PCRES 2003-040PLANNING COMMISSION RESOLUTION 2003-040
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF THE SUBDIVISION OF
±79.21 ACRES INTO 202 NUMBERED LOTS AND 35
LETTERED LOTS
CASE NO.: TENTATIVE TRACT MAP 31202
APPLICANT: DESERT ELITE
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 10th day of June, 2003 hold a duly noticed Public Hearing to consider a
request by Desert Elite for approval of a Tentative Tract Map to subdivide +79.21
acres into 202 numbered lots and 35 lettered lots, generally located at the southwest
corner of Avenue 52 and Monroe Street, more particularly described as follows:
APNs: 767-200-004 and 767-200- 005.
WHEREAS, said Tentative Tract Map application has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended (Resolution 83-68), in that the Community Development
Department has conducted an Initial Study (Environmental Assessment 2003-472),
and determined that the proposed Tentative Tract Map will not have a significant
impact on the environment and a Mitigated Negative Declaration of environmental
impact has been certified; and
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
Planning Commission did make the following mandatory findings recommending
approval of said Tentative Tract Map 31202:
1. Consistency with the General Plan: The property is designated for Low Density
Residential uses on the General Plan Land Use Map. The project is consistent
with the goals, policies and intent of the General Plan insofar as low density
residential with equestrian amenities is consistent with the land use designation
of the City.
2. Consistency with the Zoning Code: With the Specific Plan, the proposed project
is consistent with the development standards of the Low Density
(Agriculture/Equestrian Overlay) Residential Zoning District, including, but not
_ limited to, setbacks, architecture, building heights, building mass, exterior
lighting, parking, circulation, open space and landscaping.
3. Compliance with the California Environmental Quality Act (CEQA): The design of
the subdivision and the proposed improvements are not likely to either cause
substantial environmental damage nor substantially injure fish and wildlife or
PLANNING COMMISSION RESOLUTION 2003-040
TENTATIVE TRACT MAP 31202
DESERT ELITE
ADOPTED: JUNE 10, 2003
their habitat. The proposed project is consistent with the requirements of
CEQA, in that Environmental Assessment 2003-472 was prepared for this
project with a recommendation for certification of a Mitigated Negative
Declaration of environmental impact. Mitigation measures are included in the
Mitigated Negative Declaration that reduces impacts to less than significant
levels.
4. Design Improvements: The design of the subdivision and/or the type of
improvements are not likely to cause serious public health problems in that the
site is physically suitable for the subdivision. Infrastructure improvements
(water, sewer, gas, electricity, etc.) will serve the site as required.
5. Easements/Access: The design of the subdivision will not conflict with the
easements, acquired by the public at large, for access through, or use of
property, within the proposed subdivision in that adequate roadways will be
provided to meet the intent of the Circulation Element of the General Plan.
NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1 . That the above recitations are true and correct and constitute the findings of the
Planning Commission for this Tentative Tract Map;
2. That it does hereby recommend approval to the City Council of Tentative Tract
Map 31202 for the reasons set forth in this Resolution, subject to the
Conditions of Approval attached hereto;
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
Planning Commission held on this 10th day of June, 2003, by the following vote, to
wit:
AYES: Commissioners Abels, Kirk, Robbins, Tyler, and Chairman Butler
NOES: None
ABSENT: None
ABSTAIN: None
RIC BUTLER, Chairman
City of La Quinta, California
P:\OSCAR\SANTANA HOMES\PC RESO TTM 31202.DOC
PLANNING COMMISSION RESOLUTION 2003-040
TENTATIVE TRACT MAP 31202
DESERT ELITE
ADOPTED: JUNE 10, 2003
0
HERMAN, Community Development Director
La Quinta, California
P:\OSCAR\SANTANA HOMES\PC RESO TTM 31202.DOC
PLANNING COMMISSION RESOLUTION 2003-040
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT MAP 31202
DESERT ELITE — RANCHO SANTANA
ADOPTED: JUNE 10, 2003
reMOMFO7e\N
The applicant agrees to defend, indemnify and hold harmless the City of La Quinta
("City"), its agents, officers and employees from any claim, action or proceeding to
attack, set aside, void, or annul the approval of this Tentative Tract Map, or any
Final Map recorded thereunder. The City shall have sole discretion in selecting its
defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding and
shall cooperate fully in the defense.
2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply
with the requirements and standards of Government Code § § 66410 through
66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal
Code ("LQMC").
The City of La Quinta's Municipal Code can be accessed on the City's Web Site at
www.la-quinta.org.
3. Prior to the issuance of any grading, construction, or building permit by the City,
the applicant shall obtain the necessary clearances and/or permits from the
following agencies:
• Fire Marshal
Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
Coachella Valley Unified School District
Coachella Valley Water District (CVWD)
Imperial Irrigation District (IID)
California Water Quality Control Board (CWQCB)
SunLine Transit Agency
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
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 2003-040
Conditions of Approval - Recommended
Tentative Tract Map 31202 - Desert Elite - Rancho Santana
Adopted: June 10, 2003
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 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).
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Planning Commission Resolution 2003-040
Conditions of Approval - Recommended
Tentative Tract Map 31202 - Desert Elite - Rancho Santana
Adopted: June 10, 2003
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 public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Avenue 52 (Primary Arterial - A) — The standard 55 feet from the
centerline of Avenue 52 for a total 1 10-foot ultimate developed right
of way except for an additional right of way dedication for a dual left
turn lane (12 feet each, 24 feet total; length to be determined by a
traffic study), two through eastbound lanes (12 feet each, 24 feet
total), a 8-foot bike lane, and a deceleration/right turn only lane (12
feet wide and 100 feet long) at the intersection. The right of way
dedication shall be 63 feet from the centerline and 100 feet long plus
a variable dedication of an additional 50 feet to accommodate the
curb transition of the deceleration/right turn only lane. Monroe Street
(Primary Arterial — A) - 55 feet from the centerline of Monroe Street
for a total 110-foot ultimate developed right of way; additional 25
foot dedication will be required measured from the existing 30 foot
right of way along Monroe Street.
8. 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.
9. The private street right-of-ways to be retained for private use required for this
development include:
A. PRIVATE STREETS
1) Streets "A" through "L" - All onsite streets, except in the entry gate
area, shall have right of way retained to accommodate a 36-foot
travel width (measured at the gutter flow line) plus additional width
to the back of the approved curb design. In the entry gate area, the
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Planning Commission Resolution 2003-040
Conditions of Approval - Recommended
Tentative Tract Map 31202 - Desert Elite - Rancho Santana
Adopted: June 10, 2003
right of way width shall be wider and adjusted as needed to
accommodate the median islands and travel way. Alternatively, the
applicant may construct the narrower street that is detailed on the
tentative map if the applicant records a no on -street parking
requirement in the property CC&R's. The no -street parking
requirement shall be enforced by the HOA which may accommodate
occasional short interval parking via HOA issued permits and other
specific short term parking needs the HOA deems appropriate to
accommodate without a permit.
10. 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.
1 1 . 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.
12. 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.
13. 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.
14. The applicant shall create perimeter landscaping setbacks along all public right-of-
ways as follows:
A. Avenue 52 and Monroe Street (Primary Arterial) - 20-foot from the R/W-P/L.
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.
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Planning Commission Resolution 2003-040
Conditions of Approval — Recommended
Tentative Tract Map 31202 - Desert Elite — Rancho Santana
Adopted: June 10, 2003
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.
15. 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.
16. Direct vehicular access to Avenue 52 and Monroe Street from any portion of the
site from frontage along Avenue 52 and Monroe Street are restricted, except for
those access points identified on the tentative tract map, or as otherwise
conditioned in these conditions of approval. The vehicular access restriction shall
be shown on the recorded final tract map.
17. 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.
18. When an applicant proposes the vacation, or abandonment, of any existing right-
of-way, or access easement, the recordation of the tract map is subject to the
Applicant providing an alternate right-of-way or access easement, to those
properties, or notarized letters of consent from the affected property owners.
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.
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Planning Commission Resolution 2003-040
Conditions of Approval - Recommended
Tentative Tract Map 31202 - Desert Elite - Rancho Santana
Adopted: June 10, 2003
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 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.
Off -Site Street Median Landscape Plan:
1 " = 20'
Horizontal
C.
Perimeter Landscape Plan:
1 " = 20'
Horizontal
D.
On -Site Street Plan
1 " = 40'
Horizonta
E.
On -Site Rough Grading/Drainage Plan:
1 " = 40'
Horizonta
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. In addition to the
normal set of improvement plans, a "Site Development" plan are required to be
submitted for approval by the Building Official and the City Engineer.
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Planning Commission Resolution 2003-040
Conditions of Approval - Recommended
Tentative Tract Map 31202 - Desert Elite - Rancho Santana
Adopted: June 10, 2003
"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.
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.
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
25. Prior to approval of any Final Map, 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.
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.
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Planning Commission Resolution 2003-040
Conditions of Approval - Recommended
Tentative Tract Map 31202 - Desert Elite - Rancho Santana
Adopted: June 10, 2003
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. Prior to issuance of the first Certificate of
Occupancy, the applicant shall complete the perimeter walls, landscaping and
gates.
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.
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 by others, or (4) 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.
28. If the applicant elects to utilize the secured agreement alternative, the applicant
shall submit detailed construction cost estimates for all proposed on -site and off -
site improvements, including an estimate for the final survey monumentation, for
checking and approval by the City Engineer. Such estimates shall conform to the
unit cost schedule adopted by City resolution, or ordinance.
For items not listed in the City's unit cost schedule, the proposed unit costs shall
be approved by the City Engineer.
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Planning Commission Resolution 2003-040
Conditions of Approval — Recommended
Tentative Tract Map 31202 - Desert Elite — Rancho Santana
Adopted: June 10, 2003
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
29. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
30. 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.
31. 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,
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
(Fugitive Dust Control), LQMC, and
D. A Best Management Practices report prepared in accordance with Sections
8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm
Management and Discharge Controls), 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 2003-040
Conditions of Approval - Recommended
Tentative Tract Map 31202 - Desert Elite - Rancho Santana
Adopted: June 10, 2003
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.
32. 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.
33. Grading within the perimeter setback and parkway areas shall have undulating
terrain and shall conform with the requirements of LQMC Section 9.60.240(F)
except as otherwise modified by this condition requirement. The maximum slope
shall not exceed 3:1 anywhere in the landscape setback area, except for the
backslope lie the slope at the back of the landscape lot) which shall not exceed
2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet
adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is
within six (6) of the curb, otherwise the maximum slope within the right of way
shall not exceed 3:1 . All unpaved parkway areas adjacent to the curb shall be
depressed one and one-half inches (1.5") in the first eighteen inches (18") behind
the curb.
34. Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the tentative map, unless the
pad elevations have other requirements imposed elsewhere in these Conditions of
Approval.
35. Building pad elevations of perimeter lots shall not differ by more that one foot from
the building pads in adjacent developments. 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.
36. 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.
37. 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.
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Planning Commission Resolution 2003-040
Conditions of Approval - Recommended
Tentative Tract Map 31202 - Desert Elite - Rancho Santana
Adopted: June 10, 2003
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
38. 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.
39. In design of retention facilities, the maximum percolation rate shall be two inches
per hour. The percolation rate will be considered to be zero unless the applicant
provides site specific data indicating otherwise.
40. 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.
41. 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.
42. No fence or wall shall be constructed around any retention basin unless approved
by the Community Development Director and the City Engineer.
43. For on -site common retention basins, retention depth shall be according to
Engineering Bulletin 97.03, and side slopes shall not exceed 3:1 and shall be
planted with maintenance free ground cover.
44. 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.
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Planning Commission Resolution 2003-040
Conditions of Approval - Recommended
Tentative Tract Map 31202 - Desert Elite - Rancho Santana
Adopted: June 10, 2003
45. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
46. 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.
47. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
48. When an applicant proposes discharge of storm water directly, or indirectly, into
the Coachella Valley Stormwater Channel, the applicant shall indemnify the City
from the costs of any sampling and testing of the development's drainage
discharge which may be required under the City's NPDES Permit or other City- or
area -wide pollution prevention program, and for any other obligations and/or
expenses which may arise from such discharge. The indemnification shall be
executed and furnished to the City prior to the issuance of any grading,
construction or building permit, and shall be binding on all heirs, executors,
administrators, assigns, and successors in interest in the land within this tentative
parcel map excepting there from those portions required to be dedicated or deeded
for public use. The form of the indemnification shall be acceptable to the City
Attorney. If such discharge is approved for this development, the applicant shall
make provisions in the final development CC&Rs for meeting these potential
obligations.
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.
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Planning Commission Resolution 2003-040
Conditions of Approval - Recommended
Tentative Tract Map 31202 - Desert Elite - Rancho Santana
Adopted: June 10, 2003
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.
STREET AND TRAFFIC IMPROVEMENTS
53. The applicant shall comply with the provisions of Sections 13.24.060 (Street
Improvements), 1 3.24.070 (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 52 (Primary Arterial - A):
The standard 55 feet from the centerline of Avenue 52 for a total
110 foot ultimate developed right of way, except for an additional
right of way dedication at the Monroe Street intersection of 64 feet
from the centerline and 100 feet long plus a variable dedication of an
additional 50 feet to accommodate improvements conditioned under
Street and Traffic Improvements.
Widen the south side of the street along the Tentative Tract
boundary to its ultimate half street width specified in the General
Plan and requirements of these conditions listed below. Rehabilitate
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Planning Commission Resolution 2003-040
Conditions of Approval - Recommended
Tentative Tract Map 31202 - Desert Elite - Rancho Santana
Adopted: June 10, 2003
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.
Construct a 66-foot roadway intersection improvements (4-foot
median nose, travel width to include two 10-foot left turn lanes, two
12-foot eastbound through lanes, 8-foot bike lane and 10-foot
deceleration/right turn only lane, excluding curbs).
Construct half width of an18-foot wide raised landscaped median
along the entire boundary of the Tentative Tract Map plus variable
width as needed to accommodate a dual left turn pocket for the
eastbound traffic at Avenue 52 and a left turn in only lane at the
main entry. The curb on the existing centerline shall be asphalt
concrete.
Construct a 6-foot meandering sidewalk. The meandering sidewalk
shall have an arrhythmic horizontal layout that utilizes concave and
convex curves with respect to the curb line that either touches the
back of curb or approaches within five feet of the curb at intervals
not to exceed 250 feet.
The sidewalk curvature radii should vary between 50 and 300 feet,
and at each point of reverse curvature, the radius should change to
assist in creating the arrhythmic layout. The sidewalk shall meander
into landscape setback lot and approach within 2 feet of the
proposed multi -purpose trail.
Construct a 10-foot multi -purpose trail as approved by the City
Engineer.
Applicant is responsible for 25% of the cost to design and install the
traffic signal at the Avenue 52 and Monroe Street intersection. This
condition will be waived by the City if the developer submits a traffic
signal warrant study that demonstrates the subject intersection will
not meet warrants for a signal, under future community build -out
conditions, as a result of traffic generated by this development.
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Planning Commission Resolution 2003-040
Conditions of Approval - Recommended
Tentative Tract Map 31202 - Desert Elite - Rancho Santana
Adopted: June 10, 2003
2) Monroe Street (Primary Arterial; 110' R/W):
Widen the west side of the street along the Tentative Tract boundary
to its ultimate half street width specified in the General Plan and
requirements of these conditions listed below. 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.
Construct 34-foot roadway improvements to comply with the General
Plan (travel way, excluding curbs)•
Construct half width of an18-foot wide raised landscaped median
along the entire boundary of the Tentative Tract Map plus variable
width as needed to accommodate a dual left turn pocket for the
westbound traffic at Avenue 52 and full movements at the entry. The
curb on the existing centerline shall be asphalt concrete.
Construct a 6-foot meandering sidewalk. The meandering sidewalk
shall have an arrhythmic horizontal layout that utilizes concave and
convex curves with respect to the curb line that either touches the
back of curb or approaches within five feet of the curb at intervals
not to exceed 250 feet.
The sidewalk curvature radii should vary between 50 and 300 feet,
and at each point of reverse curvature, the radius should change to
assist in creating the arrhythmic layout. The sidewalk shall meander
into landscape setback lot and approach within 2 feet of the
proposed multi -purpose trail.
Construct a 10-foot multi -purpose trail as approved by the City
Engineer.
The applicant shall install a traffic signal at the project's entry on
-- Monroe Street when warrants are met. Applicant is responsible for
50 % of the cost to design and install the traffic signal if
complementing cost share from development on the other side of
street is available at time the signal is required. Applicant shall enter
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Planning Commission Resolution 2003-040
Conditions of Approval — Recommended
Tentative Tract Map 31202 - Desert Elite — Rancho Santana
Adopted: June 10, 2003
into an improvement agreement and post security for 100% of the
cost to design and install the traffic signal prior to issuance of an on -
site grading permit; the security shall remain in full force and effect
until the signal is actually installed by the applicant or the developer
on the other side of the street. If the land on the other side of the
street does not have an approved project connecting to the subject
intersection, the applicant shall pay 100% of the cost to design and
install the signalization for the resulting "T" intersection. If, however,
the applicant's development trails the progress of the development on
the other side of the street, the applicant shall be responsible for
50% of the cost as previously stated.
B) PRIVATE STREETS
1 . Construct full 36-foot wide travel width improvements as shown on
the tentative map measured from gutter flow line to gutter flow line
within the approved right-of-way where the residential streets are
double loaded. Alternatively, the applicant may construct the
narrower street that is detailed on the tentative map if the applicant
records a no on -street parking requirement in the property CC&R's.
The no -street parking requirement shall be enforced by the HOA
which may accommodate occasional short interval parking via HOA
issued permits and other specific short term parking needs the HOA
deems appropriate to accommodate without a permit.
56. 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 -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 the main
street 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.
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Planning Commission Resolution 2003-040
Conditions of Approval - Recommended
Tentative Tract Map 31202 - Desert Elite - Rancho Santana
Adopted: June 10, 2003
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
Primary Arterial
3.0" a.c./4.50" c.a.b.
4.5" a.c./6.00" c.a.b.
or the approved equivalents of alternate materials.
58. The applicant shall submit current mix designs (less than two years old at the time
of construction) for base, asphalt concrete and Portland cement concrete. The
submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include recent
(less than six months old at the time of construction) aggregate gradation test
results confirming that design gradations can be achieved in current production.
The applicant shall not schedule construction operations until mix designs are
approved.
59. General access points and turning movements of traffic are limited to the following:
A. Avenue 52 Primary Entry (approximately 1200 feet west of Monroe Street):
right turn in, right turn out, and left turn in from Avenue 52 into the site.
Left turn out from the entry is prohibited. The left turn out prohibition will
be waived if the property owner on the north side of Avenue 52 revises the
onsite traffic circulation system on the north side to eliminate the full turn
access located 1,950 feet west of Monroe Street, provided the City of Indio
consents to the revised circulation system.
B. Avenue 52 Secondary Entry (emergency access) (west end of the Tentative
Tract Map): right turn in and right turnout. Left turn out and left turn in are
prohibited.
C. Monroe Street (Located approximately 1,200 feet south of Avenue 52): Full
turn movement is allowed.
D. In addition to the allowable turning movements and restrictions noted in
-- paragraphs A, B, & D, the Avenue 52 median shall accommodate the
following turning movements serving properties on the north side of the
street located in the City of Indio:
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Planning Commission Resolution 2003-040
Conditions of Approval - Recommended
Tentative Tract Map 31202 - Desert Elite - Rancho Santana
Adopted: June 10, 2003
1.) Full -turn access serving the multi -purpose property where it connects
to Avenue 52 one thousand non -hundred fifty (1,950) feet west of
Monroe Street; and
2.) Left turn only into the property (no left turn out) where it connects to
Avenue 52, seven hundred twenty (720) feet west of Monroe Street.
60. Improvements shall include appurtenances such as traffic control signs, markings
and other devices, raised medians if required, street name signs and sidewalks.
Mid -block street lighting is not required.
61. Improvements shall be designed and constructed in accordance with City adopted
standards, supplemental drawings and specifications, or as approved by the City
Engineer. Improvement plans for streets, access gates and parking areas shall be
stamped and signed by qualified engineers.
62. Standard knuckles and corner cut -backs shall conform to Riverside County
Standard Drawings #801 and #805, respectively, unless otherwise approved by
the City Engineer.
63. The applicant shall extend improvements beyond the subdivision boundaries to
ensure they safely integrate with existing improvements.
CONSTRUCTION
64. The City will conduct final inspections of habitable buildings only when the
buildings have improved street and (if required) sidewalk access to publicly -
maintained streets. The improvements shall include required traffic control
devices, pavement markings and street name signs. If on -site streets in residential
developments are initially constructed with partial pavement thickness, the
applicant shall complete the pavement prior to final inspections of the last ten
percent of homes within the development or when directed by the City, whichever
comes first.
LANDSCAPING
65. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
66. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas.
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Planning Commission Resolution 2003-040
Conditions of Approval - Recommended
Tentative Tract Map 31202 - Desert Elite - Rancho Santana
Adopted: June 10, 2003
67. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
The applicant shall submit the landscape plans for approval by the Community
Development Department (CDD), prior to plan checking by the Public Works
Department. When plan checking has been completed by CDD, the applicant shall
obtain the signatures of CVWD and the Riverside County Agricultural
Commissioner, prior to submittal for signature by the City Engineer.
NOTE: Plans are not approved for construction until signed by the City Engineer.
68. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn areas shall be minimized with no
lawn, or spray irrigation, being placed within 18 inches of curbs along public
streets.
69. Front yard landscaping shall consist of two trees (i.e., a minimum 1.5 inch caliper
measured three feet up from grade level after planting), ten 5-gallon shrubs, and
groundcover. Palm trees may count as a shade tree if the trunk is six feet tall.
Double lodge poles (two-inch diameter) shall be used to stake trees. All shrubs
and trees shall be irrigated by bubbler or emitters. To encourage water
conservation, no more than 50% of the front yard landscaping shall be devoted to
turf. Future home buyers shall be offered an option to have no turf areas in their
front yard through the use of desertscape materials.
70. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being
placed within 18 inches of street curbs.
71. Once the trees have been delivered to the site for installation, a field inspection by
the Community Development Department is required before planting to insure they
meet minimum size and caliper requirements.
72. Prior to issuance of the first Certificate of Occupancy, the applicant shall complete
the parkway landscaping along Avenue 52. The perimeter walls and gates shall be
completed with the first phase of development.
-- PUBLIC SERVICES
73. The applicant shall provide public transit improvements as required by SunLine
Transit Agency and approved by the City Engineer.
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Planning Commission Resolution 2003-040
Conditions of Approval - Recommended
Tentative Tract Map 31202 - Desert Elite - Rancho Santana
Adopted: June 10, 2003
QUALITY ASSURANCE
74. The applicant shall employ construction quality -assurance measures that meet with
the approval of the City Engineer.
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.
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Planning Commission Resolution 2003-040
Conditions of Approval - Recommended
Tentative Tract Map 31202 - Desert Elite - Rancho Santana
Adopted: June 10, 2003
81. 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)•
MISCELLANEOUS
82. Within 24 hours after review by the City Council, the property owner/developer
shall submit to the Community Development Department a check made out to the
County of Riverside in the amount of $64.00 to permit the filing and posting of the
Notice of Determination for EA 2003-472 as required by the California
Environmental Quality Act.
83. Prior to issuance of a Site Development Permit, the final Conditions of Approval
shall be incorporated in the Final Specific Plan document. Applicant shall work with
staff to correct internal document inconsistencies prior to final publication of five
copies of the Specific Plan document.
84. The applicant shall switch Lot 98 and Lot "L", as shown on Exhibit "A".
85. The applicant shall notify, in the disclosure documents, all property owners
immediately adjacent to well sites regarding their impacts (e.g. noise).
ENVIRONMENTAL
86. Prior to the issuance of a grading permit, building permit or any earth moving
activities for the project allowed in this specific plan, whichever comes first, the
property owner/developer shall prepare and submit a written report to the
Community Development Department demonstrating compliance with those
mitigation measures of Environmental Assessment 2003-472.
FIRE DEPARTMENT
87. For residential areas, approved standard fire 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 two hour duration at
20 PSI.
88. Blue dot retro-reflectors shall be placed in the street eight inches from centerline to
the side that the fire hydrant is on, to identify fire hydrant locations.
89. Any turns require a minimum 38 foot turning radius.
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Planning Commission Resolution 2003-040
Conditions of Approval - Recommended
Tentative Tract Map 31202 - Desert Elite - Rancho Santana
Adopted: June 10, 2003
90. All structures shall be accessible from an approved roadway to within 150 feet of
all portions of the exterior of the first floor
91. Any roads exceeding 1320 feet must provide for secondary access/egress.
Access, may be restricted to emergency vehicles only, however public egress must
be unrestricted. .
92. The minimum dimension for access roads and gates is 20 feet clear and
unobstructed width and a minimum vertical clearance of 13 feet 6 inches in height.
93. Any gate providing access from a public roadway to a private entry roadway 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. Where a one-way road
with a single traffic lane provides access to a gate entrance, a 38-foot turning
radius shall be used.
94. Gates shall be automatic, minimum 20 feet in width 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.
95. 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. Two sets of water plans are to be submitted to the
Fire Department approval.
96. The applicant or developer shall prepare and submit to the Fire Department for
approval, a site plan designating required fire lanes with appropriate lane painting
and/or signs.
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