PCRES 2002-082PLANNING COMMISSION RESOLUTION 2002-082
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF THE SUBDIVISION OF
5.1 ± ACRES INTO 12 SINGLE FAMILY RESIDENTIAL
(FORMERLY SEVEN SINGLE FAMILY LOTS) AND OTHER
MISCELLANEOUS LOTS ON THE NORTH SIDE OF AVENUE
50, APPROXIMATELY 1,262 FEET WEST OF JEFFERSON
STREET
CASE NO.: TENTATIVE TRACT MAP 30331, AMENDMENT #1
APPLICANT: SANTA PROPERTIES AND DEVELOPMENT LLC
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 23rd day of July, 2002, hold a duly noticed Public Hearing to consider the
request of Santa Properties and Development LLC for review of a revised Tentative
Tract Map to allow the subdivision of 5.1 ± acres into twelve (12) residential lots
instead of seven (7) lots in conjunction with other common lots, generally located on
the north side of Avenue 50, approximately 1,262 feet west of Jefferson Street, more
particularly described as:
APN's: 649-520-010, 649-520-012, 649-520-013
Portion of the East 1 /5 of the West % of the SE '/4 of Section 32, TSS, R7E, SBBM
WHEREAS, the Community Development Department published the public
hearing notice in the Desert Sun Newspaper on July 9, 2002, for the July 23, 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 City Council of the City of La Quinta, California, did on
the 18`h day of December, 2001, hold a duly noticed Public Hearing to consider the
request of Santa Properties for review of a Tentative Tract Map to allow the
subdivision of 5.1 ± acres into seven residential and six common lots, and on a 5-0
vote, adopted Resolution No. 2001-164, subject to Findings and Conditions of
Approval; and
WHEREAS, the project has complied with the requirements of "The Rules
to Implement the California Environmental Quality Act of 1970" as amended,
Resolution 83-63, in that the Community Development Director has prepared an
G:ResoPCTr30331 Amendment. wpd
Planning Commission Resolution 2002-082
Tentative Tract Map 30331, Amendment #1
Santa Properties and Development LLC
July 23, 2002
Page 2
Addendum to Environmental Assessment 2001-435, determining that the proposed
project could have an adverse impact on the environment, provided mitigation
measures imposed by the City Council under Resolution No. 2001-163 are
implemented. A Notice of Intent to Adopt an Addendum was posted with the
Riverside County Recorder's office on June 19, 2002, by the Community Development
Department; and
WHEREAS, on June 6, 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
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments of all interested persons wanting to be heard, said Planning
Commission did make the following mandatory findings recommending to the City
Council approval of said Tentative Tract Map Amendment:
Finding Number 1 - Consistency with General Plan:
A. The property is designated Low Density Residential, The Land Use Element of
the General Plan encourages differing residential developments throughout the
City provided the density is less than four units per acre. That increasing the
number of permitted dwelling units from 7 to 12 in this location and as depicted
on the revised map is not contrary to the City's Housing Vision Statement,
which states that while the City is to facilitate and encourage new housing, it
must preserve the overall low density character of the City.
That the increased density, lot design, and subdivision layout associated with
Amendment #i1 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.
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, and Amendment #i1 will provide payment to the City for usable
open space outside the Tract's boundary.
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Planning Commission Resolution 2002-082
Tentative Tract Map 30331, Amendment #1
Santa Properties and Development LLC
July 23, 2002
Page 3
Finding Number 2 - Consistency with City Zoning Ordinance:
A. The proposed development of residential lots greater than 13,020 square feet
is consistent with the land use provisions specified in the Zoning Ordinance, as
conditioned. Lots are rectangular in shape to afford development of traditional
detached single family houses and on -site parking areas. The size of the lots
will ensure open spaces areas for private recreation facilities.
Finding Number 3 - Compliance with the California Environmental Quality Act (CEQA):
A. An Addendum has been prepared for Environmental Assessment 2001-435
consistent with CEQA statutes.
Finding Number 4 - Site Design:
A. The proposed design of the subdivision conforms with the development
standards found in the General Plan and Zoning Ordinance by creating 0.29±
acre or large residential lots, or 2.3± units per acre. On -street parking will be
provided within the private community.
B. The site is physically suitable for the proposed land division, as the area is
generally flat and without physical constraints, and the Tentative Tract Map is
consistent with the low density residential character of the community.
Finding Number 5 - Site Improvements:
A. Infrastructure improvements such as gas, electric, sewer and water will service
the site in underground facilities as required. No adverse impacts have been
identified based on letters of response from affected public agencies.
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; and
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Planning Commission Resolution 2002-082
Tentative Tract Map 30331, Amendment #1
Santa Properties and Development LLC
July 23, 2002
Page 4
2. That it does hereby require compliance with those mitigation measures required
in Environmental Assessment 2001-435; and
3. That it does hereby recommend to the City Council approval of an amendment
to Tentative Tract Map 30331 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
Planning Commission, held on the 23rd day of July, 2002, by the following vote, to
wit:
AYES: Commissioners Abels, Kirk, Robbins, and Vice -Chairman Tyler
NOES: None
ABSENT: Chairman Butler
ABSTAIN: None
ROBERT TYL R, Vice -Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
G:ResoPCTr30331 Amendment. wpd
PLANNING COMMISSION RESOLUTION 2002-082
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 30331, AMENDMENT #1
SANTA PROPERTIES AND DEVELOPMENT LLC
ADOPTED: JULY 23, 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").
3. Prior to the issuance of any grading, construction, or building permit by the City,
the applicant shall obtain the necessary clearances and/or permits from the
following agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
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Planning Commission Resolution 2002-082
Conditions of Approval - Final
Tentative Tract Map 30331, Amendment #1 - Santa Properties
Adopted: July 23, 2002
Page 2
4. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water),
LQMC; Riverside County Ordinance No. 457; and the State Water Resources
Control Board's Order No. 99-08-DWQ.
A. For construction activities including clearing, grading or excavation of land
that disturbs five (5) acres or more of land, or that disturbs less than five
(5) acres of land, but which is a part of a construction project that
encompasses more than five (5) acres of land, the Permitee shall be
required to submit a Storm Water Pollution Protection Plan ("SWPPP")•
B. The applicant's SWPPP shall be approved by the City Engineer prior to any
on or off -site grading being done in relation to this project.
C. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including acceptance
of all improvements by the City.
D. The applicant's SWPPP shall include provisions for all of the following Best
Management Practices ("BMPs") (8.70.020 (Definitions), LQMC):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
E. All of applicant's erosion and sediment control BMPs shall be approved by
the City Engineer prior to any on or off site grading being done in relation
to this project.
F. All approved project BMPs shall be maintained in their proper working order
throughout the course of construction, and until all improvements have
been accepted by the City.
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Planning Commission Resolution 2002-082
Conditions of Approval - Final
Tentative Tract Map 30331, Amendment #1 - Santa Properties
Adopted: July 23, 2002
Page 3
5. This map shall expire on December 18. 2003, unless a time extension is applied
for and granted pursuant to Section 13.12.160 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 50 (Primary Arterial, Type B) - 50-foot half of the 100-foot
right of way.
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
1) Residential (Lot "B"): 37 foot right of way. Width may be reduced to
33 feet with parking restricted to one side.
2) Private Gated Entry: As required to provide adequate turnaround and
egress for non -admitted visitors, and as approved by the City Engineer.
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Planning Commission Resolution 2002-082
Conditions of Approval - Final
Tentative Tract Map 30331, Amendment #1 - Santa Properties
Adopted: July 23, 2002
Page 4
B. CULS DE SAC
1) Private: Use Riverside County Standard 800 for symmetrical Culs De
Sac, or 800A for offset Culs De Sac, 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 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. Avenue 50 (Primary Arterial, Type B) - 20-foot from the Right of way.
The listed setback depth shall be the average depth where a meandering wall
design is approved.
The setback requirements shall apply to all frontages including, but not limited
to, remainder parcels and sites dedicated for utility purposes.
G:Greg/CondPCTr30331 Revised.wpd
Planning Commission Resolution 2002-082
Conditions of Approval - Final
Tentative Tract Map 30331, Amendment #1 - Santa Properties
Adopted: July 23, 2002
Page 5
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 MAP(S)
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.
G:Greg/CondPCTr30331 Revised.wpd
Planning Commission Resolution 2002-082
Conditions of Approval - Final
Tentative Tract Map 30331, Amendment #1 - Santa Properties
Adopted: July 23, 2002
Page 6
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
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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Planning Commission Resolution 2002-082
Conditions of Approval - Final
Tentative Tract Map 30331, Amendment #1 - Santa Properties
Adopted: July 23, 2002
Page 7
"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 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.
G:Greg/CondPCTr30331 Revised.wpd
Planning Commission Resolution 2002-082
Conditions of Approval - Final
Tentative Tract Map 30331, Amendment #1 - Santa Properties
Adopted: July 23, 2002
Page 8
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.
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.
G:Greg/CondPCTr30331Revised.wpd
Planning Commission Resolution 2002-082
Conditions of Approval - Final
Tentative Tract Map 30331, Amendment #1 - Santa Properties
Adopted: July 23, 2002
Page 9
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.
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.
G:Greg/Conc1PCTr30331Revised.wpd
Planning Commission Resolution 2002-082
Conditions of Approval - Final
Tentative Tract Map 30331, Amendment N1 - Santa Properties
Adopted: July 23, 2002
Page 10
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. Building pad elevations, as shown on the Tentative Tract Map exhibit, are
compatible with surrounding parcels.
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.
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 run off.
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. In residential developments, nuisance
water shall be disposed of in a trickling sand filter and leach field approved by the
City Engineer. The sand filter and leach field shall be designed to contain surges
of up to 3 gph/1,000 sq. ft. of landscape area, and infiltrate 5 gpd/1,000 sq. ft.
43. No fence or wall shall be constructed around any retention basin unless approved
by the Community Development Director and the City Engineer.
G:Greg/CondPCTr30331Revised.wpd
Planning Commission Resolution 2002-082
Conditions of Approval - Final
Tentative Tract Map 30331, Amendment #1 - Santa Properties
Adopted: July 23, 2002
Page 11
44. For on -site common retention basins, retention depth shall not exceed six feet
and side slopes shall not exceed 3:1.
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 9.100.04O(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.
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.
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Planning Commission Resolution 2002-082
Conditions of Approval - Final
Tentative Tract Map 30331, Amendment #1 - Santa Properties
Adopted: July 23, 2002
Page 12
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.
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) Avenue 50 (Primary Arterial) - 100 foot right of way
Widen the north side of the street along the frontage adjacent to the
Tentative Tract Map boundary to 38 foot half width. 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.
B. PRIVATE STREETS
1) Residential (Street Lot "B") - Construct full 36-foot wide travel width
improvements within a 37-foot right-of-way where the residential
streets are double loaded. The applicant may construct full 32-foot
wide travel width improvements within a 33-foot right-of-way with
parking restricted to one side, and the applicant provides for the
perpetual enforcement of the parking restriction by the homeowners
association.
G:Greg/CondPCTr30331 Revised.wpd
Planning Commission Resolution 2002-082
Conditions of Approval - Final
Tentative Tract Map 30331, Amendment #1 - Santa Properties
Adopted: July 23, 2002
Page 13
C. PRIVATE CULS DE SAC
11 Private Culs-de-sac shall be constructed to Riverside County Standard
800 for symmetrical Culs-de-sac and Standard 800A for offset Culs-
de-sac, and both shall be constructed with a 38-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
Avenue 50 from the gated entry.
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"
or the approved equivalents of alternate materials.
G:Greg/CondPCTr30331Revised.wpd
Planning Commission Resolution 2002-082
Conditions of Approval - Final
Tentative Tract Map 30331, Amendment #1 - Santa Properties
Adopted: July 23, 2002
Page 14
58. General access points and turning movements of traffic are limited to the
following:
A. Primary Entry at Avenue 50: A right turn in/right turn out entrance from or
onto Avenue 50.
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.
CONSTRUCTION
63. 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
64. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
65. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas.
G:Greg/CondPCTr30331 Revised.wpd
Planning Commission Resolution 2002-082
Conditions of Approval - Final
Tentative Tract Map 30331, Amendment #1 - Santa Properties
Adopted: July 23, 2002
Page 15
66. 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.
67. 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
68. The applicant shall provide public transit improvements as required by SunLine
Transit Agency and approved by the City Engineer.
• • *01LT_1►L6
69. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
70. 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.
71. 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.
72. 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
G:Greg/CondPCTr30331 Revised.wpd
Planning Commission Resolution 2002-082
Conditions of Approval - Final
Tentative Tract Map 30331, Amendment #1 - Santa Properties
Adopted: July 23, 2002
Page 16
"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
73. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
74. 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
75. 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.
76. 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).
77. The applicant shall comply with the provisions of Section 13.48 (Park
Dedications), LQMC.
78. The applicant shall pay school fees as required by law. School fees shall have
been paid prior to the issuance of building permits.
COMMUNITY DEVELOPMENT DEPARTMENT
79. Landscaping and irrigation plans shall be submitted to the Community
Development Department for review and approval prior to the issuance of a
grading permit for the proposed project site. The landscaping plans shall include
the design of the entry walls and gates. Both walls and gates shall not exceed
6 feet in height, and shall be placed on berms if required by mitigation measures
in Environmental Assessment 2001-435 (e.g., south side of Lots 1 and 12, etc.).
G:Greg/CondPCTr30331Revised. wpd
Planning Commission Resolution 2002-O82
Conditions of Approval - Final
Tentative Tract Map 30331, Amendment k1 - Santa Properties
Adopted: July 23, 2002
Page 17
80. Prototypical housing plans are not a part of this approval, and will require
separate permitting if required.
81. Signage is not included in this approval. A separate sign permit shall be
submitted for entry or monument signs at the project site, subject to approval by
the Community Development Director.
82. All mitigation measures included in Environmental Assessment 2001-435 are
hereby included in this approval.
83. A list of three street names shall be submitted in ranking order to the Community
Development Department for distribution to local public agencies for their review
and comment. The approved street name for Street Lot "B" shall be placed on
the final map prior to map recordation.
84. Prior to the final map application being submitted to the City, two copies of the
draft Covenants, Conditions and Restrictions (CC and R's) shall be submitted to
the Community Development Department. The City Attorney shall approve the
CC and R's document prior to approval of the final map by the City Council.
COACHELLA VALLEY WATER DISTRICT CONDITIONS
85. The project site shall be annexed to Improvement District Numbers 55 and 82 of
the district for sanitation service.
86. Plans for grading, landscaping and irrigation systems shall be submitted to the
district for review. This review is for ensuring efficient water management.
FIRE DEPARTMENT CONDITIONS
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 improvement 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.
87. Approved standard fire hydrants, located at each intersection and spaced 330
feet apart.
G:Greg/CondPCTr30331Revised.wpd
Planning Commission Resolution 2002-082
Conditions of Approval - Final
Tentative Tract Map 30331, Amendment N1 - Santa Properties
Adopted: July 23, 2002
Page 18
88. Blue dot reflectors shall be placed in the street 8 inches from centerline to the
side that the fire hydrant is on.
89. Any turnaround requires a minimum 38-foot turning radius.
90. 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 on the road.
91. Gates may be automatic or manual and shall be equipped with a rapid entry
system (KNOX). Plans shall be submitted to the Fire Department for approval
prior to installation. Automatic 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.
92. The minimum dimension for access roads is 20 feet clear and unobstructed width
and a minimum clearance of 13'-6" in height.
93. 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.
MISCELLANEOUS
94. The Community Development and Public Works Directors may allow minor design
changes to final map applications that include a reduction in the number of
buildable lots, changes in lot sizes, relocation of common open space areas or
other required public facilities (e.g., CVWD well sites, etc.) and changes in the
alignment of street sections, provided the applicant submits a Substantial
Compliance Application to the Public Works Department during plan check
disclosing the requested changes and how the changes occurred. These changes
shall be conveyed to the City Council when the map is presented for recordation
consideration.
G:Greg/CondPCTr30331 Revised.wpd