. 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.
52. 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.
53. 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.
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PLANNING COMMISSION RESOLUTION 2002-076
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 30487
SANTA ROSA DEVELOPMENT, LLC
ADOPTED: JULY 9, 2002
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
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54. 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.
55. 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.
56. The applicant shall construct the following street improvements to conform with
the General Plan street type noted in parentheses.
A. OFF -SITE STREETS
1) Avenue 58 - (Secondary Arterial) - 88' R/W and 64' Curb to Curb
Width:
Widen the north 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.
Other significant new improvements required for installation in, or
adjacent, to the subject right of way include:
(a) 6-foot wide meandering sidewalk. The 6 foot wide meandering
sidewalk shall be completed with the Tract Improvements.
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PLANNING COMMISSION RESOLUTION 2002.076
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 30487
SANTA ROSA DEVELOPMENT, LLC
ADOPTED: JULY 9, 2002
B. PRIVATE STREETS
11 Cul-de-Sac Street - Construct full improvements for a 36 fool: wide
(curb to curb) street section as shown on the Tentative Map. The
private cul-de-sac shall be constructed to Riverside County Standard
800 for symmetrical Cul-de-sacs, and shall be constructed with a 38-
foot curb radius, measured gutter flow -line to gutter flow -line.
57. The entry street shall be designed to accommodate a gated entry. The design
shall provide for a two -car minimum stacking capacity for inbound traffic; and
shall provide for a full turnaround outlet for non -entry accepted vehicles.
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 Avenue 58.
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.
58. 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.
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PLANNING COMMISSION RESOLUTION 2002-076
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 30487
SANTA ROSA DEVELOPMENT, LLC
ADOPTED: JULY 9, 2002
59. General access points and turning movements of traffic are limited to the
following:
A. Primary Entry: Right in, right out and left in, left out turning movements.
60. 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.
61. 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.
62. Corner cutbacks shall conform to Riverside County Standard Drawing #805,
unless otherwise approved by the City Engineer.
63. The applicant shall extend improvements beyond the subdivision boundaries to
ensure they safely integrate with existing improvements.
CONSTRUCTION
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 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. The developer and subsequent property owner
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PLANNING COMMISSION RESOLUTION 2002-076
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 30487
SANTA ROSA DEVELOPMENT, LLC
ADOPTED: JULY 9, 2002
shall continuously maintain all required landscaping in a healthy and viable
condition as required by Section 9.60.240 (E3) of the Zoning Ordinance.
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. Compliance
with the requirements of Chapter 8.13 (Water Efficient Landscaping) of the
Municipal Code is required.
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.
69. Trees shall be staked with 1.5-inch diameter lodge poles to protect against
damage from gusting winds.
70. Prior to building permit issuance, a front yard landscape plan shall be prepared
for each homesite to include a minimum of two shade trees (15 gallon with 0.75
caliper), five ten-gallon shrubs, and groundcover. No more than 50% of the front
yard area shall be devoted to lawn.
71. Parkway shade trees shall be delivered to the site in 24" or larger boxes with
minimum 1.25-inch calipers. Trees shall be a minimum height of ten feet once
installed. Parkway palm trees shall have a minimum brown trunk height of eight
feet. Existing site vegetation on the project's perimeter shall be retained in place,
unless noted otherwise on the grading plan. Any mature trees and palms that are
relocated during construction shall be evaluated by a licensed arborist prior to
replanting.
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PLANNING COMMISSION RESOLUTION 2002-076
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 30487
SANTA ROSA DEVELOPMENT, LLC
ADOPTED: JULY 9, 2002
PUBLIC SERVICES
72. The applicant shall provide public transit improvements as required by SunLine
Transit Agency and approved by the City Engineer.
73. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
74. 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.
75. 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.
76. 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
77. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
78. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on -site improvements, perimeter landscaping, access
drives, and sidewalks.
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PLANNING COMMISSION RESOLUTION 2002-076
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 30487
SANTA ROSA DEVELOPMENT, LLC
ADOPTED: JULY 9, 2002
FEES AND DEPOSITS
79. 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.
80. 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).
81. 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.
82. Within ten days of Planning Commission's decision, the property owner/developer
shall submit to the Community Development Department a check made out to
the County of Riverside in the amount of $64.00 to permit the filing and posting
of EA 2002-442 (DeMinimus) after final review by the City Council.
83. The applicant shall comply with the provisions of Section 13.48 (Park
Dedications), LQMC.
FIRE DEPARTMENT
Conditions are subject to change with adoption of new codes, ordinances, laws, or
when building permits are not obtained within twelve (12) months. Final conditions will
be addressed when plans are reviewed. A plan check fee must be paid to the Fire
Department at the time construction plans are submitted. All questions regarding the
meaning of the Fire Department conditions should be referred to the Fire Department
Planning & Engineering staff at (760) 863-8886.
84. 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.
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PLANNING COMMISSION RESOLUTION 2002-076
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 30487
SANTA ROSA DEVELOPMENT, LLC
ADOPTED: JULY 9, 2002
85. Blue dot reflectors shall be mounted in the middle of streets directly in line: with
fire hydrants.
86. 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'-0" 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.
87. 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. A separate pedestrian access gate is also required.
88. 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.
89. 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.
90. The minimum dimension for access roads is 20 feet clear and unobstructed width
and a minimum clearance of 13'-6" in height.
91. Gating for the emergency access road shall be approved by the Fire Department.
MISCELLANEOUS
92. All public agency letters received for this case are made part of the case file
documents for plan checking purposes.
93. All mitigation measures included in Environmental Assessment 2002-4,42 are
hereby included in this approval.
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PLANNING COMMISSION RESOLUTION 2002-076
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 30487
SANTA ROSA DEVELOPMENT, LLC
ADOPTED: JULY 9, 2002
94. Design guidelines for housing product shall be reviewed and approved by the
Planning Commission per Section 9.60.330 (Tract Development) or Section
9.60.340 (Custom Homes) of the Zoning Ordinance.
95. A permit from the Community Development Department is required for any
temporary or permanent tract signs.
96. Prior to final inspection of any tract housing units, a perimeter tract wall shall be
constructed. The final design and location of decorative wall shall be approved
by the Community Development Department. Access gates for the project shall
be approved by the Community Development Department before installation.
97. Prior to submitted the Final Map for plan check consideration, the following
corrections and/or information shall be provided:
A. Two copies of the draft Covenants, Conditions and Restrictions (CC and
R's). The City Attorney shall approve the document prior to approval of the
final map by the City Council.
B. A minimum of three street names shall be submitted for each private ;street
shown on the Map exhibit. A list of the names in ranking order shall be
submitted to the Community Development Department for approval.
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