PCRES 2002-089PLANNING COMMISSION RESOLUTION 2002-089
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF TENTATIVE TRACT
30651 TO ALLOW A 28 LOT SINGLE FAMILY
RESIDENTIAL LAND SUBDIVISION AND MISCELLANEOUS
COMMON AND GOLF COURSE LOTS ON APPROXIMATELY
74.78 ACRES
CASE NO.: TENTATIVE TRACT 30651
APPLICANT: WINCHESTER DEVELOPMENT
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 311D day of September, 2002, hold a duly noticed Public Hearing and
recommended approval to the City Council, to subdivide a 74.78 acre site into 28
single family lots and other common and golf course lots, generally located west of
Jefferson Street alignment, south of Quarry Lane, more particularly described as:
APN'S: 766-050-002, 766-050-008, 766-060-001, 766-060-002, 766-060-013,
766-060-014, 766-060-014, 766-060-015, 766-060-016
WHEREAS, said Tentative Map has complied with the requirements of
"The Rules to Implement the California Environmental Quality Act of 1970" as
amended (Resolution 83-63), in that an Environmental Assessment was completed for
this project.
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Commission did make the following Mandatory Findings of approval to justify said
Tentative Tract Map 30651:
A., The proposed map is consistent with the City of La Quinta General Plan.
The project is a Low Density Residential (LDR) District per the provisions of the
2002 General Plan Update. Tentative Tract 30651 is consistent with the goals,
policies and intent of the La Quinta General Plan provided conditions contained
herein are met to ensure consistency with the General Plan, and mitigation
measures pursuant to Environmental Assessment 2002-452. The density and
design standards for the tract will comply with the Land Use Element of the
General Plan.
B. The design, or improvement of, the proposed subdivision is consistent with the
La Quinta General Plan and the Subdivision Ordinance.
All streets and improvements in the project conform to City standards
PAPC Reso & COA\September 2002\PC RESO TT30651.wpd
Planning Commission Resolution 2002-089
Tentative Tract Map 30651
Winchester Development
Adopted September 3, 2002
contained in the General Plan and Subdivision Ordinance as designed. All on -
site streets will be private. Access for the single family lots will be provided
from an internal loop street planned under Tentative Tract Map.
C. The design of the subdivision or the proposed improvements are not likely to
cause substantial environmental damage, or substantially injure fish or wildlife,
or their habitat.
The subject site is physically suitable for the proposed land division. Therefore,
this project will not cause substantial environmental damage or injury to fish or
wildlife, or their habitat because mitigation measures will be implemented.
D. The design of the subdivision, or type of improvements, are not likely to cause
serious public health problems.
The design of the subdivision, as conditionally approved, will not cause serious
public health problems because they will install urban improvements based on
City, State, and Federal requirements.
E. The design of the subdivision, or type of improvements, will not conflict with
easements, acquired by the public at large, for access through, or use of,
property within the proposed subdivision.
The proposed streets are planned to provide direct access to each single family
lot. All required public easements will provide access to the site or support
necessary infrastructure improvements.
F. The design of the lot, or type of improvements are not likely to cause serious
public health problems in that the Fire Marshall, Sheriff's Department, and the
City's Building and Safety Department have reviewed the proposal for public
health conditions and the project is conditioned as appropriate.
G. The design of the lot, or type of improvements, will not conflict with easements
acquired by the public at large, for access through or use of property within the
proposed subdivision in that the proposed internal streets will be privately
owned and maintained, and that there will be no publicly -owned improvements
within the Tentative Tract Map.
H. The design of the lots and grading improvements, including the pad elevation
P:\PC Reso & COA\September 2002\PC RESO TT30651 .wpd
_ Planning Commission Resolution 2002-089
Tentative Tract Map 30651
Winchester Development
Adopted September 3, 2002
differentials within the tract are an acceptable minimum in that the tract design
preserves community acceptance and buyer satisfaction.
WHEREAS, in the review of this Tentative Tract Map, the Planning
Commission has considered the effect of the contemplated action on housing needs
of the region for purposes of balancing those needs against the public service needs
of the residents of the City of La Quinta and its environs with available fiscal and
environmental resources;
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the Planning
Commission in this case;
2. That it does hereby recommend approval to the City Council of Tentative Tract
Map 30651 for the reasons set forth in this Resolution and subject to the
attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on this the 3`d day of September, 2002 by the
following vote, to wit:
AYES: Commissioners Abels, Kirk, Robbins, Tyler, and Chairman Butler
NOES: None
ABSENT: None
ABSTAIN: None (�
a J/
RICI RD BUTLER, Chairman
City of La Quinta, California
0
JER(lY ff RM�N, Community Development Director
City, of a Quinta, California
PLANNING COMMISSION RESOLUTION 2002-089
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 30651
WINCHESTER DEVELOPMENT
ADOPTED SEPTEMBER 3, 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
• 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.
4. The applicant shall comply with applicable provisions of the City's NPDES storm water
discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge
P:\PC Reso & COA\September 2002\PC COA TT 30651.wpd
PLANNING COMMISSION RESOLUTION 2002-089
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 30651
WINCHESTER DEVELOPMENT
ADOPTED SEPTEMBER 3, 2002
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, 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):
11 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 erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading, pursuant to
this project.
F. The approved SWPPP and BMPs shall remain in effect for the entire duration of
project construction until all improvements are completed and accepted by the
City.
5. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at the time
of issuance of building permit(s).
PROPERTY RIGHTS
6. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and
other property rights necessary for the construction or proper functioning of the
proposed development. Conferred rights shall include irrevocable offers to dedicate
P:\PC Reso & COA\September 2002\PC COA TT 30651.wpd
PLANNING COMMISSION RESOLUTION 2002-089
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 30651
WINCHESTER DEVELOPMENT
ADOPTED SEPTEMBER 3, 2002
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 Jefferson Street is a Secondary Arterial, 4 lanes undivided with no parking,
that requires 88' of right of way. Based on the approved Jefferson Street
alignment, the applicant shall dedicate all right of way as needed located
within the tract boundary.
2) Cahuilla Park Road: The applicant shall acquire road easement 74 foot wide
right of way, on behalf of The City for the extension of the road segment
that connects to the approved Jefferson Street alignment.
9. Prior to recording a new map, the Home Owner's Association shall consent to the
realignment of Quarry Lane.
10 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.
11. The private street right-of-ways to be retained for private use required for this
development include:
A. PRIVATE STREETS
Property line shall be placed at the back of curb similar to the lay out shown on
the tentative map.
1) Quarry Lane : The right of way width is 24 foot wide to accommodate two
travel lanes with a width of not less than 23 feet, with on -street parking
restricted on both sides, provided that the applicant makes provisions for
ongoing enforcement of the restrictions.
P:\PC Reso & COA\September 2002\PC COA TT 30651 .wpd
PLANNING COMMISSION RESOLUTION 2002-089
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 30651
WINCHESTER DEVELOPMENT
ADOPTED SEPTEMBER 3, 2002
2) Quarry Ranch Road: The right of way is 36 foot wide to accommodate two
travel lanes with a width not less than 35 feet, with on -street parking
restricted to one side provided there is adequate off-street parking for
residents and visitors, and the applicant makes provisions for ongoing
enforcement of the restrictions.
3) CULS DE SAC
The cul de sac shall be according to the tentative map with a 38-foot curb
radius or larger at the bulb measured at the gutter flow line.
12. Right-of-way geometry for property line corner cut -backs at curb returns shall conform
to Riverside County Standard Drawings #805, unless otherwise approved by the City
Engineer.
13. Dedications shall include additional widths as necessary for dedicated right and left
turn lanes and other features contained in the approved construction plans.
14. 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.
15. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility
easement contiguous with, and along one side of all private streets. Such easement
may be reduced to five feet in width with the express written approval of AID.
16. The applicant shall create perimeter landscaping setbacks along all public right-of-ways
as follows:
A. Jefferson Street (Secondary Arterial) is 10 feet from the R/W.
B. Cahuilla Park Road (Collector) is 10 feet from the R/W.
The listed setback depth shall be the average depth where a meandering wall design
is approved, but the Applicant may provide a wider setback if desired.
The setback requirements shall apply to all frontages including, but not limited to, open
space purposes.
PAPC Reso & COA\September 2002\PC COA TT 30651 .wpd
PLANNING COMMISSION RESOLUTION 2002-089
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 30651
WINCHESTER DEVELOPMENT
ADOPTED SEPTEMBER 3, 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.
17. 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.
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. 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
20. Prior to the City's approval of a Final Map, the applicant shall furnish accurate
AutoCAD files of the Final Map that was approved by the City's map checker on a
storage media acceptable to the City Engineer. Such files shall be in a standard
AutoCAD format so as to be fully retrievable into a basic AutoCAD program.
Where a Final Map was not produced in an AutoCAD format, or produced in a file that
can be converted to an AutoCAD format, the City Engineer will accept a raster -image
file of such Final Map.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as "engineer,"
"surveyor," and "architect," refer to persons currently certified or licensed to practice their
respective professions in the State of California.
21. 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.
22. 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
P:\PC Reso & COA\September 2002\PC COA TT 30651.wpd
PLANNING COMMISSION RESOLUTION 2002-089
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 30651
WINCHESTER DEVELOPMENT
ADOPTED SEPTEMBER 3, 2002
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
B.
Perimeter Landscape Plan:
1 "
= 20'
Horizontal
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.
"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.
"Site Development" plans shall normally include all on -site surface improvements
including but not necessarily limited to finish grades for curbs & gutters, building floor
elevations, parking lot improvements and ADA requirements.
"Site Utility" plans shall normally include all sub -surface improvements including but
not necessarily limited to sewer lines, water lines, fire protection and storm drainage
systems. The "Site Utility" plan shall have signature blocks for the Building Official
and the City Engineer.
23. 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.
24. 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.
P:\PC Reso & COA\September 2002\PC COA TT 30651 .wpd
PLANNING COMMISSION RESOLUTION 2002-089
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 30651
WINCHESTER DEVELOPMENT
ADOPTED SEPTEMBER 3, 2002
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-buil 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
25. Prior to the conditional approval of any Final Map, or the issuance of any permit(s), the
applicant shall construct all on -site 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.
26. 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.
27. 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.
28, 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.
29. 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
P:\PC Reso & COA\September 2002\PC COA TT 30651.wpd
PLANNING COMMISSION RESOLUTION 2002-089
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 30651
WINCHESTER DEVELOPMENT
ADOPTED SEPTEMBER 3, 2002
construction cost estimates for all proposed on -site and off -site improvements,
including an estimate for the final survey monumentation, for checking and approval
by the City Engineer. Such estimates shall conform to the unit cost schedule adopted
by City resolution, or ordinance.
For items not listed in the City's unit cost schedule, the proposed unit costs shall be
approved by the City Engineer.
At the time the applicant submits its detailed construction cost estimates for
conditional approval of the Final Map by the City Council, the applicant shall also
submit one copy each of an 8-1/2" x 11" reduction of each page of the Final Map,
along with a copy of an 8-1 /2" x 11 " Vicinity Map.
Estimates for improvements under the jurisdiction of other agencies shall be approved
by those agencies and submitted to the City along with the applicant's detailed cost
estimates.
Security will not be required for telephone, natural gas, or Cable T.V. improvements.
30. 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
31. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
32. 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.
33. 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.
D. Storm Water Pollution Prevention, Erosion Control Plan, and BMP's.
P:\PC Reso & COA\September 2002\PC COA TT 30651.wpd
PLANNING COMMISSION RESOLUTION 2002-089
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 30651
WINCHESTER DEVELOPMENT
ADOPTED SEPTEMBER 3, 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.
34. 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.
35. Grading within perimeter setback and parkway areas shall have undulating terrain and
shall conform to LQMC 9.60.24O(F). The maximum slope shall not exceed 4:1
anywhere in the landscape setback area, and shall not exceed 8:1 in the first 6 feet
adjacent to the curb in the right of way.
36. Building pad elevations of perimeter lots shall not differ by more that one foot from the
building pads in adjacent developments.
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.
P:\PC Reso & COA\September 2002\PC COA TT 30651 .wpd
PLANNING COMMISSION RESOLUTION 2002-089
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 30651
WINCHESTER DEVELOPMENT
ADOPTED SEPTEMBER 3, 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 project shall be designed to accommodate purging and blowoff water (through
underground piping and/or retention facilities) from any on -site or adjacent well sites
granted or dedicated to the local water utility authority as a requirement for
development of this property.
41. 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.
42. The design of the development shall not cause any increase in flood boundaries, levels
or frequencies in any area outside the development.
43. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
44. Storm water handling shall conform with the approved hydrology and drainage report
for Quarry Ranch, LLC. Nuisance water shall be disposed of in an approved manner."
UTILITIES
45. The applicant shall comply with the provisions of Section 13.24.110 (Utilities),
LQMC.
46. 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.
PAPC Reso & COA\September 2002\PC COA TT 30651.wpd
PLANNING COMMISSION RESOLUTION 2002-089
CONDITIONS OF APPROVAL - FINAL
TENTATIVE. TRACT 30651
WINCHESTER DEVELOPMENT
ADOPTED SEPTEMBER 3, 2002
47. 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.
STREET AND TRAFFIC IMPROVEMENTS
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.
48. Realignment of Quarry Lane shall join Cahuilla Park Road at right angle or at a minimum
skew of 60' angle at centerline intersection.
49. 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
flow line 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.
50. The applicant shall construct the following street improvements to conform with the
General Plan street type noted in parentheses.
A. OFF -SITE STREETS
11 Jefferson Street - Secondary Arterial; 88' R/W
Shall bond for all improvements located on the west side of the arterial core
boundary along the frontage of the tract boundary.
2) Cahuilla Park Road - Collector, 74' R/W
A) Street improvement from the intersection at Quarry Lane and stubbed
out to 50' east.
B) Curb and gutter shall be constructed 26 feet from street centerline. —
C) 6-foot wide meandering sidewalk.
D) Landscaping behind the curb.
P:\PC Reso & COA\September 2002\PC COA TT 30651.wpd
PLANNING COMMISSION RESOLUTION 2002-089
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 30651
WINCHESTER DEVELOPMENT
ADOPTED SEPTEMBER 3, 2002
The remaining off -site improvements from the stub -out to Jefferson Street's
alignment shall be bonded.
3. Storm Drain Facilities -
Fair share for the construction of a portion of the storm drain facilities shall
be bonded.
4. A 10-foot wide meandering trail. Developer shall bond for the 10' wide trail
improvement and shall be completed with Jefferson Street Improvements.
B. ON -SITE PRIVATE STREETS
1 Lots A, B, and C : Construct full improvements within the 36-foot right-of-
way, which shall be divided into two 17.5-foot traveled ways. .
2) Lots D and E: Construct full improvements within the 24-foot right -of- way,
which shall be divided into two 11.5-foot traveled ways. Lot D shall join
Cahuilla Park Road at right angle or a minimum skew of 60' angle at
centerline intersection.
3) PRIVATE CULS DE SAC
Shall be constructed according to the tentative map with not less than 38-
foot curb radius or larger at the bulb measured at the gutter flow line.
51. All gated entries shall provide for a two -car minimum 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 Cahuilla Park Road
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, corner cutbacks, 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.
P:\PC Reso & COA\September 2002\PC COA TT 30651.wpd
PLANNING COMMISSION RESOLUTION 2002-089
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 30651
WINCHESTER DEVELOPMENT
ADOPTED SEPTEMBER 3, 2002
52. 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
3.0" a.c./4.50" c.a.b
4.0" a.c./5.00" c.a.b.
4.0" a.c./6.00" c.a.b.
or the approved equivalents of alternate materials.
53. General access points and turning movements of traffic are limited to the following:
A. Primary Entry at Cahuilla Park Road : Full turn movement.
54. Improvements shall include appurtenances such as traffic control signs, markings and
other devices, raised medians, street name signs and sidewalks. Mid -block street
lighting is not required.
55. 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.
56. Corner cut -backs shall conform to Riverside County Standard Drawings #805, unless
otherwise approved by the City Engineer.
57. The applicant shall extend improvements beyond the subdivision boundaries to ensure
they safely integrate with existing improvements.
58. The City will conduct final inspections of habitable buildings only when the buildings
have improved street and 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.
P:\PC Reso & COA\September 2002\PC COA TT 30651 .wpd
PLANNING COMMISSION RESOLUTION 2002-089
- CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 30651
WINCHESTER DEVELOPMENT
ADOPTED SEPTEMBER 3, 2002
LANDSCAPING
59. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
60. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas.
61. 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 (COD), 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.
62. 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.
QUALITY ASSURANCE
63. The applicant shall employ construction quality -assurance measures that meet with the
approval of the City Engineer.
64. 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.
65. 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.
66. 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
P:\PC Reso & COA\September 2002\PC COA TT 30651 .wpd
PLANNING COMMISSION RESOLUTION 2002-089
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 30651
WINCHESTER DEVELOPMENT
ADOPTED SEPTEMBER 3, 2002
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
67. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance),
LQMC.
68. 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
69. The applicant shall comply with the provisions of Section 13.24.180 (Fees and
Deposits), LQMC. These fees include all deposits and fees required by the City for
plan checking and construction inspection. Deposits and fee amounts shall be those
in effect when the applicant makes application for plan check and permits.
FIRE MARSHAL
70. Approved standard hydrants, located at each intersection and spaced 330 feet apart
with no portion of any lot frontage more than 165 feet from a hydrant. Minimum fire
flow shall be 1000 GPM for a 2-hour duration at 20 PSI.
71. Blue dot reflectors shall be placed in the street 8 inches from centerline to the side
that the fire hydrant is on, to identify fire hydrant locations.
72. Gate entrances shall be at least two feet wider than the width of the travel lanes,
serving that gate. Any gate providing access from a road to a driveway shall be
located at least 35 feet setback from the roadway and shall open to allow a vehicle
to stop without obstructing traffic lane provides access to a gate entrance, a 40-foot
turning radius shall be used.
73. Gates shall be equipped with a rapid entry system (KNOX). Gate pins shall be rated
with a shear pin force, not to exceed 30 pounds. Gates activated by the rapid entry
system shall remain open until closed by the rapid entry system. Contact the Fire
Department for an application. —
74. Provide to the Fire Department, 2 sets of water plans for plan check prior to
recordation.
P:\PC Reso & COA\September 2002\PC COA TT 30651 .wpd
PLANNING COMMISSION RESOLUTION 2002-089
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 30651
WINCHESTER DEVELOPMENT
ADOPTED SEPTEMBER 3, 2002
75. 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.
76. Secondary access must be provided as the street exceeds 1,320 feet. The proposed
20 foot easement is approved but must be recorded on the final map. The emergency
access road must be capable of supporting a live load of 60,000 lbs. over two axles
and have a vertical clearance of not less than 13.5 feet clear and unobstructed.
SHERIFF DEPARTMENT
77. Final conditions will be addressed when building plans are reviewed. Prior to issuance
of a building permit, applicant shall review plans with the Sheriff's Department
regarding addressing, lighting, landscaping, fencing, parking, line of sight, and other
law enforcement and public safety concerns. All questions regarding the Sheriff
Department should be directed to the Senior Deputy at (760) 863-8950.
IW6Yy���e\►1x�1�1.�
78. The golf course landscaping shall conform to the City's water conserving landscape
ordinance. Prior to City Council hearing, the applicant shall prepare the calculations
to determine whether the golf course design conforms to the City's water conserving
landscape ordinance. Should the calculations show that the golf course cannot
conform to this standard, the City Council shall consider eliminating this condition.
P:\PC Reso & COA\September 2002\PC COA TT 30651 .wpd