PCRES 2002-114PLANNING COMMISSION RESOLUTION 2002-114
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF AN AMENDMENT TO TT 29323, TO
DIVIDE 127 ACRES INTO 381 SINGLE FAMILY LOTS
CASE NO.: TENTATIVE TRACT MAP 29323, AMENDMENT #2
APPLICANT: CORNERSTONE DEVELOPMENT
WHEREAS, the City Council of the City of La Quinta, California did, on
the 5"' day of February, 2000, approve Tentative Tract 29323, to subdivide 117 acres
into 379 single family residential lots, generally located at the northwest corner of Fred
Waring Drive and Jefferson Street, more particularly described as:
Portion of the SE 1/4 of Section 17, TSS, R7E, S.B.B.M.
WHEREAS, the City Council of the City of La Quinta, California, did on
the 2nd day of July, 2002, approve Amendment #1 to Tentative Tract 29323, a
request by Cornerstone Development to subdivide 117 acres into 349 single family
residential lots and several lettered lots, and;
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 26`" day of November, 2002, hold a duly -noticed Public Hearing to consider
a recommendation on Amendment #2 to Tentative Tract 29323, a request by
Cornerstone Development to subdivide 127 acres into 381 single family residential lots
and several lettered lots, 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 recommend
approval of said tract amendment for Tentative Tract Map 29323:
Finding Number 1 - Consistency with CEQA
The La Quinta Community Development Department has prepared
Environmental Assessment 2002-461, an addendum to Environmental
Assessment 99-389 for TT 29323, which was certified on February 15, 2000.
Based on this addendum, the Community Development Department has
determined that none of the circumstances or conditions which would trigger
the preparation of a subsequent Environmental Impact Report pursuant to Public
Resources Code Section 21166, have been shown to exist.
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Planning Commission Resolution 2002-114
Tentative Tract 29323, Amendment #2 - Proposed
Cornerstone Development
November 26, 2002
Finding Number 2 - Consistency with the General Plan
The proposed Tentative Tract Map amendment is consistent with the City's
General Plan with the implementation of Conditions of Approval to provide for
adequate storm water drainage, and other infrastructure improvements. The
project is consistent with the Low Density Residential land use designation of
Up to 4 dwelling units per acre, as set forth in the General Plan.
Finding Number 3 - Consistency of Design and Improvements
The design and improvements of the proposed subdivision are consistent with
the City's General Plan, with the implementation of recommended conditions
of approval to ensure proper street widths, perimeter walls, parking
requirements, and timing of their construction.
Finding Number 4 - Consistency of Public Easements
As conditioned, the design of the subdivision and type of improvements,
acquired for access through, or use of, property within the proposed subdivision
will not conflict with such easements.
Finding Number 5 - Public Health and Safety
The design of the subdivision and type of improvements are not likely to cause
serious public health problems, in that this issue was considered in
Environmental Assessment 99-389 and Subsequent Environmental Assessment
2002-446, in which no significant health or safety impacts were identified for
the proposed Revised Project.
Finding Number-6 - Suitability of Site
The site of the proposed subdivision is physically suitable for the proposal as
natural slopes do not exceed 20%, and there are no identified geological
constraints on the property that would prevent development pursuant to the
geotechnical study prepared for the subdivision.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
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Planning Commission Resolution 2002-114
Tentative Tract 29323, Amendment #2 - Proposed
Cornerstone Development
November 26, 2002
1. That the above recitations are true and constitute the findings of the Planning
Commission in this case;
2. That it does hereby require compliance with those mitigation measures required
for Tentative Tract Map 29323;
3. That it does recommend approval of Tentative Tract Map 29323, Amendment
#2, to the City Council for the reasons set forth in this Resolution and subject
to the attached Conditions of Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission held on this 26`h day of November, 2002, by the
following vote, to wit:
AYES: COMMISSIONERS ABELS, KIRK, ROBBINS, TYLER, AND CHAIRMAN
BUTLER
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
RI HARD BUT ER, Chairman
City of La Quinta, California
ATTEST:
W HtRMAN, Community Development Director
of La Quinta, California
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PLANNING COMMISSION RESOLUTION 2002-114 EXHIBIT "A"
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 29323, AMENDMENT #2
CORNERSTONE DEVELOPMENT
NOVEMBER 26, 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 Title 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. Approval of this Amended Tentative Tract 29323 hereby nullifies the approval for
Specific Plan 99-040 (Sand Harbor), and said Specific Plan shall be void and of no
further force or effect, upon City Council adoption of these conditions.
4. 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)
• Myoma Dunes Water Agency
• 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 2002-114
Tentative Tract 29323, Amendment #2
Conditions of Approval - Adopted
November 26, 2002
5. The applicant shall comply with applicable provisions of the City's NPDES storm
water discharge permit, Sections 8.70.010 et seq. (Storm water 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), LQMC1:
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.
6. 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).
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Planning Commission Resolution 2002-114
Tentative Tract 29323, Amendment #2
Conditions of Approval - Adopted
November 26, 2002
7. 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.
8. 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.
9. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Jefferson Street (Major Arterial) - The remainder of applicant's 60 foot
half of a 120 foot right-of-way.
2) Fred Waring Drive (Major Arterial): The remainder of applicant's 60 foot half
of 120 foot right -of way, which may or may not be accepted by the Council
pending the outcome of the future general Plan Amendment.
The City has initiated a General Plan Amendment to upgrade Fred Waring Drive, from
Primary to Major Arterial status, hence the requirement under A.2 above.
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 rights -of -way to be retained for private use required for this
development include:
A. PRIVATE STREETS
1) Residential: "Looped" Streets - 40 foot width
2) Residential: Non -Looped Streets - 37 foot width.
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Planning Commission Resolution 2002-114
Tentative Tract 29323, Amendment #2
Conditions of Approval - Adopted
November 26, 2002
B. CUL DE SACS
1) Public or Private: Use Riverside County Standard 800 for symmetrical
Cul De Sacs, or 800A for offset Cul De Sacs and a 38-foot face of curb
radius.
12. 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.
13. 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.
14. When the City Engineer determines that access rights to the proposed street rights -
of -way shown on the approved Tentative Tract Map are necessary prior to approval
of the Final Map dedicating such rights -of -way, the applicant shall grant the
necessary rights -of -way 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 both sides of all private streets. Said easement
may be reduced to five feet in width with the express written approval of IID.
16. The applicant shall create perimeter landscaped setbacks along all public rights -of -
way as follows:
A. Jefferson Street (Major Arterial) - 20-feet from the right-of-way/property line.
B. Fred Waring Drive (Major Arterial) - 20-feet from the right-of-way/property line.
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.
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.
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Planning Commission Resolution 2002-114
Tentative Tract 29323, Amendment #2
Conditions of Approval - Adopted
November 26, 2002
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 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.
19. 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.
20. 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.
21. 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.
61tu nr"ile1�9
22. 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.
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Planning Commission Resolution 2002-114
Tentative Tract 29323, Amendment #2
Conditions of Approval - Adopted
November 26, 2002
23. 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.
24. 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 berm design in the combined parkway and landscape setback
area.
B. Off -Site Street Median Landscape Plan: 1 " = 20'
C. Perimeter Landscape Plan: 1 " = 20'
D. On -Site Street Plan: 1 " = 40' Horizontal, 1 " = 4' Vertical
E. On -Site Rough Grading Plan: 1 " = 40' Horizontal
F. 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 six inches of
cover, except where there are slope ratios greater than 2:1, or sufficient cover to
clear any adjacent obstructions.
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Planning Commission Resolution 2002-114
Tentative Tract 29323, Amendment #2
Conditions of Approval - Adopted
November 26, 2002
"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.
25. 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.
26. The applicant shall furnish a complete set of the AutoCAD files of all approved
improvement plans on a storage media acceptable to the City Engineer. The files
shall be saved in a standard AutoCAD format so they may be fully retrievable through
a basic AutoCAD program.
At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the AutoCAD files in order to
reflect the as -built conditions.
Where the improvement plans were not produced in a standard AutoCAD format, or
a file format that can be converted to an AutoCAD format, the City Engineer will
accept raster -image files of the plans.
IMPROVEMENT SECURITY AGREEMENTS
27. 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.
28. 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.
29. 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 monuments.
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Planning Commission Resolution 2002-114
Tentative Tract 29323, Amendment #2
Conditions of Approval - Adopted
November 26, 2002
When improvements are phased through a "Phasing Plan," or an administrative
approval (e.g., Site Development Permits), all off -site improvements and common on -
site improvements (e.g., backbone utilities, retention basins, perimeter walls,
landscaping and gates) shall be constructed, or secured through a SIA, prior to the
issuance of any permits in the first phase of the development, or as otherwise
approved by the City Engineer.
Improvements and obligations required of each subsequent phase shall either be
completed, or secured through a SIA, prior to the completion of homes or the
occupancy of permanent buildings within such latter phase, or as otherwise approved
by the City Engineer.
In the event the applicant fails to construct the improvements for the development,
or fails to satisfy its obligations for the development in a timely manner, pursuant to
the approved phasing plan, the City shall have the right to halt issuance of all
permits, and/or final inspections, withhold other approvals related to the development
of the project, or call upon the surety to complete the improvements.
30. 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.
31. 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 monuments, for checking and approval by
the City Engineer. Such estimates shall conform to the unit cost schedule adopted
by City resolution, or ordinance.
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Planning Commission Resolution 2002-114
Tentative Tract 29323, Amendment #2
Conditions of Approval - Adopted
November 26, 2002
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.
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.
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Planning Commission Resolution 2002-114
Tentative Tract 29323, Amendment #2
Conditions of Approval - Adopted
November 26. 2002
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust Control
Plan provisions as submitted with its application for a grading permit.
35. The applicant shall maintain all open graded, undeveloped land in order to prevent
wind and/or water erosion of such land. All open graded, undeveloped land shall
either be planted with interim landscaping, or stabilized with such other erosion
control measures, as were approved in the Fugitive Dust Control Plan.
36. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas
outside the right of way unless otherwise approved by the City Engineer.
37. Building pad elevations of perimeter lots shall not be higher by more than one foot from
the building pads in adjacent development except for the following lots which shall have
the following pad elevations:
Lot number Approved Pad Elevation
21
55.5
22
56.5
29
68.2
225
56.6
226
56.6
229
56.1
38. 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.
39. 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 on the perimeter, or one foot on
the interior, from the elevations shown on the approved Tentative Tract Map, the
applicant shall submit the proposed grading changes to the City Staff for a
substantial conformance finding review.
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Planning Commission Resolution 2002-114
Tentative Tract 29323, Amendment #2
Conditions of Approval - Adopted
November 26, 2002
40. 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.
41. This development shall comply with Chapter 8.11 (Flood Hazard Regulations), LQMC.
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 elevation certifications, as required by
FEMA, that the above conditions have been met.
DRAINAGE
42. The applicant shall comply with the provisions of Section 13.24.120 (Drainage),
LQMC, Engineering Bulletin No. 97.03. More specifically, storm water 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.
43. The applicant shall meet the individual -lot retention provisions of Chapter 13.24.120
(Drainage), sub -section "K.", LQMC. Storm water shall normally be retained in
common retention basin(s) as shown on the Tentative Parcel Map. Individual lot
basins or other retention concepts may be approved by the City Engineer for lots 2
acres in size or larger or where the use of common retention is determined by the
City Engineer to be impracticable. If individual lot retention is approved, the applicant
shall meet all individual lot retention provisions of Chapter 13.24, LQMC.
44. 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.
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Planning Commission Resolution 2002-114
Tentative Tract 29323, Amendment #2
Conditions of Approval - Adopted
November 26, 2002
45. 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.
46. 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.
47. No fence or wall shall be constructed around any retention basin unless approved by
the Community Development Director and the City Engineer. 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).
48. For on -site common retention basins, retention depth shall not exceed six feet and
side slopes shall not exceed 3:1. For retention basins on individual lots, retention
depth shall not exceed two feet.
49. Stormwater may not be retained in any General Plan -required 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.
50. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
51. 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.
52. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
UTILITIES
53. The applicant shall comply with the provisions of Section 13.24.110 (Utilities),
LQMC.
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Planning Commission Resolution 2002-114
Tentative Tract 29323, Amendment N2
Conditions of Approval - Adopted
November 26. 2002
54. 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.
55. 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.
56. Underground utilities shall be installed prior to overlying hardscape. For installation
of utilities in existing improved streets, the applicant shall comply with trench
restoration requirements maintained, or required by the City Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
57. 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.
58. 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.
59. The applicant shall construct the following street improvements to conform with the
General Plan street type noted in parentheses.
A. OFF -SITE STREETS
1) Jefferson Street (Major Arterial) - 120 foot Right of Way:
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Planning Commission Resolution 2002-114
Tentative Tract 29323, Amendment N2
Conditions of Approval - Adopted
November 26, 2002
Jefferson Street is scheduled to be improved as part of a City
sponsored improvement project. The applicant shall reimburse the City
for the cost of the outside 20 feet of improvements, including the curb
and gutter. In addition to cash fees, the applicant shall construct the
following:
(a) 8-foot wide meandering sidewalk along the project frontage.
(b) Interim intersection improvements at the project entry as it
connects to the existing Jefferson Street section, including
required transition tapers and signing and striping.
2) Fred Waring Drive (Major Arterial) - 120 foot right-of-way. Widen the north
side of the street along the project boundary to comply with the amended
General Plan which may or may not be approved by the Council, pending
on the outcome of the future General Plan Amendment.
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) 8-foot wide meandering sidewalk along the project frontage.
(b) 18-foot wide landscaped median from Jefferson Street to the
westerly boundary of the Tentative Tract Map. (The landscape
median improvements are eligible for reimbursement from the
City's Development Impact Fee fund in accordance with policies
established for that program.)
(c) Traffic signal Fred Waring Drive and Jefferson Street. Necessary
modifications to accommodate the improved roadway sections.
B. PRIVATE STREETS
1) Looped Streets - Construct full 40-foot wide improvements within the 40 -
foot right -of way.
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Planning Commission Resolution 2002-114
Tentative Tract 29323, Amendment #2
Conditions of Approval - Adopted
November 26, 2002
2) Non -Looped Streets - Construct full 36 foot wide improvements within
a 37 foot right-of-way.
C. PRIVATE CUL DE SACS
11 Private Cul-de-sacs shall be constructed to Riverside County Standard
800 for symmetrical Cul-de-sacs and Standard 800A for offset Cul-de-
sacs, and both shall be constructed with a 38-foot curb radius,
measured gutter flow -line to gutter flow -line.
60. All gated entries shall provide for a three -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 Jefferson
Street and Fred Waring Drive, 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.
61. 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 (or approved equivalents of alternate materials):
Residential
Collector
Secondary Arterial
Primary Arterial
Major Arterial
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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"
Planning Commission Resolution 2002-114
Tentative Tract 29323, Amendment #2
Conditions of Approval - Adopted
November 26, 2002
62. General access points and turning movements of traffic are limited to the following:
A. Jefferson Street Entry (Located across Dunbar Drive): Full turn movement is
allowed. Appropriate signing and marking shall be provided. The design of the
median island and associated signing/striping shall be subject to review and
approval by the City Engineer.
B. Fred Waring Drive (Located approximately 1,250 feet west of Jefferson
Street): Left turn in, right turn in, right turn out. Left turn movements out are
prohibited. The applicant shall design and construct the Fred Waring Drive
median to facilitate the left turn in, only, turning movement to the satisfaction
of the City Engineer. The median island on the Entry Street shall be designed
to direct traffic to the right to facilitate a right turn only movement.
Appropriate signing and striping shall be provided. The design of the median
island and associated signing and striping shall be subject to the review and
approval of the City Engineer.
63. 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.
64. 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.
65. Standard knuckles and corner cut -backs shall conform to Riverside County Standard
Drawings #801 and #805, respectively, unless otherwise approved by the City
Engineer.
66. The applicant shall extend improvements beyond the subdivision boundaries, within
professional standards, to ensure they safely integrate with existing improvements.
CONSTRUCTION
67. 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.
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Planning Commission Resolution 2002-114
Tentative Tract 29323, Amendment #2
Conditions of Approval - Adopted
November 26, 2002
LANDSCAPING
68. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
69. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas.
70. 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 Myoma Dunes Water Agency and the Riverside County
Agricultural Commissioner, prior to submittal for signature by the City Engineer. Prior
to Myoma Dunes Water Agency review, the applicant shall provide calculations that
meet the requirements of Chapter 8.13 of the Municipal Code -Water Efficient
Landscaping.
NOTE: Plans are not approved for construction until signed by the City Engineer.
71. 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
72. The applicant shall provide public transit improvements as may be required by
SunLine Transit Agency and approved by the City Engineer.
73. Specific fire protection requirements will be determined when final maps/building
plans are submitted for review. Final conditions will be addressed when building
plans are submitted. A plan check fee must be paid to the Fire Department at the
time building and water system plans are submitted.
QUALITY ASSURANCE
74. The applicant shall employ construction quality -assurance measures that meet with
the approval of the City Engineer.
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Planning Commission Resolution 2002-114
Tentative Tract 29323, Amendment #2
Conditions of Approval - Adopted
November 26, 2002
75. 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.
76. 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.
77. Upon completion of construction, the applicant shall furnish the City with
reproducible record drawings of all improvement plans which were approved by the
City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -
Constructed" and shall be stamped and signed by the engineer or surveyor certifying
to the accuracy and completeness of the drawings. The applicant shall have all
AutoCAD or raster -image files previously submitted to the City, revised to reflect the
as -built conditions.
MAINTENANCE
78. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance),
LQMC.
79. 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
80. 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.
81. Provisions shall be made to comply with the terms and requirements of the City's
adopted Art in Public Places program in effect at the time of issuance of building
permits.
82. 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).
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Planning Commission Resolution 2002-114
Tentative Tract 29323, Amendment #2
Conditions of Approval - Adopted
November 26, 2002
83. Provisions shall be made to comply with the terms and requirements of the adopted
Coachella Valley Fringe Toed Lizard Habitat Conservation Plan in effect at the time
of issuance of building permits. The fee is $600.00 per acre.
COMMUNITY DEVELOPMENT
84. Building heights shall be limited to one story/22 feet around the perimeter of the
tract, for a distance into the site of 150 feet.
85. Prior to submittal for building plan check, the developer shall update the acoustic
analysis on file dated August 5, 1999 and prepared by Douglas Eilar and Associates.
The revised acoustic analysis shall be prepared to include assessment of the impacts
of roadway noise from Jefferson Street on the project residents. The analysis shall
include consideration for limiting building height along Jefferson Street and Fred
Waring Drive as specified under Condition 84, and shall address any revisions to
sound barrier requirements and CNEL levels due to redesign of the tract map. The
revised report shall address the proposed site in its entirety, and shall be reviewed
and accepted by Community Development prior to issuance of any building permits,
other than for approved model units within a City -approved model complex.
86. In conjunction with the first permit application on the site, the project proponent shall
submit for review and approval by the Historic Preservation Commission, a
comprehensive Phase II archaeological investigation, to be performed in conformance
with City standards. The Phase II study shall include recommended mitigation
measures and monitoring plan.
87. A Phase I archaeological survey shall be required for the additional 10 acres along
Jefferson Street. This may be done in conjunction with monitoring on the original site
as required, but no grading on this portion may commence until clearance has been
given from the Community Development Department.
An archaeological monitor shall be on site during any grubbing, earth moving or
excavation activities. Should a resource be identified by the monitor, he/she shall be
empowered to halt or redirect grading activities while the resource is properly
isolated. For identification and study. The monitor shall file a report with the City on
his/her findings, including the disposition of any resource identified.
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Planning Commission Resolution 2002-114
Tentative Tract 29323, Amendment ill
Conditions of Approval - Adopted
November 26, 2002
88. Prior to any grading activity, the developer shall undertake a focused survey to
identify potential Giant Sand Treader Cricket habitat. The survey shall include
mitigation measures and a monitoring plan, if necessary. The survey shall be
submitted to the City for review and acceptance prior to a grading permit being
issued, and any mitigation required by the City shall be in place.
89. The project proponent shall confer with the appropriate Federal and/or State wildlife
agency(ies) to assess measures for the offset of habitat loss to the Coachella Valley
milk vetch plant species. Such offsets shall include consideration of a maintenance
program of the species within the proposed project landscaping, along with a
remedial hummock habitat, within protected areas of common area landscaping
within the development. This shall be done during landscape plan preparation, with
written findings/recommendations from USFWS to be submitted and incorporated
with the project landscape plans as may be appropriate. The plans as proposed shall
be subject to review by the ALRC as part of the overall common area landscaping
plans submitted for final approval.
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