PCRES 2003-050PLANNING COMMISSION RESOLUTION 2003-050
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA
RECOMMENDING APPROVAL OF A THIRD ONE
YEAR EXTENSION OF TIME FOR A TENTATIVE
TRACT MAP ALLOWING 103 SINGLE FAMILY
LOTS ON 33 NET ACRES
CASE NO.: TRACT 29053, EXTENSION #3
TRANS WEST HOUSING, INC
WHEREAS, the Planning Commission of the City of La Quinta,
California, did on the 8T" day of July, 2003, hold a duly noticed Public
Hearing to consider the request of Trans West Housing, Inc., for approval of
a one year extension of time for a Tentative Tract Map that creates 103
single family lots (34 lots recorded) and miscellaneous lots on 33 net acres in
the RL Low Density Residential Zone, located northwest of the intersection
of Jefferson Street and Avenue 50, more particularly described as:
Portions of Section 32, TSS, R7E, SBBM
WHEREAS, the City Council of the City of La Quinta, California,
did on the 1 ST day of June, 1999, approve the Tentative Tract Map, and on
the 15T" day of May, 2001, and the 16T" day of July, 2002, approve one
year extensions of time for this Tentative Tract Map, subject to conditions;
and,
WHEREAS, said Tentative Tract Map has complied with the
requirements of "The Rules to Implement the California Environmental
Quality Act of 1970" as amended (Resolution 83-68), in that a Mitigated
Negative Declaration of Environmental Impact for Environmental Assessment
98-375 was certified by the City Council on June 1, 1999, for Tentative
Tract Map 29053, General Plan Amendment 98-060, Zone Change 98-060,
Specific Plan 98-034 and Parcel Map 29052 in compliance with the
requirements of the California Environmental Quality Act of 1970, as
amended. This request is in conformance with that approval and no changed
circumstances or conditions exist which would trigger the preparation of
subsequent environmental review pursuant to Public Resources Code Section
21166; and,
WHEREAS, at said Public Hearing, upon hearing and considering
all testimony and arguments, if any, of all interested persons wanting to be
heard, said Planning Commission did make the following mandatory findings
P:\stan\tt 29053 ext #3 pc res.doc
Planning Commission Resolution No. 2003-050
Tentative Tract 29053, Extension #3 - Trans West Housing
Adopted: July 8, 2003
of approval to justify a recommendation for approval of said extension to the
Tentative Tract Map:
The map is consistent with the General Plan in that the lots are
designated and to be used for Low Density Residential use. The
development and improvements of the lots will comply with applicable
development standards regarding setbacks, height restrictions,
density, grading, access, streets, etc.
2. The design and proposed improvements of the map is consistent with
the General Plan in that the development and improvements of the lots
will comply with applicable development standards regarding setbacks,
height restrictions, density, grading, access, streets, etc.
3. The design of the subdivision and improvements are not likely to
cause environmental damage or substantially and avoidably injure fish,
or wildlife, or cause serious public health problems since mitigation is
required by the Mitigated Negative Declaration (EA 98-375), including
noise mitigation adjacent to Jefferson Street and Avenue 50. This will
be provided by berming, lowering of the adjacent residential pads, and
construction of garden and retaining walls.
4. The design of the map or types of improvements are not likely to
cause serious public health problems because the development of the
land will require compliance with all health related requirements
including provisions for sewers and water.
5. The design of the map will not conflict with easements acquired by
the public at large, for access through, or use of, property within the
Map since none presently exist and new easements as needed will be
provided and recorded.
NOW, THEREFORE, BE IT RESOLVED by the Planning
Commission of the City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the
Planning Commission in this case;
Planning Commission Resolution No. 2003-050
Tentative Tract 29053, Extension #3 - Trans West Housing
Adopted: July 8, 2003
2. That it does recommend to the City Council approval of a third one
year extension of time for Tentative Tract Map 29053 for the reasons
set forth in this Resolution and subject to the attached conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the
La Quinta Planning Commission held on this 8T" day of July, 2003, by the
following vote to wit:
AYES: Commissioners Abels, Daniels, Quill, Tyler and Chairman Kirk
NOES: None
ABSENT: None
ABSTAIN: None
,RK, Chairman
La Quinta, California
0
JEFMY HER Community Development Director
City/of La Quinta, California
RESOLUTION 2003-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29053, EXTENSION #3
TRANS WEST HOUSING, INC.
ADOPTED: JULY 8, 2003
The subdivider agrees to defend, indemnify, and hold harmless the City of La
Quinta (the "City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this tentative map
or any final map thereunder. The City shall have sole discretion in selecting its
defense counsel.
The City shall promptly notify the subdivider of any claim, action or proceeding
and shall cooperate fully in the defense.
2. Tentative Tract Map 29053 shall comply with the requirements and standards of
§ § 66410 through 66499.58 of the California Government Code (the Subdivision
Map Act) and Chapter 13 of the La Quinta Municipal Code (LQMC).
3. Prior to the issuance of a grading, construction or building permit, or approval of
the final map by the City Council, the applicant shall obtain permits and/or
clearances from the following public agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
The applicant is responsible for any requirements of the permits or clearances
from those jurisdictions. If the requirements include approval of improvement
plans, applicant shall furnish proof of said approvals prior to obtaining City
approval of the plans.
The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit. For projects requiring project -specific NPDES
construction permits, the applicant shall submit a copy of the Notice of Intent
received from the CWQCB prior to issuance of a grading or site construction
permit. The applicant shall ensure that the required Storm Water Pollution
Protection Plan is available for inspection at the project site.
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RESOLUTION 2003-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29053, EXTENSION #3
TRANS WEST HOUSING, INC.
ADOPTED: JULY 8, 2003
4. The applicant shall comply with the terms and requirements of the infrastructure
fee program in effect at the time of issuance of building permits.
5. Prior to approval of a final map, the applicant shall acquire or confer easements
and other property rights required of the tentative map or otherwise necessary
for 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.
6. The applicant shall dedicate or grant public and private street right of way and
utility easements in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and as required by the City Engineer.
7. Right of way dedications required of this development include:
A. Jefferson Street - 60-foot half of a 120-foot right of way. In addition, the
owner shall make an irrevocable offer to grant an additional 17 feet of right
of way, (not to exceed 250 feet in length), for future southbound turn lanes
at the Avenue 50 intersection.
B. Avenue 50 - 50-foot half of a 100-foot right of way
C. Interior Collector Street - 41 feet undivided, 67 feet for divided sections.
D. Other interior Street Lots - 37 feet plus additional for turn knuckle.
E. Culs de sac radii - 38.5 feet.
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.
If the City Engineer determines that access rights to proposed street rights of
way shown on the tentative map are necessary prior to approval of final maps
dedicating the rights of way, the applicant shall grant interim easements to those
areas within 60 days of written request by the City.
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RESOLUTION 2003-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29053, EXTENSION 93
TRANS WEST HOUSING, INC.
ADOPTED: JULY 8, 2003
8. The applicant shall dedicate ten -foot public utility easements contiguous with and
along both sides of all private streets. The easements may be reduced to five
feet with the concurrence of IID.
9. The applicant shall create perimeter setbacks along public rights of way as
follows (listed setback depth is the average depth if meandering wall design is
approved):
A. Jefferson Street - 20 feet
B. Avenue 50 - 20 feet
The setback requirement applies to all frontage including, but not limited to,
remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks,
the applicant shall dedicate blanket easements for those purposes.
10. The applicant shall dedicate easements necessary for placement of and access
to utility lines and structures, drainage basins, mailbox clusters, park lands, and
common areas.
11. The applicant shall vacate abutter's rights of access to public streets and
properties from all frontage along the streets and properties except access points
shown on the approved tentative map..
12. The applicant shall furnish proof of easements or written permission, as
appropriate, from owners of any abutting properties on which grading, retaining
wall construction, permanent slopes, or other encroachments are to occur.
13. If the applicant proposes vacation or abandonment of any existing rights of way
or access easements which will diminish access rights to any properties owned
by others, the applicant shall provide approved alternate rights of way or access
easements to those properties or notarized letters of consent from the property
owners
14. The applicant shall cause no easements to be granted or recorded over any
portion of this property between the date of approval by the City Council and the
date of recording of any final map(s) covering the same portion of the property
unless such easements are approved by the City Engineer.
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RESOLUTION 2003-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29053, EXTENSION #3
TRANS WEST HOUSING, INC.
ADOPTED: JULY 8, 2003
15. Prior to approval of a final map, the applicant shall furnish accurate AutoCad files
of the complete map, as approved by the City's map checker, on storage media
and in a program format acceptable to the City Engineer. The files shall utilize
standard AutoCad menu items so they may be fully retrieved into a basic
AutoCad program.
If the map was not produced in AutoCad or a file format which can be converted
to AutoCad, the City Engineer may accept raster -image files of the 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.
16. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and landscape architects, as appropriate. Plans shall be
submitted on 24" x 36" media in the categories of "Rough Grading," "Precise
Grading," "Streets & Drainage," and "Landscaping." All plans except precise
grading plans shall have signature blocks for the City Engineer. Precise grading
plans shall have signature blocks for Community Development Director and the
Building Official. Plans are not approved for construction until they are signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike
paths, gates and entryways, and parking lots. "Landscaping" plans shall normally
include irrigation improvements, landscape lighting and perimeter walls.
Plans for improvements not listed above shall be in formats approved by the City
Engineer.
17. The City may maintain standard plans, details and/or construction notes for
elements of construction. For a fee established by City resolution, the applicant
may acquire standard plan and/or detail sheets from the City.
18. When final plans are approved by the City, the applicant shall furnish accurate
AutoCad files of the complete, approved plans on storage media acceptable to
the City Engineer. The files shall utilize standard AutoCad menu items so they
may be fully retrieved into a basic AutoCad program. At the completion of
construction and prior to final acceptance of improvements, the applicant shall
update the files to reflect as -constructed conditions.
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RESOLUTION 2003-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29053, EXTENSION #3
TRANS WEST HOUSING, INC.
ADOPTED: JULY 8, 2003
If the plans were not produced in AutoCad or a file format which can be
converted to AutoCad, the City Engineer may accept raster -image files of the
plans.
IMPROVEMENT AGREEMENT
19. Depending on the timing of development of the parcels created by this map and
the status of off -site improvements at that time, the subdivider may be required
to construct improvements, to reimburse the City or others for the cost of the
improvements, to secure the cost of the improvements for future construction by
others, or a combination of these methods.
20. The applicant shall construct improvements and/or satisfy obligations, or furnish
an executed, secured agreement to construct improvements and/or satisfy
obligations required by the City prior to approval of a final map or parcel map or
issuance of a certificate of compliance for a waived parcel map. For secured
agreements, security provided, and the release thereof, shall conform with
Chapter 13, LQMC.
Improvements to be made or agreed to shall include removal of any existing
structures or obstructions which are not part of the proposed improvements.
21. If improvements are secured, the applicant shall provide estimates of
improvement costs for checking and approval by the City Engineer. Estimates
shall comply with the schedule of unit costs adopted by City resolution or
ordinance. For items not listed in the City's schedule, estimates shall meet the
approval of the City Engineer.
Estimates for utilities and other improvements under the jurisdiction of other
agencies shall be approved by those agencies. Security is not required for
telephone, gas, or T.V. cable improvements. However, development -wide
improvements shall not be agendized for final acceptance until the City receives
confirmation from the telephone authority that the applicant has met all
requirements for telephone service to lots within the development.
22. If improvements are phased with multiple final maps or other administrative
approvals (e.g., a Site Development Permit), off -site improvements and common
improvements (e.g., retention basins, perimeter walls & landscaping, gates) shall
be constructed or secured prior to approval of the first phase unless otherwise
approved by the City Engineer. Improvements and obligations required of each
phase shall be completed and satisfied prior to completion of homes or
occupancy of permanent buildings within the phase and subsequent phases
unless a construction phasing plan is approved by the City Engineer.
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RESOLUTION 2003-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29053, EXTENSION #3
TRANS WEST HOUSING, INC.
ADOPTED: JULY 8, 2003
23. If the applicant fails to construct improvements or satisfy obligations in a timely
manner or as specified in an approved phasing plan or in an improvement
agreement, the City shall have the right to halt issuance of building permits or
final building inspections, withhold other approvals related to the development of
the project or call upon the surety to complete the improvements.
24. The applicant's obligations for portions of the required improvements may, at the
City's option, be satisfied by participation in a major thoroughfare improvement
program if this development becomes subject to such a program.
25. This development shall comply with Chapter 8.11 of the LQMC (Flood Hazard
Regulations). If any portion of any proposed building lot in the development is
located within or immediately adjacent to a flood hazard area as identified on the
City's Flood Insurance Rate Maps, the development shall be graded to ensure that
all building pads, including basement and garage areas, are above the level of the
project flood. Prior to issuance of building permits for lots which are so located,
the applicant shall receive Conditional Letters of Map Revision based on Fill
(CLOMR/F) from FEMA. Prior to final acceptance by the City of subdivision
improvements, the applicant shall have received final LOMR/Fs for all such lots.
26. The applicant shall furnish a preliminary geotechnical ("soils") report and a
grading plan prepared by a qualified engineer. The grading plan shall conform
with the recommendations of the soils report and be certified as adequate by a
soils engineer or engineering geologist. The plan must be approved by the City
Engineer prior to issuance of a grading permit. A statement shall appear on final
maps (if any are required of this development) that a soils report has been
prepared pursuant to Section 17953 of the Health and Safety Code.
27. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape
areas outside the right of way unless otherwise approved by the City Engineer.
28. The applicant shall endeavor to minimize differences in elevation at abutting
properties and between separate tracts and lots within this development.
Building pad elevations on contiguous lots shall not differ by more than three feet
except for lots within a tract or parcel map, but not sharing common street
frontage, where the differential shall not exceed five feet. If compliance with this
requirement is impractical, the City will consider and may approve alternatives
which minimize safety concerns, maintenance difficulties and neighboring -owner
dissatisfaction with the grade differential.
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r
RESOLUTION 2003-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29053, EXTENSION #3
TRANS WEST HOUSING, INC.
ADOPTED: JULY 8, 2003
29. Prior to occupation of the project site for construction purposes, the applicant
shall submit and receive approval of a fugitive dust control plan prepared in
accordance with Chapter 6.16, LQMC. The Applicant shall furnish security, in
a form acceptable to the city, in an amount sufficient to guarantee compliance
with the provisions of the permit.
30. The applicant shall maintain graded, undeveloped land to prevent wind and water
erosion of soils. The land shall be planted with interim landscaping or provided
with other erosion control measures approved by the Community Development
and Public Works Departments.
31. Prior to issuance of building permits, the applicant shall provide building pad
certifications stamped and signed by a civil engineer or surveyor. The
certifications shall list approved pad elevations, actual elevations, and the
difference between the two, if any. The data shall be organized by lot number
and shall be listed cumulatively if submitted at different times.
The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and
the following:
32. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
33. 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.
34. Stormwater shall normally be retained in common retention basins. Individual -lot
basins or other retention schemes may be approved by the City Engineer for lots
2% acres in size or larger or where the use of common retention is impracticable.
If individual -lot retention is approved, the applicant shall meet the individual -lot
retention provisions of Chapter 13.24, LQMC.
35. Storm flow in excess of retention capacity shall be routed through a designated,
unimpeded overflow outlet to the historic drainage relief route.
36. Storm drainage historically received from adjoining property shall be retained on
site or passed through to the overflow outlet.
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Page 7 of 14
RESOLUTION 2003-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29053, EXTENSION #3
TRANS WEST HOUSING, INC.
ADOPTED: JULY 8, 2003
37. Retention facility design shall be based on site -specific percolation data which
shall be submitted for checking with the retention facility plans. The design
percolation rate shall not exceed two inches per hour.
38. Retention basin slopes shall not exceed 3:1. Maximum retention depth shall be
six feet for common basins and two feet for individual -lot retention.
39. Nuisance water shall be retained on site. In residential developments, nuisance
water shall be disposed of in a trickling sand filter and leachfield approved by the
City Engineer. The sand filter and leechfield shall be designed to contain surges
of 3 gph/1,000 sq. ft. (of landscape area) and infiltrate 5 gpd/1,000 sq. ft.
40. In developments for which security will be provided by public safety entities (e.g.,
the La Quinta Safety Department or the Riverside County Sheriff's Department),
retention basins shall be visible from adjacent street(s). No fence or wall shall be
constructed around basins unless approved by the Community Development
Director and the City Engineer.
41. If the applicant proposes discharge of stormwater directly or indirectly to the La
Quinta Evacuation Channel or the Whitewater Drainage Channel, the applicant
and, subsequently, the Homeowners' Association shall be responsible for any
sampling and testing of the development's effluent 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. If such discharge is approved for this development, the applicant shall
make provisions in the CC&Rs for meeting these potential obligations.
42. The applicant shall obtain the approval of the City Engineer for the location of all
above -ground utility structures including, but not limited to, traffic signal
cabinets, electrical vaults, water valves, and telephone stands, to ensure
optimum placement for aesthetic as well as practical purposes.
43. Existing and proposed wire and cable utilities within or adjacent to the proposed
development shall be installed underground. Power lines exceeding 34.5 kv are
exempt from this requirement.
44. Underground utilities shall be installed prior to overlying hardscape. The applicant
shall provide certified reports of trench compaction for approval of the City
Engineer.
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RESOLUTION 2003-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29053, EXTENSION #3
TRANS WEST HOUSING, INC.
ADOPTED: JULY 8, 2003
45. The City is contemplating adoption of a major thoroughfare improvement
program. Any property within this development which has not been subdivided
in accordance with this tentative map 60 days after the program is in effect shall
be subject to the program as determined by the City.
46. The applicant shall install the following street improvements to conform with the
General Plan street type noted in parentheses. (Public street improvements shall
conform with the City's General Plan in effect at the time of construction.)
A. OFF -SITE STREETS
Jefferson• •. • ..
improvementplus median)Plus .1 : 6-foot meandering
sidewalk. The meandering sidewalk shall have .1 arrhythmic
hQ[izQntal layout1. •1 ... convex
IQ the curb line that eithei: touches the back of the Quib Q[ approach-u
within five feet Qf the. at 1 - not . exceed • Me
• , . • should between • and • • and
each point of reverse curvature, t1 - [adius should change to 1
intervals -creating the arrhYthmic layout e sidewalk shall meander into the
landscape setback IQt aod approaQh within 5 feet Qf the perimeter wall
at not IQ exceed 250 feeL
2) Avenue 50 (Primary Arterial) - Construct 38-foot half of a 76-foot
• • plus median)plus .. 1 . 6-foot mean• -
sidewalk. The meandering sidewalk shall bave an arrhythmkc
bQrizQn1al layout that utilizes concave and convex curves with respect
IQ the cuib line that either touches the back of the curb Qr
within • 1 • intervals1 • • exceed • . feet . 1
Sidewalk curvatu[e radii should varY between 50 and 300 feet- and -at
each • • 1 of 1 • radius should change to 1
cmating the arrhythmiQ• 1 - sidewalk sballmeander 1 • 1
landscape setback lot and approach within 5 feet Qf the perimete[ wall
at 1 not tQ exceed 250
3) Jefferson Street/Avenue 50 Intersection - Responsibility for 17.5% of
the cost of signal improvements plus a proportionate share, with the
remainder of the specific plan area, of any other improvements or
modifications which may be warranted by the timing and traffic
loadings imposed by development of the specific plan area.
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RESOLUTION 2003-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29053, EXTENSION #3
TRANS WEST HOUSING, INC.
ADOPTED: JULY 8, 2003
4) Avenue 50/Lot I Intersection - Responsibility for 50% of the cost of
signal and other intersection improvements. This responsibility may
be shared with the adjacent property on this side of the street if that
property is allowed and utilizes shared access to this intersection.
5) In the event any of the above improvements are constructed by the
City prior to the applicant recording a final map, the applicant shall
reimburse the City, at the time the final map is approved by the City
Council for the cost of that portion of the improvements constructed
by the City that are required by these conditions of approval.
B. ON -SITE STREETS AND CULS DE SAC (Private)
1) Collector Street - Divided sections shall have 20-foot-wide opposing
travel lanes with an 18-foot median. The remainder shall have a forty -
foot travel width.
2) Cul de sac Streets - Thirty six-foot travel width plus additional for turn
knuckle.
3) Cul de sac curb radius: thirty eight -feet.
Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, bus
turnouts, dedicated turn lanes, and other features contained in the approved
construction plans may warrant additional street widths as determined by the
City Engineer.
47. General access points and turning movements of traffic are limited to the
following:
A. Jefferson Street at Lot I - Right & left in/right out.
B. Avenue 50 at Lot I - Full -turn access (with signal)•
C. Connection of Lot I with Parcel 4 of Parcel Map 29052 - As granted by the
owner of that property and approved by the City Engineer
48. Improvements shall include appurtenances such as traffic control signs, markings
and other devices, raised medians, street name signs, and sidewalks. Mid -block
street lighting is not required.
49. The applicant may be required to extend improvements beyond development
boundaries to ensure they safely integrate with existing improvements.
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RESOLUTION 2003-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29053, EXTENSION #3
TRANS WEST HOUSING, INC.
ADOPTED: JULY 8, 2003
50. Improvements shall be designed and constructed in accordance with the LQMC,
adopted standards, supplemental drawings and specifications, and as approved
by the City Engineer. Improvement plans for streets, access gates and parking
areas shall be stamped and signed by qualified engineers.
51. Street right of way geometry for knuckle turns and corner cut -backs shall
conform with Riverside County Standard Drawings #801 and #805 respectively
unless otherwise approved by the City Engineer.
52. Streets shall have vertical curbs or other approved curb configurations which
convey water without ponding and provide lateral containment of dust and
residue for street sweeping. Unused curb cuts on any lot shall be restored to
normal curbing prior to final inspection of permanent building(s) on the lot.
53. The applicant shall design street pavement sections using Caltrans' design
procedure (20-year life) and site -specific data for soil strength and anticipated
traffic loading (including construction traffic). Minimum structural sections shall
be as follows (or approved equivalents for alternate materials):
Residential & Parking Areas 3.0" a.c./4.50" a.b.
Collector 4.0"/5.00"
Secondary Arterial 4.0"/6.00"
Primary Arterial 4.5"/6.00"
Major Arterial 5.5"/6.50"
54. The City will conduct final inspections of homes and other 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 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 tract or when directed by the City, whichever comes first.
55. The applicant shall provide landscaping in required setbacks, retention basins,
common lots, and park areas. Mounding of public street perimeter setback areas
shall be provided per Zoning Code requirements where feasible.
56. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect and approved by the Community Development and Public Works
Departments. No more the 50% of the front yards shall be provider) in lawn
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RESOLUTION 2003-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29053, EXTENSION #3
TRANS WEST HOUSING, INC.
ADOPTED: JULY 8, 2003
The applicant shall submit plans for approval by the Community Development
Department prior to plan checking by the Public Works Department. When plan
checking is complete, the applicant shall obtain the signatures of CVWD and the
Riverside County Agricultural Commissioner prior to submitting for signature by
the City Engineer. Plans are not approved for construction until signed by the
City Engineer.
57. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no lawn
or spray irrigation within 18 inches of curbs along public streets.
58. The applicant shall provide public transit improvements if and as required by
Sunline Transit and/or the City Engineer.
59. The applicant shall employ construction quality assurance measures which meet
the approval of the City Engineer.
60. The applicant shall employ or retain qualified civil engineers, geotechnical
engineers, surveyors, or other appropriate professionals to provide sufficient
construction supervision to be able to furnish and sign accurate record drawings.
61. The applicant shall arrange and bear the cost of measurement, sampling and
testing procedures not included in the City's inspection program but required by
the City as evidence that construction materials and methods comply with plans
and specifications.
62. Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all public improvement and private street plans which were
signed by the City Engineer. Each sheet shall be clearly marked "Record
Drawings," "As -Built" or "As -Constructed" and shall be stamped and signed by
the engineer or surveyor certifying to the accuracy of the drawings. The
applicant shall revise the CAD or raster -image files previously submitted to the
City to reflect as -constructed conditions.
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RESOLUTION 2003-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29053, EXTENSION #3
TRANS WEST HOUSING, INC.
ADOPTED: JULY 8, 2003
63. The applicant shall make provisions for continuous, perpetual maintenance of all
on -site and perimeter setback improvements. This shall include formation of a
homeowner's association or other enforceable arrangement acceptable to the
City. The applicant shall maintain public improvements until expressly released
from that responsibility by the City.
64. The applicant shall pay the City's established fees for plan checking and
construction inspection. Fee amounts shall be those in effect when the applicant
makes application for plan checking and permits.
65. Prior to approval of a final map or 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 assessment(s) against
the property and pay the cost of the reapportionment.
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67. Prior to final map approval by the City Council, the property owner/developer
shall comply with the Parkland Dedication requirements by payment of in -lieu fees
as set forth in Section 13.48 of the La Quinta Municipal Code.
69. Fire hydrants in accordance with CVWD Standard W-33 shall be located at each
street intersection and spaced not more than 330 feet apart in any direction, with
no portion of any lot frontage not more than 165 feet from a fire hydrant.
Minimum fire flow shall be 1000 gpm for a 2-hour duration at 20 psi residual.
70. Blue dot reflectors shall be placed in the street 8 inches from the centerline to the
side that the fire hydrant is on, to identify fire hydrant locations.
71. Prior to issuance recordation of final map, applicant/developer shall furnish one
blue line copy of the water system plans to the Fire Department for
review/approval. Plans shall conform to the fire hydrant types, location and
spacing, and the system shall meet fire flow requirements. Plans shall be
signed/approved by a registered Civil Engineer and the local water company with
the following certification: "I certify that the design of the water system is in
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RESOLUTION 2003-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29053, EXTENSION #3
TRANS WEST HOUSING, INC.
ADOPTED: JULY 8, 2003
accordance with the requirements prescribed by the Riverside County Fire
Department".
72. The required water system, including fire hydrants will be installed and accepted
by the appropriate water agency prior to any combustible building material being
placed on an individual lot.
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