PCRES 2003-054PLANNING COMMISSION RESOLUTION 2003-054
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING APPROVAL OF A ONE-YEAR TIME
EXTENSION FOR TENTATIVE TRACT MAP 30092
TENTATIVE TRACT MAP 30092
MAJID FAMILY PARTNERSHIP / TAHIR MAJID
WHEREAS, the Planning Commission of the City of La Quinta,
California, did on the 29" day of July, 2003, consider a request by Tahir Majid, on
behalf of Majid Family Partnership, for a one-year time extension on Tentative Tract
30092, a subdivision of 37 gross acres into 97 single-family lots, located at the
northwest corner of Avenue 58 and Monroe Street, more particularly described as:
A PORTION OF THE SW ''A OF THE SW '/4 OF
SECTION 22, T6S, R7E — S.B.B.M.
WHEREAS, the City Council of the City of La Quinta, California, did on
the 3rd day of July, 2001, adopt Resolution 2001-92, approving Tentative Tract
30092, 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 83-63), in that a Mitigated Negative Declaration
of Environmental Impact for Environmental Assessment 2001-417 was certified by
the La Quinta City Council on July 3, 2001, by adoption of Resolution 2002-91 . As
an extension of time for an existing approved map, none of the circumstances set
forth in Public Resources Code 21166 have been shown to exist and, accordingly,
no further environmental review is warranted; and,
WHEREAS, at said Planning Commission Public Hearing, held July 29,
2003, upon hearing and considering all testimony and arguments of all interested
persons desiring to be heard, the Planning Commission did make the following
mandatory findings to justify a recommendation for approval of a one-year time
extension for said Tentative Tract 30092:
1. The approved Tentative Tract 30092 is consistent with the La Quinta
General Plan, as it will not be developed in any manner inconsistent with the
General Plan Land Use designation of Low density Residential and other
current City standards when considering the conditions to be imposed.
Planning Commission Resolution 2003-054
Tentative Tract 30092, Extension #1
July 29, 2003
2. The design and proposed improvements of the approved Tentative Tract
30092 is consistent with the General Plan, in that development and
improvement of the lots will comply with the applicable development
standards for setbacks, height limitations, density, grading, streets, and
access.
3. The approved Tentative Tract 30092 is consistent with the La Quinta Zoning
Code, as the project contemplates land use that is substantially equivalent to
that permitted under existing Low Density Residential zoning, and which
were previously addressed in the EIR certified for the General Plan
Environmental Assessment 2001-417. Specifically, development of existing
RL-zoned land is considered to implement zoning consistency with the
General Plan.
4. The design of the subdivision and type of improvements are not likely to
cause environmental damage, serious public health problems, or substantially
and unavoidably injure fish or wildlife, in that these issues were considered in
Environmental Assessment 2001-417, in which no significant health or
safety impacts were identified and mitigation measures were adopted.
5. The approved Tentative Tract 30092 has complied with the requirements of
"The Rules to Implement the California Environmental Quality Act of 1970"
as amended (City Council Resolution 83-63), in that a Mitigated Negative
Declaration of Environmental Impact for Environmental Assessment 2001-
417 was certified by the La Quinta City Council on July 3, 2001, by
adoption of Resolution 2001-91.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of
the City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the
Planning Commission in this case;
2. That it does hereby recommend approval of a one-year time extension for
Tentative Tract 30092, for the reasons set forth in this Resolution and
subject to the attached Conditions of Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on this the 29`h day of July, 2003, by the
following vote, to wit:
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Planning Commission Resolution 2003- 054
Tentative Tract 30092, Extension #1
July 29, 2003
AYES: Commissioners Abels, Daniels, Tyler and Chairman Kirk
NOES: None
ABSENT: Commissioner Quill
ABSTAIN: None
T M K, Chairma
Ci of La Quinta, California
ATTEST:
if-RRRY HEM MAN, Community Development Director
City f La Quinta, California
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PLANNING COMMISSION RESOLUTION 2003-054 EXHIBIT "A"
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 30092, EXTENSION #1
MAJID FAMILY PARTNERSHIP / TAHIR MAJID
JULY 29, 2003
1. Tentative Tract Map No. 30092 shall comply with the requirements and
standards of §§66410-66499.58 of the California Government Code (the
Subdivision Map Act) and Title 13 of the La Quinta Municipal Code (LQMC)
unless otherwise modified by the following conditions.
2. This Map extension approval shall expire and become null and void on July 3,
2004, unless an extension of time is granted according to the requirements of
Section 13.12.150 of the Subdivision Ordinance.
3. Developer agrees to indemnify, defend and hold harmless the City of La Quinta
in the event of any legal claim or litigation arising out of the City's approval of
TT 30092 and certification of EA No. 2001-417. The City of La Quinta shall
have the right to select its defense counsel in its sole discretion.
The City shall promptly notify the subdivider of any claim, action or proceeding
and shall cooperate fully in the defense.
4. Prior to the issuance of a grading permit or building permit for construction of
any building or use contemplated by this approval, the applicant shall obtain
permits and/or clearances from the following agencies and departments:
• 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 (Letters dated 2-26-01 and 3-30-01)
• Imperial Irrigation District (Letter dated 4-18-01)
• California Regional Water Quality Control Board (NPDES Permit)
• Verizon
• Time Warner Cable
• Southern California Gas Company (Letter dated 3-22-01)
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.
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Planning Commission Resolution 2003-054
Tentative Tract 30092, Extension k1
Conditions of Approval - Recommended
July 29, 2003
The applicant shall comply with applicable provisions bf the City's NPDES
stormwater discharge permit. Projects disturbing five or more acres, or smaller
projects which are part of a larger project disturbing five or more acres require
a project -specific NPDES permit.The applicant shall submit a copy of the
CWQCB acknowledgment of the applicant's Notice of Intent (NOI) prior to
issuance of a grading or site construction permit. The applicant shall ensure that
the required Storm Water Pollution Protection Plan (SWPPP) is available for
inspection at the project site.
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. PUBLIC STREETS
11 Avenue 58 (Secondary Arterial)- 44-foot half of 88-foot right of
way.
2) Monroe Street (Primary Arterial, Option A) - 55-foot half of 110-
foot right of way.
B. PRIVATE STREETS
11 Main Entry: As required for final configuration of the private gated
entry as approved by the City Engineer.
2) Residential: 37-foot width. Width may be reduced to 33 feet with
parking restricted to one side and 29 feet if on -street parking is
prohibited provided there is adequate off-street parking for
residents and visitors and the applicant makes provisions for
ongoing enforcement of the restrictions.
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Planning Commission Resolution 2003-054
Tentative Tract 30092, Extension #1
Conditions of Approval - Recommended
July 29, 2003
C. CULS DE SAC - Public or Private: Use Riverside County Standard 800
(symmetric) or 800A (offset) with 39.5-foot radius, or larger.
8. Right of way geometry for knuckle turns and corner cutbacks shall conform with
Riverside County Standard Drawings #801 and #805 respectively unless
otherwise approved by the City Engineer.
9. 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.
10. 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 the necessary rights of
way within 60 days of written request by the City.
11. 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 express concurrence of IID.
12. 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. Avenue 58 (Secondary Arterial) - 32-foot
B. Monroe Street (Primary Arterial) - 20-foot
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, multi -use trails) are placed on privately -
owned setbacks, the applicant shall dedicate blanket easements for those
purposes.
13. 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.
14. 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.
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Planning Commission Resolution 2003-054
Tentative Tract 30092, Extension #1
Conditions of Approval - Recommended
July 29, 2003
15. 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.
16. 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
17. The applicant shall cause no easements to be granted or recorded over any
portion of this property between the date of approval of this tentative map 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.
18. 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 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.
19. 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." Precise grading plans shall
have signature blocks for Community Development Director and the Building
Official. All other plans shall have signature blocks for the City Engineer. Plans
are not approved for construction until they are signed.
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Planning Commission Resolution 2003-054
Tentative Tract 30092, Extension #1
Conditions of Approval - Recommended
July 29, 2003
"Streets and Drainage" plans shall normally include signals, sidewalks, bike
paths, entry drives, gates, and parking lots. "Landscaping" plans shall normally
include irrigation improvements, landscape lighting and entry monuments.
"Precise Grading" plans shall normally include perimeter walls.
Plans for improvements not listed above shall be in formats approved by the
City Engineer.
20. 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.
21. 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.
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.
22. Prior to issuance of a grading permit, the applicant shall furnish written
acknowledgment from CWQCB of receipt of applicants Notice of Intent (N01).
23. Prior to issuance of a grading permit, the applicant shall furnish a preliminary
geotechnical ("soils") report and an approved 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.
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.
24. 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,
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Planning Commission Resolution 2003-054
Tentative Tract 30092, Extension #1
Conditions of Approval - Recommended
July 29, 2003
except where otherwise modified by this condition. The maximum slope shall
not exceed 3:1 anywhere in the landscaped setback area, except for the
backslope (i.e. 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) feet, 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") within the first eighteen inches
0 8") behind the curb.
25. 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.
The limits given in this condition and the previous condition are not entitlements
and more restrictive limits may be imposed in the map approval or plan checking
process. If compliance with the limits is impractical, however, the City will
consider alternatives which minimize safety concerns, maintenance difficulties
and neighboring -owner dissatisfaction with the grade differential.
26. 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.
27. 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.
28. Prior to issuance of building permits, the applicant shall provide building pad
certifications stamped and signed by qualified engineers or surveyors. For each
pad, the certification shall list the approved elevation, the actual elevation, the
difference between the two, if any, and pad compaction. The data shall be
organized by lot number and listed cumulatively if submitted at different times.
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Planning Commission Resolution 2003-054
Tentative Tract 30092, Extension #1
Conditions of Approval - Recommended
July 29, 2003
29. Depending on the timing of development of the lots or parcels created by this,
map and the status of off -site improvements at that time, the subdivider may
be required to construct improvements, to construct additional improvements
subject to reimbursement by others, to reimburse others who construct
improvements that are obligations of this map, to secure the cost of the
improvements for future construction by others, or a combination of these
methods.
In the event that any of the improvements required herein are constructed by
the City, the Applicant shall, at the time of approval of a map or other
development or building permit, reimburse the City for the cost of those
improvements.
30. 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.
31. 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 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.
32. If improvements are phased with multiple final maps or other administrative
approvals (e.g., Site Development Permits), 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
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Planning Commission Resolution 2003-054
Tentative Tract 30092, Extension #1
Conditions of Approval - Recommended
July 29, 2003
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.
33. 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.
34. Applicant shall prepare a Storm Water Pollution Prevention Plan as required by
the State NPDES General Construction Permit.
The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and
the following:
35. Stormwater falling on site during the peak 24-hour period of a 100-year storm
(the design 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.
36. 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
2.5 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.
37. Storm flow in excess of retention capacity shall be routed through a designated,
unimpeded overflow outlet to the historic drainage relief route.
38. Storm drainage historically received from adjoining property shall be retained on
site or passed through to the overflow outlet.
39. 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.
40. Retention basin slopes shall not exceed 3:1 . Maximum retention depth shall be
five feet for common basins and two feet for individual -lot retention.
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Planning Commission Resolution 2003-054
Tentative Tract 30092, Extension #1
Conditions of Approval - Recommended
July 29, 2003
41. 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 leachfield shall be designed to contain
surges of 3 gph/1,000 sq. ft. (of landscape areal and infiltrate 5 gpd/1,000 sq.
ft.
42, 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.
43. The tract shall be designed to accommodate purging and blowoff water 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.
44. The applicant shall obtain the approval of the City Engineer for the location of
all utility lines within the right of way and all aboveground utility structures
including, but not limited to, traffic signal cabinets, electrical vaults, water
valves, and telephone stands, to ensure optimum placement for practical and
aesthetic purposes.
45. Existing aerial lines within or adjacent to the proposed development and all
proposed utilities shall be installed underground, unless otherwise allowed by
General Plan Amendment 2000-073. Power lines exceeding 34.5 Kv are exempt
from this requirement.
46. 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 trench compaction for approval of the City Engineer.
47. 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.)
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Planning Commission Resolution 2003-054
Tentative Tract 30092, Extension #1
Conditions of Approval - Recommended
July 29, 2003
A. OFF -SITE STREETS
1) Avenue 58 (Secondary Arterial; 88 foot R/W) - Widen the north
side of the street along all frontage adjacent to the Tentative Map
boundary to its ultimate width on the north side, as specified in
the General Plan and these conditions. The north curb face shall be
located thirty-two feet (32') north of the centerline, except at
locations where additional street width is needed to accommodate
the following:
a. Bus turnouts (if required by Sunline Transit)
Other required improvements in the Avenue 58 right of way and/or
adjacent landscape setback area include:
VV. All appurtenant components such as, but not limited to,
curb, gutter, traffic control striping, legends and signs, plus
a single overhead street light at the street connection to
Avenue 58.
ww. An 8-foot wide meandering sidewalk. The meandering
sidewalk shall have an arrhythmic horizontal layout that
utilizes concave and convex curves, with respect to the
curb line that touches the back of 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 in to the
landscape setback lot, and approach within 22 feet of the
perimeter wall, at intervals not to exceed 250 feet.
xx. A Multi -Use Trail - The applicant shall construct a
meandering multi -use trail along the Avenue 58 frontage
within the back 20-foot portion of the required 32-foot wide
combined setback/parkway. The location and design of the
trail shall be approved by the City. A split rail fence shall be
constructed to separate the multi -use trail from the
pedestrian sidewalk, in accordance with Section 9.140.060
(Item E, 3a) of the Zoning Ordinance. The multi -use trail,
trail signs, and the split rail fence shall be completed prior
to issuance of Certificate of Occupancy for the first
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Planning Commission Resolution 2003-054
Tentative Tract 30092, Extension #1
Conditions of Approval - Recommended
July 29, 2003
residence. Bonding for the fence to be installed shall be
posted prior to final map approval.
yy. Half Width of a 12-foot wide raised landscaped median
along the entire boundary of the Tentative Tract Map,
unless otherwise determined by the City Engineer.
2) Monroe Street (Primary Arterial Option A; 1 10' R/W) - Widen the
west side of the street along all frontage adjacent to the Tentative
Map boundary to its ultimate width on the west side, as specified
in the General Plan and these conditions. The west curb face shall
be located forty-three feet (43') west of the centerline, except at
locations where additional street width is needed to accommodate
the following:
a. Bus turnouts (if required by Sunline Transit)
Other required improvements in the Monroe Street right of way and/or
adjacent landscape setback area include:
b. All appurtenant components such as, but not limited to,
curb, gutter, traffic control striping, legends and signs, plus
a single overhead street light at the street connection to
Avenue 58.
C. An 8-foot wide meandering sidewalk. The meandering
sidewalk shall have an arrhythmic horizontal layout that
utilizes concave and convex curves, with respect to the
curb line that touches the back of 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 in to the
landscape setback lot, and approach within 22 feet of the
perimeter wall, at intervals not to exceed 250 feet.
d. Half Width of an 18-foot wide raised landscaped median
along the entire boundary of the Tentative Tract Map,
unless otherwise determined by the City Engineer.
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Planning Commission Resolution 2003-054
Tentative Tract 30092, Extension #1
Conditions of Approval - Recommended
July 29, 2003
3) Developer shall enter into a secured agreement for the deferred
installation of a traffic signal at the main entrance off Avenue 58
at such time that signal warrants are met. Developer shall pay its
fair share based on an "after the fact" traffic study. Developer may
assign secured agreement to the HOA. Signalized intersection
costs to be divided based on percentages of use to the
participating developments.
B. PRIVATE STREETS
Residential: 36-foot travel width. Width may be reduced to 32 feet with
parking restricted to one side and 28 feet with on -street parking
prohibited if there is adequate off-street parking for residents and visitors
and the applicant provides for perpetual enforcement of the restrictions
by the homeowners association.
C. CULS DE SAC
Use Riverside County Standard 800 (symmetric) or 800A (offset) with
38-foot curb radius.
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.
49. 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.
50. The applicant may be required to extend improvements beyond development
boundaries to ensure they safely integrate with existing improvements (e.g.,
grading; traffic control devices and transitions in alignment, elevation or
dimensions of streets and sidewalks).
51. 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.
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Planning Commission Resolution 2003-054
Tentative Tract 30092, Extension #1
Conditions of Approval - Recommended
July 29, 2003
52. Knuckle turns and corner cutbacks shall conform with Riverside County
Standard Drawings #801 and #805 respectively unless otherwise approved by
the City Engineer.
53. 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. If a wedge or rolled curb design is approved, the
lip at the flowline shall be vertical (1 /8" batter) and a minimum of 0.1' in height.
Unused curb cuts on any lot shall be restored to normal curbing prior to final
inspection of permanent building(s) on the lot.
54. 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 3.0" a.c./4.50" c.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"
55. 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. The applicant shall sample native soils along the
approximate alignment of the sidewalk subgrade for all frontages of the Avenue
58 and Monroe Street Tentative Tract boundaries for soluble sulfate ion
concentrate. The concrete mix design shall conform to the requirements of
Table 19 A-4 of the Uniform Building Code (UBC). Sampling shall be one per
1,000 linear feet of sidewalk, or as determined by the City Engineer.
56. 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.
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Planning Commission Resolution 2003-054
Tentative Tract 30092, Extension #1
Conditions of Approval - Recommended
July 29, 2003
57. General access points and turning movements of traffic are limited to the
following:
A. Avenue 58 (Secondary Arterial) - No turning restriction. The access point
shall be relocated further east, and positioned in accordance with General
Plan and Public Works requirements.
B. Emergency Access on Monroe Street - No public access allowed; left
turns are restricted.
58. Landscape and irrigation plans for landscaped lots, landscape setback areas and
medians shall be prepared by a landscape architect and be prepared based on
the water conservation measures in Chapter 8.13 of the Municipal Code.
Landscape and irrigation plans shall be approved by the Community
Development Department. The plans are not approved for construction until
they have been approved and signed by the Coachella Valley Water District and
the Riverside County Agricultural Commissioner.
59. The applicant shall provide landscaping in required setbacks, retention basins,
common lots, and park areas.
60. 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 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.
61. 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.
62, The developer and subsequent property owner shall continuously maintain all
required landscaping in a healthy and viable condition as required by Section
9.60.240 (E3) of the Zoning Ordinance.
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Planning Commission Resolution 2003-054
Tentative Tract 30092, Extension #1
Conditions of Approval - Recommended
July 29, 2003
63. The applicant shall provide public transit improvements as required by Sunline
Transit and approved by the City Engineer.
64. The applicant shall employ construction quality -assurance measures which meet
the approval of the City Engineer.
65. 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.
66. 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, specifications and applicable regulations.
67. Upon completion of construction, the applicant shall furnish the City
reproducible record drawings of all improvement plans which were signed by the
City. 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.
68. The applicant shall make provisions for continuous, perpetual maintenance of
all on -site improvements, perimeter landscaping, access drives, and sidewalks
(except for multi -use trails). The applicant shall maintain required public
improvements until expressly released from this responsibility by the appropriate
public agency.
69. 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.
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Planning Commission Resolution 2003-054
Tentative Tract 30092, Extension #1
Conditions of Approval - Recommended
July 29, 2003
70. 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.
71. The developer shall pay school mitigation fees to the Coachella Valley Unified
School District based on their requirements. Fees shall be paid prior to building
permit issuance by the City.
72. Provisions shall be made to comply with the terms and requirements of the
City's adopted Infrastructure Fee program in effect at the time of issuance of
building permits.
73. Approved standard fire hydrants, located at each street intersection and spaced
not more than 330 feet apart with no portion of any lot frontage more than 165
feet from a hydrant. Minimum fire flow shall be 1,000 g.p.m. for a 2-hour
duration at 20 psi.
74. Blue dot reflectors shall be mounted in the middle of streets directly in line with
fire hydrants.
75. Gates entrances shall be at least two feet wider than the width of the travel
lanes. Any gate providing access from a road to a driveway shall be located at
least 35' 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 40 foot turning radius shall be used.
76. Gates, if any, shall be equipped with a rapid entry system (KNOX). Plans shall
be submitted to the Fire Department for approval prior to installation. 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.
77. 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.
78. 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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Planning Commission Resolution 2003-054
Tentative Tract 30092, Extension X1
Conditions of Approval - Recommended
July 29, 2003
79. All public agency letters received for this case are made part of the case file
documents for plan checking purposes.
80. The Covenants, Conditions and Restrictions for the Tract shall be approved by
the City Attorney prior to approval of the final map by the City Council.
81. Privacy walls fronting onto Avenue 58 and Monroe Street shall either meander
(i.e.,minimum 5'-0" undulation) or include minimum three foot offsets every
second lot. Perimeter tract improvements (conceptual plans) shall be approved
by the Planning Commission, including landscaping and decorative screen walls.
82. Bureau of Reclamation easements that traverse the project site shall be
disclosed on the final map.
83. No permanent improvements may be constructed within the 50-foot easement
area of the Avenue 58 agricultural drain or the 10-foot easement area of lateral
123.45-0.75 without the written consent of the Coachella Valley Water District.
84. Revise the Tract Map exhibit map to reflect the Geotechnical Investigation
Report regarding liquefaction.
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