PCRES 2003-049PLANNING COMMISSION RESOLUTION 2003-049
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF A SUBDIVISION OF
14.69± ACRES INTO 47 SINGLE FAMILY AND OTHER
COMMON LOTS LOCATED ON THE NORTH SIDE OF
AVENUE 52, APPROXIMATELY 0.5 MILES EAST OF
JEFFERSON STREET
CASE: TENTATIVE TRACT MAP 30138
APPLICANT: DAN JEWITT
WHEREAS, the Planning Commission of the City of La Quinta, California
did, on the 8`h day of July, 2003, hold duly noticed Public Hearing to consider a
request by Dan Jewitt for the Jewitt/Logan Family Trust to create 47 single family and
other common lots on 14.69± developed acres located at 80-600 Avenue 52 in a
Low Density Residential Zoning District, more particularly described as:
APN: 772-270-009
Portion of SE 1/4 of Section 4, T6S, R7E, SBBM
WHEREAS, on December 6, 2002, the Community Development
Department mailed case file materials to all affected agencies for their review and
comment fora 24-lot single family subdivision. All written comments are on file with
the Community Development Department; and
WHEREAS, on April 25, 2003, a revised subdivision map of 47 single-
family lots was submitted to the Community Development Department replacing the
initial 24-lot single family subdivision; and
WHEREAS, on May 6, 2003, the City Council redesignated this property
from Very Low Density Residential to Low Density Residential under General Plan
Amendment 2003-089 and Zone Change 2003-110 based on adoption of Resolution
2003-24 and Ordinance #382; and
WHEREAS, the City's Historic Preservation Commission reviewed the
applicant's Cultural Resources Assessment on May 15, 2003, determining site
monitoring was necessary during grading activities pursuant to adoption of Minute
Motions 2003-006; and
- WHEREAS, the City's Architecture and Landscape Review Committee
reviewed this project on June 4, 2003, and could not reach a consensus on the
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Planning Commission Resolution 2003-049
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 2
parkway landscaping because only two members were present. Therefore, no
recommendation is being transmitted to the Planning Commission; and
WHEREAS, the Community Development Department published the public
hearing notice in the Desert Sun Newspaper on June 16, 2003, for the July 8, 2003
Planning Commission meeting as prescribed by Section 13.12.1.00 (Public Notice
Procedure) of the Subdivision Ordinance. Public hearing notices were also mailed to
all property owners within 500 feet of the tract map site. To date, no comments have
been received from adjacent property owners; and
WHEREAS, the La Quinta Community Development Department has
completed Environmental Assessment 2002-465. Based upon this Assessment, the
project will not have a significant adverse effect on the environment; therefore, a
Mitigated Negative Declaration is recommended. A Notice of Intent to Adopt a
Mitigated Negative Declaration was posted with the Riverside County Recorder's office
on June 16, 2003, as required by Section 15072 of the California Environmental
Quality Act statutes; and
WHEREAS, at the Public Hearing upon hearing and considering all
testimony and arguments of all interested persons desiring to be heard, said Planning
Commission did make the following Mandatory Findings to justify a recommendation
to the City Council for approval of said Map:
indina AA -Consistency with General Plan, Zoning Code and any applicable Specific
Plans.
The property is designated Low Density Residential (LDR) which allows up to four
residential units per acre. The Land Use Element of the General Plan encourages
differing residential developments throughout the City. This project is consistent with
the goals, policies and intent of the La Quinta General Plan insofar as the creation of
0.2+ square foot residential lots (3.1 dwelling units per acre) will provide another type
of housing market for La Quinta residents. Conditions are recommended requiring on-
and off-site improvements based on the City's General Plan Circulation Element
provisions.
The property is designated Low Density Residential (RL) and is consistent with the
City's General Plan Land Use Element in that lots exceed the City's minimum of 7,200
square feet. No houses are proposed for the project under this application. However,
each proposed lot is large enough to support building detached housing units that are
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Planning Commission Resolution 2003.049
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 3
a minimum size of 1,400 square feet, excluding garage parking areas.
All plans for future single family homes shall be consistent with the provisions of the
Zoning Code in effect at the time building permits are acquired. The development of
the project, as conditioned, will be compatible with the surrounding area.
Findino gB -Site Design and Improvements
Infrastructure improvements to serve this project are located in the immediate area and
will be extended based on the recommended Conditions of Approval. The private loop
street will provide access to each single family lot in compliance with City
requirements, as prepared.
Improvements on Avenue 52 will be guaranteed as required by the City's General Plan
Circulation Element at the time the final map is considered pursuant to Section
13.20.100 of the Subdivision Ordinance. Provisions shall be made to the map's
design to allow the project to be gated, ensuring adequate vehicle stacking and
turnaround areas.
The subdivision layout is consistent with the Land Use Vision Statement in the City's
General Plan, which focuses on the facilitation and integration of development, through
desirable character and sensitive design residential neighborhoods to enhance the
existing high quality of life.
Findings Cthrough E -Compliance with the California Environmental Quality Act
Various environmental studies were prepared for this project, and after careful
evaluations, the Historic Preservation Commission and various City Departments have
determined that the proposed Map could not have a significant adverse impact on the
environment provided that recommended mitigation is required pursuant to
Environmental Assessment 2002-465.
Finding F -Public Health Concerns
The design of the proposed subdivision map and related improvements are not likely
to cause serious public health problems, in that responsible agencies have reviewed
the project for these issues with no significant concerns identified. The health, safety
and welfare of current and future residents can be assured based on the recommended
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Planning Commission Resolution 2003-049
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 4
conditions, which serve to implement mitigation measures for the project. The Fire
Department has evaluated the street design layout and approve of to the project as
planned.
Site improvements comply with City requirements, provided on-site water retention is
handled in common basin(sl• Dust control measures shall be required during any
further on-site construction work as required by Chapter 6.16 of the Municipal Code.
The site is physically suitable for the proposed land division, as the area is relatively
flat and without physical constraints, and the Map design is consistent with other
surrounding parcels.
That under the City's policy for parks and recreation development, found in the City's
General Plan (Chapter 51, the City's goal is to provide three 131 acres of park land per
1,000 residents pursuant to Policy 2; this project will provide payment to the City for
usable open space outside the Tract's boundary which is allowed pursuant to Chapter
13.48 of the Subdivision Ordinance.
Finding G -Site Design (Public Easements)
Public easements will be retained and required in order to construct any houses on the
proposed lots, ensuring adequate facilities for future homeowners in compliance with
Section 13.24.100 of the Subdivision Ordinance.
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
said Planning Commission in this case; and
2. That it does hereby recommend to the City Council certification of
Environmental Assessment 2002-465 in that no significant effects on the
environment were identified, provided mitigation measures are met; and
3. That it does hereby recommend approval of the above-described Tentative Tract
Map 30138 for the reasons set forth in this Resolution and subject to the
attached Conditions of Approval.
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Planning Commission Resolution 2003-049
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 5
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this 8`h day of July, 2003, by the following vote,
to wit:
AYES:
NOTES:
ABSENT:
ABSTAIN
ATTEST:
of
Commissioners Abels, Daniels, Quill, Tyler, and Chairman Kirk
None
None
None
TO KIRK, airman
' y of La Quint ,California
RMANy Cot~imunity Development Director
Quinta, California
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PLANNING COMMISSION RESOLUTION 2003-049
CONDITIONS OF APPROVAL -ADOPTED
TENTATIVE TRACT MAP 30138, DAN JEWITT
JULY 8, 2003
1. The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta ("City"1, 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 Sections 66410
through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta
Municipal Code ("LQMC"1.
The City of La Quinta's Municipal Code can be accessed on the City's Web site
at 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.
Planning Commission Resolution 2003-049
Conditions of Approval -Adopted
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 2
4. The applicant shall comply with applicable provisions of the City's, NPDES
stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Waterl,
LOMC; Riverside County Ordinance No. 457; and the State Water Resources
Control Board's Order No. 99-08-DWO.
A. For construction activities including clearing, grading or excavation of land
that disturbs five 15- acres or more of land, or that disturbs less than five
151 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-site 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 (Definitionsl, LOMC):
1) Temporary Soil Stabilization (erosion control).
21 Temporary Sediment Control.
31 Wind Erosion Control.
41 Tracking Control.
51 Non-Storm Water Management.
6) Waste Management and Materials Pollution Control.
E. All erosion and sediment control BMPs shall be approved by the City
Engineer prior to any on-site or off-site 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. The tentative map shall expire within two years, unless an extension is granted
per Section 13.12.150 of the Subdivision Ordinance.
Planning Commission Resolution 2003-049
Conditions of Approval -Adopted
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 3
6. Prior to issuance of any permitlsl, the applicant shall acquire or confer easements
and other property rights necessary for the construction or proper functioning of
the proposed development. Conferred rights shall include irrevocable offers to
dedicate or grant access easements to the City for emergency services and for
maintenance, construction and reconstruction of essential improvements.
7. The applicant shall offer for dedication on the Final Map all public street right-of-
ways in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and/or as required by the City Engineer.
8. The public street right-of-way offers for dedication required for this development
include:
Avenue 52 (Primary Arterial, 110' ROW) - No additional right of way is required.
9. The applicant shall retain for private use on the Final Map all private street right-
of-ways in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and/or as required by the City Engineer.
10. The private street right-of-ways to be retained for private use required for this
development include:
PRIVATE STREETS -Property line shall be placed at the back of curb similar to
the lay out shown on the tentative tract map. Use of smooth curves instead of
angular lines at property lines is recommended. Private Residential Streets
measured at gutter flow line shall have a 36-foot travel width. Curve radii for
curbs at all street intersections shall not be less than 25 feet.
1 1 . Right of way geometry for knuckles turns and property line corner cut-backs at
curb returns shall conform to Riverside County Standard Drawings #801, and
#805, respectively, unless otherwise approved by the City Engineer.
12. Dedications shall include additional widths as necessary for dedicated right and
left turn lanes, bus turnouts, and other features contained in the approved
construction plans.
d
Planning Commission Resolution 2003-049
Conditions of Approval -Adopted
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 4
13. When the City Engineer determines that access rights to the proposed street
right-of-ways shown on the approved Tentative Tract Map are necessary prior to
approval of the Final Map dedicating such right-of-ways, the applicant shall grant
the necessary right-of-ways within 60 days of a written request by the City.
14. The applicant shall offer for dedication on the Final Map aten-foot wide public
utility easement contiguous with, and along both sides of all private streets.
Such easement may be reduced to five feet in width with the express written
approval of IID.
15. The applicant shall create perimeter landscaping setbacks along all public right-of-
ways as follows:
Avenue 52 (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.
16. Where public facilities le.g., sidewalks) are placed on privately-owned setbacks,
the applicant shall offer for dedication blanket easements for those purposes on
the Final Map.
17. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins, mailbox
clusters, park lands, and common areas on the Final Map.
18. Direct vehicular access to Avenue 52 from any portion of the site from frontage
along Avenue 52 is 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.
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.
Planning Commission Resolution 2003-049
Conditions of Approval -Adopted
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 5
20. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property between the date of approval of the Tentative
Tract Map and the date of recording of any Final Map, unless such easement is
approved by the City Engineer.
21 . Prior to the City's approval of a Final Map, the applicant shall furnish accurate
AutoCAD files of the Final Map that was approved by the City's map checker on
a storage media acceptable to the City Engineer. Such files shall be in a standard
AutoCAD format so as to be fully retrievable into a basic AutoCAD program.
Where a Final Map was not produced in an AutoCAD format, or produced in a file
that can be converted to an AutoCAD format, the City Engineer will accept a
raster-image file of such Final Map.
As used throughout these Conditions of Approval, professional titles such as
"engineer," "surveyor," and "architect," refer to persons currently certified or licensed
to practice their respective professions in the State of California.
22. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shall comply with the
provisions of Section 13.24.040 (Improvement Plans, LOMC.
23. The following improvement plans shall be prepared and submitted for review and
approval by the City. A separate set of plans for each line item specified below
shall be prepared. The plans shall utilize the minimum scale specified, unless
otherwise authorized by the City Engineer in writing. Plans may be prepared at
a larger scale if additional detail or plan clarity is desired. Note, the applicant may
be required to prepare other improvement plans not listed here pursuant to
improvements required by other agencies and utility purveyors.
A. Off-Site Street Plan: 1 " = 40' Horizontal, 1 " = 4' Vertical
The street improvement plans shall include permanent traffic control and
separate plan sheetls) (drawn at 20 scale) that show the meandering
sidewalk, mounding, and berming design in the combined parkway and
landscape setback area.
Planning Commission Resolution 2003-049
Conditions of Approval -Adopted
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 6
B. On-Site Street Plan: 1 " = 40' Horizontal, 1 " = 4' Vertical
C. On-Site Rough Grading/Storm
Drainage Plan: 1 " = 40' Horizontal
D. On-Site Precise Grading Plan: 1 " = 30' Horizontal
Other engineered improvement plans prepared for City approval that are not listed
above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
All Off-Site Plan & Profile Street Plans and Signing & Striping Plans shall show
all existing improvements for a distance of at least 200-feet beyond the project
limits, or a distance sufficient to show any required design transitions.
"Rough Grading" plans shall normally include perimeter walls with Top of Wall
& Top of Footing elevations shown. All footings shall have a minimum of 1-foot
of cover, or sufficient cover to clear any adjacent obstructions. Additionally, a
hydrology/hydraulic report shall be submitted and all pipe and catch basin sizing
shall be provided on the improvement plan.
24. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction. For a fee, established by City Resolution, the applicant
may purchase such standard plans, detail sheets and/or construction notes from
the City.
25. The applicant shall furnish a complete set of the AutoCAD files of all approved
improvement plans on a storage media acceptable to the City Engineer. The files
shall be saved in a standard AutoCAD format so they may be fully retrievable
through a basic AutoCAD program.
At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the AutoCAD files in order
to reflect the will 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.
Planning Commission Resolution 2003-049
Conditions of Approval -Adopted
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 7
26. Prior to the conditional approval of any Final Map, or the issuance of any
permitls), 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 1"SIA") guaranteeing the construction of
such improvements and the satisfaction of its obligations for same, or shall agree
to any combination thereof, as may be required by the City.
27. Any Subdivision Improvement Agreement 1"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 Securityl, LQMC.
28. Improvements to be made, or agreed to be made, shall include the removal of any
existing structures or other obstructions which are not a part of the proposed
improvements; and shall provide for the setting of the final survey
monumentation.
29. Should the applicant fail to construct the improvements for the development, or
fail to satisfy its obligations for the development in a timely manner, the City
shall have the right to halt issuance of building permits, and/or final building
inspections, withhold other approvals related to the development of the project,
or call upon the surety to complete the improvements.
30. 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.
31. 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 l2" x 11" reduction of each page of the Final
Map, along with a copy of an 8-1 /2" x 1 1 " Vicinity Map.
Planning Commission Resolution 2003-049
Conditions of Approval -Adopted
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 8
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.
32. Should the applicant fail to construct the improvements for the development, or
fail to satisfy its obligations for the development in a timely manner, the City
shall have the right to halt issuance of building permits, and/or final building
inspections, withhold other approvals related to the development of the project,
or call upon the surety to complete the improvements.
33. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
34. 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.
35. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a qualified engineer or architect,
B. A preliminary geotechnical ('"soils") report prepared by a qualified engineer,
and
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
(Fugitive Dust Control), LQMC.
D. 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.
Planning Commission Resolution 2003-049
Conditions of Approval -Adopted
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 9
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.
36. 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.
37. Grading within the perimeter setback and parkway areas shall have undulating
terrain and shall conform with the requirements of LQMC Section 9.60.2401F)
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 (i.e., the slope at the back of the landscape lotl, which shall not
exceed 2:1 if fully planted with ground cover. The maximum slope in the first six
161 feet adjacent to the curb shall not exceed 4:1 when the nearest edge of
sidewalk is within six 161 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.
38. 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.
39. Building pad elevations of perimeter lots shall not differ by more that one foot
from the building pads in adjacent developments.
40. 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.
41 . 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.
Planning Commission Resolution 2003-049
Conditions of Approval -Adopted
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 10
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.
42. Grading within the perimeter setback and parkway areas shall have undulating
terrain and shall conform with the requirements of LQMC Section 9.60.2401F)
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 back
slope 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 16) feet
adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is
within six (6) feet 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.
43. 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.
The maximum allowable water depth when the design storm is contained is five
(5) feet.
44. 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.
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.
Planning Commission Resolution 2003-049
Conditions of Approval -Adopted
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 11
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.
48. 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. Additionally, the applicant's
preliminary hydrology report is approved with the following conditions: 1) Enlarge
the retention basin to provide 5 feet maximum water depth; and 21 Submittal of
a final hydrology report for approval at time of improvement plan submittal.
Drainage system pipe and catch basin sizing shall also be provided on the
improvement plans.
49. 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(6)17), LOMC.
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.
53. The applicant shall comply with the provisions of Section 13.24.110 (Utilities),
LQMC.
Planning Commission Resolution 2003-049
Conditions of Approval -Adopted
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 12
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 aboveground 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. 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.
All existing utility lines attached to joint use 92 KV transmission power poles are
exempt from the requirement to be placed underground.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
56. 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 Developmentl, LQMC for public streets; and Section
13.24.080 (Street Design -Private Streetsl, where private streets are proposed.
57. The applicant shall construct the following street improvements to conform with
the General Plan street type noted in parentheses.
OFF-SITE STREETS -Avenue 52, (Primary Arterial, Option A; 1 10' R/WI
Widen the north side of the street along all frontage adjacent to the Tentative
Tract Map boundary to its ultimate half street width on the north side of the
street as specified in the General Plan and the requirements of these conditions.
The north curb face shall be located forty-three feet 143') north of the centerline,
except at locations where additional street width is needed to accommodate a
required Sunline Transit Agency bus turnout.
Other required improvements in the Avenue 52 right of way and/or adjacent
landscape setback area include:
Planning Commission Resolution 2003-049
Conditions of Approval -Adopted
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 13
A) All appurtenant components such as, but not limited to: curb, gutter
traffic control striping, legends, and signs, plus a single overhead street light
at each street connecting to Avenue 52.
B) Construct 8-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 the
landscape setback lot and approach within 5 feet of the perimeter wall at
intervals not to exceed 250 feet.
The applicant is responsible for construction of all improvements mentioned
above. The development is eligible for reimbursement from the City's
Development Impact Fee fund in accordance with policies established for that
program. The cost of improvements expended by the applicant from the
centerline of Avenue 52 to within 20 feet of the outer curb face is eligible for
reimbursement. The applicant is responsible for the remaining cost of the
improvements.
PRIVATE STREETS -Construct full 36-foot wide travel width improvements
measured from gutter flow line to gutter flow line, within the approved right of
way where the residential streets are double loaded.
58. All gated entries shall provide for atwo-car minimum stacking capacity for
inbound traffic; and shall provide for a full turnaround 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.
Planning Commission Resolution 2003-049
Conditions of Approval -Adopted
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 14
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.
59. 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 trafficl• Minimum structural
sections shall be as follows:
Residential - 3.0" a.c./4.5" c.a.b.
Primary Arterial - 4.5" a.c./6.0" c.a.b.
or the approved equivalents of alternate materials.
60. 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.
61. General access points and turning movements of traffic are limited to the
following:
A. Avenue 52 Primary Entry (approximately 3,140 feet east of Jefferson
Streetl: right turn in, right turn out, and left turn in from Avenue 52 into the
site. Left turn out from the entry is prohibited.
B. Avenue 52 Secondary Entry (approximately 2,800 feet east of Jefferson
Streetl: right turn in and right turn out. Left turn in and out from the entry
is prohibited.
62. 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.
Planning Commission Resolution 2003-049
Conditions of Approval -Adopted
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 15
63. 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.
64. Standard knuckles and corner cutbacks shall conform to Riverside County
Standard Drawings #801 and #805, respectively, unless otherwise approved by
the City Engineer.
65. The applicant shall extend improvements beyond the subdivision boundaries to
ensure they safely integrate with existing improvements.
66. 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.
67. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
68. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas. The developer and subsequent property ownerls)
shall continuously maintain all required landscaping in a healthy and viable
condition as required by Section 9.60.2401E3) of the Zoning Code.
69. 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 ICDDI, prior to plan checking by the Public Works
Planning Commission Resolution 2003-049
Conditions of Approval -Adopted
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 16
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.
70. 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.
71 . Parkway shade trees shall be delivered to the site in 24-inch wide or larger boxes
with minimum 2.0-inch calipers. Trees shall be a minimum height of ten feet
once installed and double-staked with lodge poles to protect against damage from
gusting winds. Parkway palm trees shall have a minimum brown trunk height of
eight feet. Uplighting of the palm trees is encouraged. Undulating mounding, up
to 36-inches, shall occur along Avenue 52 pursuant to Section 9.60.240(F) of
the Zoning Code.
72. Front yard landscaping for each dwelling 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. The
conceptual front yard landscape plan shall be approved by the Community
Development Department before working drawings are submitted to the
Community Development Department for approval.
73. Vines shall be planted along the length of the parkway wall (e.g., average 25 feet
on center) to add texture and color to the perimeter planting.
74. Decorative details shall be added to the Avenue 52 entry gates to improve their
overall appearance (e.g., scrolled metal, copper overlay, etc.), subject to approval _
of the Community Development Director. Walls within 25 feet of the entry gates
shall include texture changes (or reveals) to augment gating detail upgrades.
Planning Commission Resolution 2003-049
Conditions of Approval -Adopted
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 17
Pilaster shall be added to the Avenue 52 wall at 60-foot intervals. Perimeter
tract walls shall be constructed before the 10`" house is ready to be occupied.
75. Existing site vegetation on the project's perimeter shall be retained in place,
unless noted otherwise on the grading plan.
76. The applicant shall employ construction quality-assurance measures that meet
with the approval of the City Engineer.
77. 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.
78. 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.
79. 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.
80. The applicant shall comply with the provisions of Section 13.24.160
(Maintenancel, LQMC.
__ 81 . The applicant shall make provisions for the continuous and perpetual maintenance
of all private on-site improvements, perimeter landscaping, access drives, and
sidewalks.
Planning Commission Resolution 2003-049
Conditions of Approval -Adopted
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 18
82. The applicant shall comply with the provisions of Section 13.24.180 (Fees and
Depositsl, 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.
83. 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 permitls).
84. Prior to completion of any approval process for modification of boundaries of the
property or lots subject to these conditions, the applicant shall process a
reapportionment of any bonded assessmenils) against the property and pay the
cost of such reapportionment.
85. The developer shall pay school mitigation fees based on their requirements. Fees
shall be paid prior to building permit issuance by the City.
86. The Community Development Director shall cause to be filed with the County
Clerk a "Notice of Determination" pursuant to CEQA Guideline § 150751a) once
reviewed by the City Council.
87. The applicant shall comply with the provisions of Section 13.48 (Park
Dedications) of the La Quinta Municipal Code prior to final map recordation.
Conditions are subject to change with adoption of new codes, ordinances, laws, or
when building permits are not obtained within twelve (12) months. Final conditions will
be addressed when plans are reviewed. A plan check fee must be paid to the Fire
Department at the time construction plans are submitted. All questions regarding the
meaning of the Fire Department conditions should be referred to the Fire Department
Planning & Engineering staff at (760) 863-8886.
88. For residential areas, approved standard fire hydrants, located at each
intersection and spaced 660 feet apart with no portion of any lot frontage more
Planning Commission Resolution 2003-049
Conditions of Approval -Adopted
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 19
than 330 feet from a hydrant. Minimum fire flow shall be 1,000 g.p.m. fora 2-
hour duration at 20 psi.
For any building with public access (e.g., recreation halls, clubhouses, gatehouse,
maintenance and/or commercial buildingsl, Super fire hydrants are to be placed
no closer than 25 feet and not more than 165 feet from any portion of the first
floor of said building following approved travel ways around the exterior of the
building. Minimum fire flow shall be 1,500 g.p.m. fora 2-hour duration at 20
psi.
89. Blue dot retro-reflectors shall be placed in the street 8-inches from centerline to
the side that the fire hydrant is on, to identify fire hydrant locations.
90. Buildings that are 5,000 square feet and larger, other than single family houses,,
shall be fully sprinkled (NFPA 13 Standardl. If required, sprinkler plans will need
to be submitted to the Fire Department. Area separation walls may not be used
to reduce the need for sprinklers.
91. Any turnaround requires a minimum 38-foot turning radius.
92. All structures shall be accessible from an approved roadway to within 150 feet
of all portions of the exterior of the first floor.
93. The minimum dimension for access roads is 20 feet clear and unobstructed width
and a minimum clearance of 13'-6" in height.
94. Any gate providing access from a road to a driveway shall be located at least
35'-0" setback from the roadway and shall open to allow a vehicle to stop
without obstructing traffic on the road. Where one-way road with a single traffic
lane provides access to a gate entrance, a 38-foot turning radius shall be used.
95. Gates may be automatic or manual and shall be equipped with a rapid entry
system (KNOXI• 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. Automatic gates shall be provided
with backup power. A separate pedestrian access gate is also required.
Planning Commission Resolution 2003-049
Conditions of Approval -Adopted
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 20
96. The required water system, including fire hydrants, shall be installed and
accepted by the appropriate water agency prior to any combustible building
materials being placed on an individual lot. Two sets of water plans are to be
submitted to the Fire Department for approval.
97. 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.
98. Building plan check (nonresidential, if any) is to run concurrent with the City of
La Quinta plan check.
99. All public agency letters received for this case are made part of the case file
documents for plan checking purposes.
100. All mitigation measures included in Environmental Assessment 2002-465 are
hereby included in this approval.
101. Housing units for the tract shall be reviewed and approved by the Architecture
and Landscape Review Committee and Planning Commission per Section
9.60.330 (Tract Development) or Section 9.60.340 (Custom Homes) of the
Zoning Code (e.g., Business Iteml. The siting of any two story houses is subject
to approval by the Planning Commission during review of a Site Development
Permit.
102. A permit from the Community Development Department is required for any
temporary or permanent tract signs. Uplighted tract ID signs are allowed subject
to the provisions of Chapter 9.160 of the Zoning Ordinance.
103. The Community Development and Public Works Directors may allow minor design
changes to final map applications that include a reduction in the number of
buildable lots, changes in lot sizes, relocation of common open space areas or
other required public facilities le.g., CVWD well sites, etc.) and changes in the
alignment of street sections, provided the applicant submits a Substantial
Compliance Application to the Public Works Department during plan check
disclosing the requested changes and how the changes occurred. These changes
Planning Commission Resolution 2003-049
Conditions of Approval -Adopted
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 21
shall be conveyed to the City Council when the map is presented for recordation
consideration.
104. Prior to submitted the Final Map for plan check consideration, the following
corrections and/or information shall be provided:
A. Two copies of the draft Covenants, Conditions and Restrictions (CC&R'sl.
The City Attorney shall approve the document prior to approval of the final
map by the City Council. The CC&R's shall contain language reflecting the
following provisions: "On-street parking of any recreational vehicles (e.g.,
boats, motor homes, trailers, buses, campers, mobile homes, inoperable
vehicles, or other similar vehicles) shall be prohibited at all times within the
residential tract. Parking for such vehicles shall be restricted to storage on
the property behind a masonry wall of not less than six feet in height which
is equipped with a solid gate that shields the subject vehicle from view from
the street. Temporary parking in individual driveways is permitted for a
maximum of 24 hours as RV's are prepared for use or storage."
B. A minimum of three street names shall be submitted for each private street
shown on the Map exhibit. A list of the names in ranking order shall be
submitted to the Community Development Department for approval.