PCRES 2002-080PLANNING COMMISSION RESOLUTION 2002-080
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING
APPROVAL OF A ONE YEAR EXTENSION OF TIME FOR A
TENTATIVE TRACT MAP ALLOWING 169 SINGLE FAMILY
LOTS ON 75.86 NET ACRES LOCATED NORTH OF
EISENHOWER DRIVE, EAST OF COACHELLA DRIVE
CASE NO.: TENTATIVE TRACT MAP 29426 EXTENSION #1
TRANSWEST HOUSING INC.
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 23'd day of July, 2002, hold a duly noticed Public Hearing to consider the
request of Transwest Inc. for approval of a one year extension of time for a Tentative
Tract Map which creates 169 single family lots and miscellaneous lots on 75.83 net
acres in the RL Low Density Residential Zone, located north of Eisenhower Drive and
east of Coachella Drive more particularly described as:
A.P.N.'S: 623-310-008, 623-310-009, 631-311-001, 631-311-003,
631-312-001, 631-312-020 643-090-025, and 643-090-004
WHEREAS, the City Council of the City of La Quinta, California, did on
the 5th day of July, 2000, adopt Resolution 2000-87, approving this Tentative Tract
Map, subject to conditions; and,
WHEREAS, said Tentative Tract Map has complied with the requirements
of "The Rules to Implement the California Environmental Quality Act of 1970" as
amended (Resolution 83-68), in that a Mitigated Negative Declaration of environmental
impact for Environmental Assessment 99-386 for Tentative Tract Map 29436 was
certified by the City Council on July 5, 2000 and modified by an Addendum on March
20, 2001, in compliance with the requirements of the California Environmental Quality
Act of 1970, as amended. This request is in conformance with that approval and no
changed circumstances or conditions exist which would trigger the preparation of
subsequent environmental review pursuant to Public Resources Code Section 21 166;
and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Planning Commission did make the following mandatory findings to justify a
recommendation for approval of said extension to the Tentative Tract Map:
1. The map is consistent with the General Plan in that the lots are designated to
be used for Low Density Residential. The development and improvements of the
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Planning Commission Resolution 2002-080
Tentative Tract Map 29436 Extension #1
Transwest Housing Inc.
July 23, 2002
Page 2
lots will comply with applicable development standards regarding setbacks,
height restrictions, density, grading, access, streets, etc.
2. The design and proposed improvements of the map are consistent with the
General Plan in that the development and improvements of the lots will comply
with applicable development standards regarding setbacks, height restrictions,
density, grading, access, streets, etc.
3. The design of the subdivision and 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, and mitigation measures are
required by the Mitigated Negative Declaration (EA 99-386).
4. The design of the 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 provisions for sewers
and water.
5 The design of the map will not conflict with easements acquired by the public
at large, for access through, or use of, property within the Map since none
presently exist and new easements as required 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 to the City Council approval of a one year extension
of time for Tentative Tract Map 29436 for the reasons set forth iin this
Resolution and subject to the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission held on this 23rd day of July 2002, by the following
vote, to wit:
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Planning Commission Resolution 2002-080
Tentative Tract Map 29436 Extension #1
Transwest Housing Inc.
July 23, 2002
Page 3
AYES: Commissioners, Kirk, Robbins, Abels, and Vice Chairman Tyler
NOES: None.
ABSENT: Chairman Butler
ABSTAIN: None.
ROBERT TYLER, Vice Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
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PLANNING COMMISSION RESOLUTION 2002 - 080
CONDITIONS OF APPROVAL
TENTATIVE TRACT 29436 - ADOPTED
TRANSWEST HOUSING INC.
JULY 23, 2002
GENERAL CONDITIONS OF APPROVAL
1 . The subdivider agrees to defend, indemnify, and hold harmless the City of La
Quinta (the "City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this tentative map
or any final map thereunder. The City shall have sole discretion in selecting its
defense counsel. The subdivider agrees that this obligation shall continue in full
force and effect even if, as a result of the action or proceeding, the approval of
the tentative map is ordered to be set aside.
The City shall promptly notify the subdivider of any claim, action or proceeding
and shall cooperate fully in the defense.
2. This tentative map and any final maps thereunder shall comply with the
requirements and standards of § §66410 through 66499.58 of the California
Government Code (the Subdivision Map Act) and Chapter 13 of the La Quinta
Charter and Municipal Code (LQMC).
3. Prior to the issuance of a grading, construction or building permit, the applicant
shall obtain permits and/or clearances from the following public agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
The applicant is responsible for any requirements of the permits or clearances
from those jurisdictions. If the requirements include approval of improvement
plans, applicant shall furnish proof of said approvals prior to obtaining City
approval of the plans.
The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit. For projects requiring project -specific NPDES
construction permits, the applicant shall submit a copy of the CWQCB
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Planning Commission Resolution 2002- 080
Conditions of Approval - Adopted
Transwest Housing Inc.
Tentative Tract 29436
Adopted: July 23, 2002
acknowledgment of the applicant's Notice of Intent prior to issuance of a
grading or site construction permit. The applicant shall ensure that the required
Storm Water Pollution Protection Plan is available for inspection at the project
site.
4. Final maps under this tentative map shall be subject to the provisions of the
Development Impact Fee program in effect at the time of final map approval.
PROPERTY RIGHTS
5. Prior to approval of a final map, the applicant shall acquire or confer easements
and other property rights required of the tentative map or otherwise necessary
for construction or proper functioning of the proposed development. Conferred
rights shall include irrevocable offers to dedicate or grant access easements to
the City for emergency services and for maintenance, construction, and
reconstruction of essential improvements.
6. The applicant shall dedicate or grant public and private street right of way and
utility easements in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and as required by the City Engineer.
7. Right of way dedications required of this development include:
A. PUBLIC STREETS
Eisenhower Drive - 50-foot from centerline of the existing raised
median.
2. The right of way as needed to implement the realignment of the
northwesterly half of the Eisenhower Drive improvements as described
in Condition No. 48 A.2.
B. PRIVATE STREETS
1 . Residential: 37-foot width. Width may be reduced to 33 feet with
parking restricted to one side or 29 feet if on -street parking is
prohibited provided there is adequate off-street parking for residents
and visitors and the applicant makes provisions for ongoing
enforcement of the restrictions.
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Planning Commission Resolution 2002- 080
Conditions of Approval - Adopted
Transwest Housing Inc.
Tentative Tract 29436
Adopted: July 23, 2002
2. Collector: 41-foot width.
C. CULS DE SAC
Public or Private: Use Riverside County Standard 800 (symmetric) or
800A (offset); Public - 45-foot radius, Private - 38.5-foot radius.
8. Right of way geometry for knuckle turns and corner cut -backs shall conform with
Riverside County Standard Drawings #801 and #805 respectively unless
otherwise approved by the City Engineer.
9. Dedications shall include additional widths as necessary for dedicated right and
left turn lanes, bus turnouts, and other features contained in the approved
construction plans.
10. If the City Engineer determines that access rights to proposed street rights of
way shown on the tentative map are necessary prior to approval of final maps
dedicating the rights of way, the applicant shall grant the necessary rights of
way within 60 days of written request by the City.
11 . The applicant shall dedicate ten -foot public utility easements contiguous with and
along both sides of all private streets. The easements may be reduced to five
feet with the express concurrence of IID.
12. The applicant shall create perimeter setbacks along public rights of way as
follows (listed setback depth is the average depth if meandering wall design is
approved):
A. Eisenhower Drive - 20-foot
The setback requirement applies to all frontage including, but not limited to,
remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks,
the applicant shall dedicate blanket easements for those purposes.
PAPC Reso & COA\final PC COA TT 29436 EX 1 .wpd 3
Planning Commission Resolution 2002- 080
Conditions of Approval - Adopted
Transwest Housing Inc.
Tentative Tract 29436
Adopted: July 23, 2002
13. The applicant shall dedicate easements necessary for placement of and access
to utility lines and structures, drainage basins, mailbox clusters, park lands, and
common areas.
14. The applicant shall vacate abutter's rights of access to public streets and
properties from all frontage along the streets and properties except access points
shown on the approved tentative map.
15. The applicant shall furnish proof of easements or written permission, as
appropriate, from owners of any abutting properties on which grading, retaining
wall construction, permanent slopes, or other encroachments are to occur.
16. If the applicant proposes vacation or abandonment of any existing rights of way
or access easements which will diminish access rights to any properties owned
by others, the applicant shall provide approved alternate rights of way or access
easements to those properties or notarized letters of consent from the property
owners
17. The applicant shall cause no easements to be granted or recorded over any
portion of this property between the date of approval of this tentative map by the
City Council and the date of recording of any final map(s) covering the same
portion of the property unless such easements are approved by the City Engineer.
FINAL MAP(S) AND PARCEL MAPISI
18. Prior to approval of a final map, the applicant shall furnish accurate AutoCad files
of the complete map, as approved by the City's map checker, on storage media
acceptable to the City Engineer. The files shall utilize standard AutoCad menu
items so they may be fully retrieved into a basic AutoCad program.
If the map was not produced in AutoCad or a file format which can be converted
to AutoCad, the City Engineer may accept raster -image files of the map.
IMPROVEMENT PLANS
As used throughout these conditions of approval, professional titles such as
"engineer," "surveyor," and "architect" refer to persons currently certified or licensed
to practice their respective professions in the State of California.
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Planning Commission Resolution 2002- 080
Conditions of Approval - Adopted
Transwest Housing Inc.
Tentative Tract 29436
Adopted: July 23, 2002
19. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and landscape architects, as appropriate. Plans shall be
submitted on 24" x 36" media in the categories of "Rough Grading," "Precise
Grading," "Streets & Drainage," and "Landscaping." Precise grading plans shall
have signature blocks for Community Development Director and the Building
Official. All other plans shall have signature blocks for the City Engineer. Plans
are not approved for construction until they are signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike
paths, entry drives, gates, and parking lots. "Landscaping" plans shall normally
include irrigation improvements, landscape lighting and entry monuments.
"Precise Grading" plans shall normally include perimeter walls.
Plans for improvements not listed above shall be in formats approved by the City
Engineer.
20. The City may maintain standard plans, details and/or construction notes for
elements of construction. For a fee established by City resolution, the applicant
may acquire standard plan and/or detail sheets from the City.
21. When final plans are approved by the City, the applicant shall furnish accurate
AutoCad files of the complete, approved plans on storage media acceptable to
the City Engineer. The files shall utilize standard AutoCad menu items so they
may be fully retrieved into a basic AutoCad program. At the completion of
construction and prior to final acceptance of improvements, the applicant shall
update the files to reflect as -constructed conditions.
If the plans were not produced in AutoCad or a file format which can be
converted to AutoCad, the City Engineer may accept raster -image files of the
plans.
IMPROVEMENT AGREEMENT
22. Depending on the timing of development of the lots or parcels created by this
map and the status of off -site improvements at that time, the subdivider may be
required to construct improvements, to construct additional improvements
subject to reimbursement by others, to reimburse others who construct
improvements that are obligations of this map, to secure the cost of the
improvements for future construction by others, or a combination of these
methods.
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Planning Commission Resolution 2002- 080
Conditions of Approval - Adopted
Transwest Housing Inc.
Tentative Tract 29436
Adopted: July 23, 2002
In the event that any of the improvements required herein are constructed by the
City, the Applicant shall, at the time of approval of a map or other development
or building permit, reimburse the City for the cost of those improvements.
23. The applicant shall construct improvements and/or satisfy obligations, or furnish
an executed, secured agreement to construct improvements and/or satisfy
obligations required by the City prior to approval of a final map or parcel map or
issuance of a certificate of compliance for a waived parcel map. For secured
agreements, security provided, and the release thereof, shall conform with
Chapter 13, LQMC.
Improvements to be made or agreed to shall include removal of any existing
structures or obstructions which are not part of the proposed improvements.
24. If improvements are secured, the applicant shall provide estimates of
improvement costs for checking and approval by the City Engineer. Estimates
shall comply with the schedule of unit costs adopted by City resolution or
ordinance. For items not listed in the City's schedule, estimates shall meet the
approval of the City Engineer.
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies. Security is not required for telephone, gas, or T.V.
cable improvements. However, development -wide improvements shall not be
agendized for final acceptance until the City receives confirmation from the
telephone authority that the applicant has met all requirements for telephone
service to lots within the development.
25. If improvements are phased with multiple final maps or other administrative
approvals (e.g., Site Development Permits), off -site improvements and common
improvements (e.g., retention basins, perimeter walls & landscaping, gates) shall
be constructed or secured prior to approval of the first phase unless otherwise
approved by the City Engineer. Improvements and obligations required of each
phase shall be completed and satisfied prior to completion of homes or
occupancy of permanent buildings within the phase and subsequent phases
unless a construction phasing plan is approved by the City Engineer.
26. If the applicant fails to construct improvements or satisfy obligations in a timely
manner or as specified in an approved phasing plan or in an improvement
agreement, the City shall have the right to halt issuance of building permits or
final building inspections, withhold other approvals related to the development
of the project or call upon the surety to complete the improvements.
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Planning Commission Resolution 2002- 080
Conditions of Approval - Adopted
Transwest Housing Inc.
Tentative Tract 29436
Adopted: July 23, 2002
GRADING
27. This development shall comply with Chapter 8.11 of the LQMC (Flood Hazard
Regulations). If any portion of any proposed building lot in the development is
or may be located within a flood hazard area as identified on the City's Flood
Insurance Rate Maps, the development shall be graded to ensure that all floors
and exterior fill (at the foundation) are above the level of the project (100-year)
flood and building pads are compacted to 95% Proctor Density as required in
Title 44 of the Code of Federal Regulations, Section 65.5(a) (6). Prior to
issuance of building permits for lots which are so located, the applicant shall
furnish certifications as required by FEMA that the above conditions have been
met.
28. Prior to issuance of a grading permit, the applicant shall furnish a preliminary
geotechnical ("soils") report and an approved grading plan prepared by a qualified
engineer. The grading plan shall conform with the recommendations of the soils
report and be certified as adequate by a soils engineer or engineering geologist.
A statement shall appear on final maps (if any are required of this development)
that a soils report has been prepared pursuant to Section 17953 of the Health
and Safety Code.
29. 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.
30. Building pad elevations of lots in Tract 29436 sharing a common boundary with
the Laguna De La Paz community shall not exceed the building pad elevation of
any nearby home in the Laguna de la Paz division that is contiguous to the green
belt. The rough grading plan for all other building pad elevations shall be
designed to grade the other pads within one -foot, higher or lower, of what is
shown on the conditionally approved tentative map.
31. Prior to occupation of the project site for construction purposes, the applicant
shall submit and receive approval of a Fugitive Dust Control plan prepared in
accordance with Chapter 6.16, LQMC. The applicant shall furnish security, in
a form acceptable to the City, in an amount sufficient to guarantee compliance
with the provisions of the permit.
32. The applicant shall maintain graded, undeveloped land to prevent wind and water
erosion of soils. The land shall be planted with interim landscaping or provided
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Planning Commission Resolution 2002- 080
Conditions of Approval - Adopted
Transwest Housing Inc.
Tentative Tract 29436
Adopted: July 23, 2002
with other erosion control measures approved by the Community Development
and Public Works Departments.
33. Prior to issuance of building permits, the applicant shall provide building pad
certifications stamped and signed by qualified engineers or surveyors. For each
pad, the certification shall list the approved elevation, the actual elevation, the
difference between the two, if any, and pad compaction. The data shall be
organized by lot number and listed cumulatively if submitted at different times.
DRAINAGE
The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and
the following:
34. Stormwater falling on site during the peak 24-hour period of a 100-year storm
(the design storm) shall be retained within the development unless otherwise
approved by the City Engineer. The tributary drainage area shall extend to the
centerline of adjacent public streets.
35. Stormwater shall normally be retained in common retention basins. Individual -lot
basins or other retention schemes may be approved by the City Engineer for lots
2% acres in size or larger or where the use of common retention is impracticable.
If individual -lot retention is approved, the applicant shall meet the individual -lot
retention provisions of Chapter 13.24, LQMC.
36. Storm flow in excess of retention capacity shall be routed through a designated,
unimpeded overflow outlet to the historic drainage relief route.
37. Storm drainage historically received from adjoining property shall be retained on
site or passed through to the overflow outlet.
38. Retention facility design shall be based on site -specific percolation data which
shall be submitted for checking with the retention facility plans. The design
percolation rate shall not exceed two inches per hour.
39. Retention basin slopes shall not exceed 3:1 . Maximum retention depth shall be
six feet for common basins and two feet for individual -lot retention.
40. Nuisance water shall be retained on site. In residential developments, nuisance
water shall be disposed of in a trickling sand filter and leachfield approved by the
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Planning Commission Resolution 2002- 080
Conditions of Approval - Adopted
Transwest Housing Inc.
Tentative Tract 29436
Adopted: July 23, 2002
City Engineer. The sand filter and leechfield shall be designed to contain surges
of 3 gph/1,000 sq. ft. (of landscape areal and infiltrate 5 gpd/1,000 sq. ft.
41. In developments for which security will be provided by public safety entities
(e.g., the La Quinta Safety Department or the Riverside County Sheriff's
Department), retention basins shall be visible from adjacent street(s). No fence
or wall shall be constructed around basins unless approved by the Community
Development Director and the City Engineer.
42. If the applicant proposes discharge of stormwater directly or indirectly to the
Coachella Valley Stormwater Channel, the applicant shall indemnify the City from
the costs of any sampling and testing of the development's drainage discharge
which may be required under the City's NPDES Permit or other City- or area -wide
pollution prevention program, and for any other obligations and/or expenses
which may arise from such discharge. The indemnification shall be executed and
furnished to the City prior to issuance of any grading, construction or building
permit and shall be binding on all heirs, executors, administrators, assigns, and
successors in interest in the land within this tentative map excepting therefrom
those portions required to be dedicated or deeded for public use. The form of the
indemnification shall be acceptable to the City Attorney. If such discharge is
approved for this development, the applicant shall make provisions in the CC&Rs
for meeting these potential obligations.
43. The tract shall be designed to accommodate purging and blowoff water from any
on -site or adjacent well sites granted or dedicated to the local water utility
authority as a requirement for development of this property.
UTILITIES
44. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within the right of way and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electrical vaults, water
valves, and telephone stands, to ensure optimum placement for practical and
aesthetic purposes.
45. Existing aerial lines within or adjacent to the proposed development and all
proposed utilities shall be installed underground. Power lines exceeding 34.5 kv
are exempt from this requirement.
46. Utilities shall be installed prior to overlying hardscape. For installation of utilities
in existing, improved streets, the applicant shall comply with trench restoration
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Planning Commission Resolution 2002- 080
Conditions of Approval - Adopted
Transwest Housing Inc.
Tentative Tract 29436
Adopted: July 23, 2002
requirements maintained or required by the City Engineer. The applicant shall
provide certified reports of trench compaction for approval of the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
47. The applicant shall install the following street improvements to conform with the
General Plan street type noted in parentheses. (Public street improvements shall
conform with the City's General Plan in effect at the time of construction.)
A. OFF -SITE STREETS
1. Eisenhower Drive - Construct 38-foot half of 76-foot improvement
(travel width, excluding curbs) plus 6-foot sidewalk.
2. Subdivider shall participate in fifty percent (50%) of the cost to design
and reconstruct the 12-foot wide landscaped median in a new
alignment that is shifted ten and one-half feet (10.5') away from the
southeasterly curb of Eisenhower Drive at Coachella Drive to
accommodate south -to -north u-turn traffic and improve sight distance
at this intersection. The realignment transition shall be accomplished
with an 1,800-foot radius curve coupled with appropriate transitions
to be determined during design. Approximately 650' of median
adjacent to tract 29436 shall be realigned.
B. PRIVATE STREETS
1. Residential: 36-foot travel width. Width may be reduced to 32 feet
with parking restricted to one side or 28 feet with on -street parking
prohibited if there is adequate off-street parking for residents and
visitors and the applicant provides for perpetual enforcement of the
restrictions by the homeowners association.
C. CULS DE SAC
1. Use Riverside County Standard 800 (symmetric) or 800A (offset), with
38-foot curb radius.
Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, bus
turnouts, dedicated turn lanes, and other features contained in the approved
construction plans may warrant additional street widths as determined by the
City Engineer.
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Planning Commission Resolution 2002- 080
Conditions of Approval - Adopted
Transwest Housing Inc.
Tentative Tract 29436
Adopted: July 23, 2002
48. 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.
49. The applicant may be required to extend improvements beyond development
boundaries to ensure they safely integrate with existing improvements (e.g.,
grading; traffic control devices and transitions in alignment, elevation or
dimensions of streets and sidewalks).
50. Improvements shall be designed and constructed in accordance with the LQMC,
adopted standards, supplemental drawings and specifications, and as approved
by the City Engineer. Improvement plans for streets, access gates and parking
areas shall be stamped and signed by qualified engineers.
51. Knuckle turns and corner cut -backs shall conform with Riverside County Standard
Drawings #801 and #805 respectively unless otherwise approved by the City
Engineer.
52. Streets shall have vertical curbs or other approved curb configurations which
convey water without ponding and provide lateral containment of dust and
residue for street sweeping. If a wedge or rolled curb design is approved, the lip
at the flowline shall be vertical (1/8" batter) and a minimum of 0.1' in height.
Unused curb cuts on any lot shall be restored to normal curbing prior to final
inspection of permanent building(s) on the lot.
53. The applicant shall design street pavement sections using Caltrans' design
procedure (20-year life) and site -specific data for soil strength and anticipated
traffic loading (including construction traffic). Minimum structural sections shall
be as follows (or approved equivalents for alternate materials):
Residential & Parking Areas 3.0" a.c./4.50" c.a.b.
Collector 4.0"/5.00"
Secondary Arterial 4.0"/6.00"
Primary Arterial 4.5"/6.00"
Major Arterial 5.5"/6.50"
54. The applicant shall submit current mix designs (less than two years old at the
time of construction) for base, asphalt concrete and Portland cement concrete.
The submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include
recent (less than six months old at the time of construction) aggregate gradation
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Planning Commission Resolution 2002- 080
Conditions of Approval - Adopted
Transwest Housing Inc.
Tentative Tract 29436
Adopted: July 23, 2002
test results confirming that design gradations can be achieved in current
production. The applicant shall not schedule construction operations until mix
designs are approved.
55. The City will conduct final inspections of homes and other habitable buildings
only when the buildings have improved streets. The improvements shall include
required traffic control devices, pavement markings and street name signs. If on -
site streets are initially constructed with partial pavement thickness, the applicant
shall complete the pavement prior to final inspections of the last ten percent of
homes within the tract or when directed by the City, whichever comes first.
56. General access points and turning movements of traffic are limited to the
following:
A. "A" Street at Eisenhower Drive shall be limited to right turn in, right turn
out, and left turn in (both from Eisenhower Drive and onto Eisenhower
Drive).
B. Subdivider shall reconfigure on -site tract design to create a two-way private
street to connect to a short public street or private street providing access
to the traffic signal at the Coachella Drive/Eisenhower Drive intersection.
C. Prior to fifty percent (50%) buildout of Tract 29439, Subdivider shall
construct a short public street or private street connecting Tract 29439 to
the Coachella Drive/Eisenhower Drive intersection. The subdivider shall be
responsible for fifty percent (50%) of the cost to design and construct a
short connector street and signal modification as needed to add the fourth
leg of the intersection and bring it to current standards including dedicated
left -turn phase for Eisenhower traffic. The City intends to acquire the right
of way for the connector street via dedication, however, if the opportunity
to acquire the right of way by dedication does not present itself prior to
final map approval for Tract 29439, Subdivider shall post security for the
required improvements and estimated right of way acquisition cost subject
to the legal rights and limitations delineated in Map Act Section 66462.5.
LANDSCAPING
57. The applicant shall provide a predominantly desert landscaping theme in required
setbacks, retention basins, common lots, and park areas.
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Planning Commission Resolution 2002- 080
Conditions of Approval - Adopted
Transwest Housing Inc.
Tentative Tract 29436
Adopted: July 23, 2002
58. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
The applicant shall submit plans for approval by the Community Development
Department prior to plan checking by the Public Works Department. When plan
checking is complete, the applicant shall obtain the signatures of CVWD and the
Riverside County Agricultural Commissioner prior to submitting for signature by
the City Engineer. Plans are not approved for construction until signed by the
City Engineer.
59. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no lawn
or spray irrigation within 18 inches of curbs along public streets.
60. A perimeter block wall (sound attenuation barrier) shall be constructed along
Eisenhower Drive. An emergency access gate (designed per Fire Marshal's
requirements) shall be installed at the southerly terminus of the emergency
access road which extends from the cul-de-sac in "D" Street.
61. A perimeter block wall shall be constructed along the project's westerly boundary
from Eisenhower Drive to the foot of the mountains.
62. At locations where the proposed development shares a common property line
with the Laguna De La Paz project (Tract 20052) where an existing wall encloses
properties in the adjacent development, the Applicant shall accomplish the Zoning
Code required 5-foot minimum wall height in accordance with one of the
following methods:
A. If permission from the adjacent property owner is received, and if
additional wall height can be structurally achieved, add additional
course(s) of matching block to the existing wall. This alternative shall
be rejected by the adjacent landowner before utilizing the second
alternative.
B. If the adjacent property owner does not consent to the first
alternative, the Applicant shall achieve the 5-foot minimum wall height
by constructing a new wall, with matching block, adjacent the existing
wall as close as physically possible, and fill the empty space between
the two walls with pea gravel and slurry cap. The two walls shall be
structurally bound together with tie rods.
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Planning Commission Resolution 2002- 080
Conditions of Approval - Adopted
Transwest Housing Inc.
Tentative Tract 29436
Adopted: July 23, 2002
63. A 6-foot sidewalk shall be constructed along Eisenhower Drive. The sidewalk
shall meander within the 32-foot Right -of -Way and setback.
QUALITY ASSURANCE:
64. The applicant shall employ construction quality -assurance measures which meet
the approval of the City Engineer.
65. The applicant shall employ or retain qualified civil engineers, geotechnical
engineers, surveyors, or other appropriate professionals to provide sufficient
construction supervision to be able to furnish and sign accurate record drawings.
66. The applicant shall arrange and bear the cost of measurement, sampling and
testing procedures not included in the City's inspection program but required by
the City as evidence that construction materials and methods comply with plans,
specifications and applicable regulations.
67. Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all improvement plans which were signed by the City. Each
sheet shall be clearly marked "Record Drawings," "As -Built" or "As -Constructed"
and shall be stamped and signed by the engineer or surveyor certifying to the
accuracy of the drawings. The applicant shall revise the CAD or raster -image
files previously submitted to the City to reflect as -constructed conditions.
MAINTENANCE
68. The applicant shall make provisions for continuous, perpetual maintenance of all
on -site improvements, perimeter landscaping, access drives, and sidewalks. The
applicant shall maintain required public improvements until expressly released
from this responsibility by the appropriate public agency.
FEES AND DEPOSITS
69. The applicant shall pay the City's established fees for plan checking and
construction inspection. Fee amounts shall be those in effect when the applicant
makes application for plan checking and permits.
FIRE MARSHALL
70. Fire hydrants in accordance with CVWD Standard W-33 shall be located at each
street intersection spaced not more than 330 feet apart in any direction with no
portion of any lot frontage more than 165 feet from a fire hydrant. Minimum fire
flow shall be 1000 gpm for a two hour duration at 20 psi.
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Planning Commission Resolution 2002- 080
Conditions of Approval - Adopted
Transwest Housing Inc.
Tentative Tract 29436
Adopted: July 23, 2002
71. Prior to recordation of the final map, applicant/developer shall furnish one blueline
copy of the water system plans to the Fire Department for review/approval. The
plans shall conform with the Fire Marshal's requirements for types, location and
spacing of hydrants and fire flow requirements. Plans shall be signed/approved
by a registered civil engineer and the local water company with the following
certification: "I certify that the design of the water system is in accordance with
the requirements prescribed by the Riverside County Fire Department."
72. 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.
73. The minimum dirriensions for fire apparatus access roads entering and existing
this project shall have an unobstructed width of not less than 20 feet in each
direction and an unobstructed vertical clearance of not less than 13 feet 6
inches.
74. Gated entrance and exit openings shall be not less than 16 feet in width. All
gates shall be located at least 40 feet from the roadway and shall open to allow
a vertical stop without obstructing traffic on the road. Gates shall have either a
secondary power supply or an approved manual means to release mechanical
control of the gate: in the event of loss of primary power. Power operated gates
shall be equipped with an override system consisting of KS-2P series Knox Key
Operated switches.
MISCELLANEOUS
75. The Community Development and Public Works Directors shall allow minor
design changes to final map. Minor design changes include a reduction in the
number of buildable lots, changes in lot sizes, relocation of common lots, open
space open areas or other required public facilities (e.g., CVWD well sites, etc.);
may allow any changes in the alignment of street sections provided the applicant
submits a Substantial Conformance Application to the Public Works Department
during plan check process identifying the requested changes and how the
changes occurred. All minor changes shall be conveyed to the City Council at the
time the City Council considers final map recordation.
76. Prior to recordation of the final tract map, the developer shall make a good faith
effort to dedicate the hillside property to a public agency, such as the Mountain
Conservancy, if the agency wishes to provide trail access and assume the liability
for the trail and hillside. If such dedication occurs prior to recordation of the Final
Tract Map, developer shall establish a trail access by one of the following ways:
P:\PC Reso & COA\final PC COA TT 29436 EX 1 .wpd 15
Planning Commission Resolution 2002- 080
Conditions of Approval - Adopted
Transwest Housing Inc.
Tentative Tract 29436
Adopted: July 23, 2002
1) Create a five foot wide easement from Eisenhower Drive along the westerly
property line located behind the rear property line of residential lots to Lot
"G" and extending the five foot trail access with an easement within Lot
"G" behind the toe of slope to the existing trail head; or,
2) Create a trail easement and build a viable trail from the western edge of the
Arts Foundation property on Washington Avenue up and over the mountains
and dropping down into Lot "G" of Tract 29436 and extending a five foot
trail access easement within Lot "G" from the point the new trail connects
to Lot "G" to the existing Trail Head.
Or, if the developer is not able to dedicate the hillside property to a public
agency, the three remainder parcels shown on Tentative Tract Map 29436 shall
be deed restricted as permanent open space prior to recordation of the final tract
map.
77. All dwelling units shall be single story and shall not exceed 22 feet in height
within Tentative Tract Map 29436.
78. All lots sharing a common boundary with Laguna de La Paz shall have a minimum
25 foot rear yard setback for all buildings.
79. Prior to final map approval all lots shall be required to have a minimum lot
frontage of 35 feet per Section 9.50.030, Table of Development Standards, of
the Zoning Code.
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