PCRES 2003-057PLANNING COMMISSION RESOLUTION 2003-057
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL APPROVAL OF
A 32 SINGLE FAMILY AND OTHER COMMON LOT
SUBDIVISION ON 21.31 ACRES LOCATED AT THE
SOUTHEAST CORNER OF AVENUE 54 AND PGA
BOULEVARD
CASE NO.: TENTATIVE TRACT MAP 31627
APPLICANT: M.D.S. CONSULTING FOR NADADOR, LLC
WHEREAS, the Planning Commission of the City of La Quinta,
California, did on the 121" day of August, 2003, hold a duly noticed Public Hearing
to consider a 32 single family and other common lot subdivision on 21.31 acres
located at the southeast corner of Avenue 54 and PGA Boulevard within Specific
Plan 83-002 (PGA West Resort and Club), more particularly described as:
Assessor's Parcel Numbers 775-080-009 through -015
Tract Map 29878
WHEREAS, on the 18`" day of July, 2003, the Community
Development Department mailed case file materials to all affected agencies for their
review and comment. All written comments are on file with the Community
Development Department; and
WHEREAS, the City mailed public hearing notices to affected property
owners and residents on the 2152 day of July, 2003, pursuant to Section
13.12.100 of the Subdivision Ordinance and published a notice in the Desert Sun
newspaper on the 31" day of July, 2003. All written correspondence is on file
with the Community Development Department; 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 adopted by the La Quinta City Council) in
that the City Council certified an Addendum to the PGA West EIR (State
Clearinghouse No. 83062922; Environmental Assessment 83-009) pursuant to
CEQA Guidelines § 15164 on October 3, 2000, by adoption of Resolution 2000-
128. No changed circumstances, conditions or new information exists which
require preparation of a subsequent EIR pursuant to Public Resources Code §
21 166; and
Planning Commission Resolution 2003-057
Tentative Tract 31627 - Nadador
Adopted: August 8, 2003
WHEREAS, at said public hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard,
said Planning Commission did make the following mandatory findings to
recommend approval to the City Council of said Tentative Tract Map:
Finding Number 1 - Consistency with the General Plan/Specific Plan
The project is consistent with the City's General Plan Medium Density
Residential land use designation of up to eight dwelling units per acre
pursuant to General Plan Amendment 2000-070 and Specific Plan 83-002
(Amendment #4, Planning Unit #4) in that only 32 single family houses are
planned.
The Tentative Tract Map is consistent with the City's General Plan with the
implementation of Conditions of Approval to provide for adequate storm
water drainage.
Finding Number 2 - Consistency of Design and Improvements
The design and improvements of the proposed subdivision are consistent
with the City's General Plan; the implementation of the recommended
Conditions of Approval ensures proper street widths, perimeter walls,
parking requirements, and timing of construction improvements.
Finding Number 3 - Consistency of Public Easements
As conditioned, the design of the subdivision, or type of improvements, will
not conflict with easements, acquired by the public at large, for access
through, or use of, property within the subdivision.
Finding Number 4 - Public Health and Safety
The design of the subdivision and type of improvements, as conditioned, are
not likely to cause serious public health problems, in that this issue was
considered in Specific Plan 83-002 (Amendment #4) in which no significant
health or safety impacts were identified for the proposed project.
Finding Number 5 - Suitability of Site
The design of the subdivision, or the proposed improvements, are not likely
to cause substantial environmental damage, or substantially, and unavoidably
Planning Commission Resolution 2003-057
Tentative Tract 31627 — Nadador
Adopted: August 8, 2003
injure fish or wildlife, or their habitat, in that SP 83-002 (Amendment #4) did
not identify any significant impacts for this issue.
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 pursuant to Section 13.12.130 of the
Municipal Code;
2. No changed circumstances, conditions or new information exists which
would require the preparation of a subsequent EIR pursuant to Public
Resources Code § 21166; and
3. That it does recommend approval of Tentative Tract Map 31627 to the City
Council 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 12`h day of August, 2003, by the
following vote, to wit:
AYES: Commissioners Abels, Daniels, Quill, Tyler and Chairman Kirk
NOES: None
ABSENT: Commissioner Quill
ABSTAIN: Commissioner Daniels
ATTEST:
4TOK, Chairman
City of La Quinta, California
HERMAN, Community Development Director
La Quinta, California
PLANNING COMMISSION RESOLUTION 2003-057
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 31627, NADADOR, LLC
AUGUST 12, 2003
GENERAL
1 . The applicant agrees to defend, indemnify and hold harmless the City of La Quinta
("City"), its agents, officers and employees from any claim, action or proceeding to
attack, set aside, void, or annul the approval of this Tentative Tract Map, or any Final
Map recorded thereunder. The City shall have sole discretion in selecting its defense
counsel.
The City shall promptly notify the applicant of any claim, action or proceeding and
shall cooperate fully in the defense.
2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply with
the requirements and standards of Government Code § § 66410 through 66499.58
(the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code
("LQMC").
The City of La Quinta's Municipal Code can be accessed on the City's Web Site at
www.la-quinta.org.
3. Prior to the issuance of any grading, construction, or building permit by the City, the
applicant shall obtain the necessary clearances and/or permits from the following
agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department (CDD)
• Riverside Co. Environmental Health Department
• Coachella Valley Unified School District (CVUSD)
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
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.
4. The applicant shall comply with applicable provisions of the City's NPDES stormwater
discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge
Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance
No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ.
Planning Commission Resolution 2003-057
Conditions of Approval - Adopted
Tentative Tract Map 31627 - NADADOR, LLC
Adopted August 12, 2003
Page 2
A. For construction activities including clearing, grading or excavation of land that
disturbs five (5) acres or more of land, or that disturbs less than five (5) acres of
land, but which is a part of a construction project that encompasses more than
five (5) acres of land, the Permitee shall be required to submit a Storm Water
Pollution Protection Plan ("SWPPP").
B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or
off -site grading being done in relation to this project.
C. The applicant shall ensure that the required SWPPP is available for inspection at
the project site at all times through and including acceptance of all improvements
by the City.
D. The applicant's SWPPP shall include provisions for all of the following Best
Management Practices ("BMPs") (8.70.020 (Definitions), LQMC):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
E. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading, pursuant to
this project.
F. The approved SWPPP and BMPs shall remain in effect for the entire duration of
project construction until all improvements are completed and accepted by the
City.
5. This Map shall expire within two years, unless extended pursuant to the requirements
of Section 13.12.160 of the Subdivision Ordinance.
PROPERTY RIGHTS
6. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and
other property rights necessary for the construction or proper functioning of the
proposed development. Conferred rights shall include irrevocable offers to dedicate or
grant access easements to the City for emergency services and for maintenance,
construction and reconstruction of essential improvements.
Planning Commission Resolution 2003-057
Conditions of Approval - Adopted
Tentative Tract Map 31627 - NADADOR, LLC
Adopted August 12, 2003
Page 3
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:
A. PUBLIC STREETS
11 Avenue 54 (Primary Arterial, Option B - 100' ROW) - None 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:
A. PRIVATE STREETS (Off -Site)
11 PGA Blvd. (Private Street) - None required.
B. PRIVATE STREETS (On -Site)
Property line shall be placed at the back of curb similar to the lay out shown on
the tentative map and the typical street section shown in the tentative map. Use
of smooth curves instead of angular lines at property lines is recommended.
11 Private Residential Streets, Lots B, C and D: 31-foot width except in the
entry gate area. On -street parking is prohibited and provisions shall be
made for adequate off-street parking for residents and visitors. The CC&R's
shall contain language requiring the Homeowner's Association to provide for
ongoing enforcement of the restrictions.
2) Lot E: The cul de sac shall conform to the shape shown on the tentative
map with a 38-foot curb radius at the bulb or larger, using a smooth curve
instead of angular lines similar to the layout shown on the tentative map
11. 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.
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Planning Commission Resolution 2003-057
Conditions of Approval - Adopted
Tentative Tract Map 31627 - NADADOR, LLC
Adopted August 12, 2003
Page 4
12. When the City Engineer determines that access rights to the proposed street right-of-
ways shown on the approved Tentative Tract Map are necessary prior to approval of
the Final Map dedicating such right-of-ways, the applicant shall grant the necessary
right-of-ways within 60 days of a written request by the City.
13. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility
easement contiguous with, and along both sides of all private streets. Such easement
may be reduced to five feet in width with the express written approval of IID.
14. The applicant shall create perimeter landscaping setbacks along all public right-of-ways
as follows (listed setback depth is the average depth if meandering wall design is
approved):
A. Avenue 54 (Primary Arterial) - Lot T, 20-foot from the R/W-P/L.
B. PGA Blvd. (Private Road) - Lot 0 & S, 20-foot from the R/W-P/L.
The setback requirements shall apply to all frontages including, but not limited to,
remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the
applicant shall offer for dedication blanket easements for those purposes on the Final
Map.
15. The applicant shall offer for dedication those easements necessary for the placement
of, and access to, utility lines and structures, drainage basins, mailbox clusters,
parklands, and common areas on the Final Map.
16. Direct vehicular access to Avenue 54 from lots with frontage along Avenue 54 is
restricted, except for the emergency access, or as otherwise conditioned in these
conditions of approval. The vehicular access restriction shall be shown on the
recorded final tract map.
17. The applicant shall furnish proof of easements, or written permission, as appropriate,
from those owners of all abutting properties on which grading, retaining wall
construction, permanent slopes, or other encroachments will occur.
18. 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.
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Planning Commission Resolution 2003-057
Conditions of Approval - Adopted
Tentative Tract Map 31627 - NADADOR, LLC
Adopted August 12, 2003
Page 5
FINAL MAPS
19. Prior to the City's approval of a Final Map, the applicant shall furnish accurate
AutoCAD files of the Final Map that was approved by the City's map checker on a
storage media acceptable to the City Engineer. Such files shall be in a standard
AutoCAD format so as to be fully retrievable into a basic AutoCAD program.
Where a Final Map was not produced in an AutoCAD format, or produced in a file that
can be converted to an AutoCAD format, the City Engineer will accept a raster -image
file of such Final Map.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as "engineer,"
"surveyor," and "architect," refer to persons currently certified or licensed to practice their
respective professions in the State of California.
20. Improvement plans shall be prepared by or under the direct supervision of qualified
engineers and/or architects, as appropriate, and shall comply with the provisions of
Section 13.24.040 (Improvement Plans), LQMC.
21. 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.
On -Site Rough Grading Plan
1 "
= 40'
Horizontal
B.
On -Site Street Plan:
1 "
= 40'
Horizontal, 1 " — 4' Vertical
C.
Off -Site Street Plan
1 "
= 40'
Horizontal, 1 " — 4' Vertical
D.
Off -Street Striping Plan w/ Bike Lane
1 "
= 40'
Horizontal
Off -Site Street Plan and Striping Plans shall show all street improvements to include
permanent traffic control including striping with bike lane. These plans shall also 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.
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Planning Commission Resolution 2003-057
Conditions of Approval - Adopted
Tentative Tract Map 31627 - NADADOR, LLC
Adopted August 12, 2003
Page 6
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.
"Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top
Of Footing elevations shown. All footings shall have a minimum of one -foot of cover,
or sufficient cover to clear any adjacent obstructions.
22. 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.
23. The applicant shall furnish a complete set of the AutoCAD files of all approved
improvement plans on a storage media acceptable to the City Engineer. The files shall
be saved in a standard AutoCAD format so they may be fully retrievable through a
basic AutoCAD program.
At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the AutoCAD files in order to
reflect the as -built conditions.
Where the improvement plans were not produced in a standard AutoCAD format, or a
file format that can be converted to an AutoCAD format, the City Engineer will accept
raster -image files of the plans.
IMPROVEMENT SECURITY AGREEMENTS
24. Prior to approval of any Final Map, the applicant shall construct all on and off -site
improvements and satisfy its obligations for same, or shall furnish a fully secured and
executed Subdivision Improvement Agreement ("SIA") guaranteeing the construction
of such improvements and the satisfaction of its obligations for same, or shall agree to
any combination thereof, as may be required by the City.
25. Any Subdivision Improvement Agreement ("SIA") entered into by and between the
applicant and the City of La Quinta, for the purpose of guaranteeing the completion of
any improvements related to this Tentative Tract Map, shall comply with the
provisions of Chapter 13.28 (Improvement Security), LQMC.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Final Map, or
the issuance of any permit related thereto, reimburse the City for the costs of such
improvements.
U.
Planning Commission Resolution 2003-057
Conditions of Approval - Adopted
Tentative Tract Map 31627 - NADADOR, LLC
Adopted August 12, 2003
Page 7
26. If the applicant elects to utilize the secured agreement alternative, the applicant shall
submit detailed construction cost estimates for all proposed on -site and off -site
improvements, including an estimate for the final survey monumentation, for checking
and approval by the City Engineer. Such estimates shall conform to the unit cost
schedule adopted by City resolution, or ordinance.
For items not listed in the City's unit cost schedule, the proposed unit costs shall be
approved by the City Engineer.
At the time the applicant submits its detailed construction cost estimates for
conditional approval of the Final Map by the City Council, the applicant shall also
submit one copy each of an 8-1 /2" x 11 " reduction of each page of the Final Map,
along with a copy of an 8-1/2" x 11" Vicinity Map.
Estimates for improvements under the jurisdiction of other agencies shall be approved
by those agencies and submitted to the City along with the applicant's detailed cost
estimates.
Security will not be required for telephone, natural gas, or Cable T.V. improvements.
27. 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.
GRADING
28. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
29. 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.
30, 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.
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Planning Commission Resolution 2003-057
Conditions of Approval — Adopted
Tentative Tract Map 31627 — NADADOR, LLC
Adopted August 12, 2003
Page 8
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.
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.
31. 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.
32. Grading within the perimeter setback and parkway areas shall have undulating terrain
and shall conform with the requirements of LQMC Section 9.60.240(F) except as
otherwise modified by this condition requirement. The maximum slope shall not
exceed 3:1 anywhere in the landscape setback area, except for the backslope (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) 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.
33. 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.
34. Prior to any site grading or re -grading 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.
E..�
Planning Commission Resolution 2003-057
Conditions of Approval — Adopted
Tentative Tract Map 31627 — NADADOR, LLC
Adopted August 12, 2003
Page 9
35. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or surveyor.
Each pad certification shall list the pad elevation as shown on the approved grading
plan, the actual pad elevation and the difference between the two, if any. Such pad
certification shall also list the relative compaction of the pad soil. The data shall be
organized by lot number, and listed cumulatively if submitted at different times.
DRAINAGE
36. 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.
37. The tributary drainage area shall extend to the centerline of adjacent public streets, as
required by Condition #53 of Specific Plan 83-002, Amendment No. IV. The design
storm shall be either the 3-hour, 6-hour or 24-hour event producing the greatest total
run off.
38. 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.
39. 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.
40. No fence or wall shall be constructed around any retention basin unless approved by
the Community Development Director and the City Engineer.
41. 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. For retention basins on individual lots, retention depth
shall not exceed two feet.
42. Stormwater may not be retained in landscaped parkways or landscaped setback lots.
Only incidental storm water (precipitation which directly falls onto the setback) will be
permitted to be retained in the landscape setback areas. The perimeter setback and
parkway areas in the street right-of-way shall be shaped with berms and mounds,
pursuant to Section 9.100.040(B)(7), LQMC.
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Planning Commission Resolution 2003-057
Conditions of Approval - Adopted
Tentative Tract Map 31627 - NADADOR, LLC
Adopted August 12, 2003
Page 10
43. The design of the development shall not cause any increase in flood boundaries, levels
or frequencies in any area outside the development.
44. 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.
45. 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.
46. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
UTILITIES
47. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities), LQMC.
48. The applicant shall obtain the approval of the City Engineer for the location of all utility
lines within any right-of-way, and all above -ground utility structures including, but not
limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands,
to ensure optimum placement for practical and aesthetic purposes.
49. Existing overhead utility lines within, or adjacent to the proposed development, and all
proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles are
exempt from the requirement to be placed underground.
50. Underground utilities shall be installed prior to overlying hardscape. For installation of
utilities in existing improved streets, the applicant shall comply with trench restoration
requirements maintained, or required by the City Engineer.
The applicant shall provide certified reports of all utility trench compaction for approval
by the City Engineer.
Planning Commission Resolution 2003-057
Conditions of Approval - Adopted
Tentative Tract Map 31627 - NADADOR, LLC
Adopted August 12, 2003
Page 11
STREET AND TRAFFIC IMPROVEMENTS
51. The applicant shall comply with the provisions of. Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For
Individual Properties And Development), LQMC for public streets; and Section
13.24.080 (Street Design - Private Streets), where private streets are proposed.
52. The applicant shall construct the following street improvements to conform with the
General Plan:
A. OFF -SITE STREETS
11 Avenue 54 (Primary Arterial):
a. Remove existing curb returns located approximately 600 feet easterly
of the centerline of Jefferson Street/PGA Blvd. and reconstruct curb
and gutter as required by Condition 48(A)(2) of Specific Plan 83-002,
Amendment No. IV. Construct appropriate driveway approach and
roadway for the proposed 20-foot emergency ingress/egress
easement as approved by the Fire Department and the City Engineer.
Reconstruct eight -foot wide sidewalk and perimeter landscaping as to
incorporate each in the driveway approach and roadway design.
b. Also as conditioned in the Specific Plan, remove existing median
opening and left -turn pocket and reconstruct median island and
landscaping on Avenue 54 at the above -mentioned location.
2) PGA Blvd (Private Road):
a. Remove existing median break and left turn pocket located northerly
of proposed project entry (Lot A) and reconstruct median island and
landscaping.
b. Remove existing curb returns located northerly of proposed project
entry (Lot A) and reconstruct curb and gutter. Construct eight -foot
wide meandering sidewalk and perimeter landscaping.
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Planning Commission Resolution 2003-057
Conditions of Approval - Adopted
Tentative Tract Map 31627 - NADADOR, LLC
Adopted August 12, 2003
Page 12
B. ON -SITE STREETS
1) On -site streets except at entry gate area: construct 28-foot wide full -width
improvements (measured from gutter flow line to gutter flow line) with in
the 31-foot right of way. All on -site streets shall be constructed with
"wedge " type curb design as approved by the City Engineer.
2) All on -site street parking is prohibited and the applicant shall be required to
provide for the perpetual enforcement of the restriction by the
Homeowner's Association.
3) All gated entries shall provide for a two -car minimum stacking capacity for
inbound traffic; and shall provide for a full turn -around outlet for non -
accepted vehicles.)
Where a gated entry is proposed, the applicant shall submit a detailed
exhibit at a scale of 1 " = 10', demonstrating that those passenger vehicles
that do not gain entry into the development can safely make a "U" Turn
back out onto the main street from the gated entry.
Two lanes of traffic shall be provided on the entry side of each gated entry,
one lane shall be dedicated for residents, and one lane for visitors.
4) Cul-de-sacs: Construct according to the layout shown on the tentative map
with 38-foot radius or greater at the bulb using a smooth curve instead of
angular lines similar to the layout shown on the rough grading plan.
The applicant shall extend improvements beyond the subdivision 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).
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.
53. The applicant shall design street pavement sections using CalTrans' design procedure —
for 20-year life pavement, and the site -specific data for soil strength and anticipated
traffic loading (including construction traffic). Minimum structural sections shall be
as follows:
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Planning Commission Resolution 2003-057
Conditions of Approval - Adopted
Tentative Tract Map 31627 - NADADOR, LLC
Adopted August 12, 2003
Page 13
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.
54. 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.
55. General access points and turning movements of traffic are limited to the following:
1 . Primary Entry (PGA Blvd.): Main project entry, to be located approximately 1,000
feet southerly of Avenue 54 and will be allowed full turning movement.
2. Emergency Entry (Avenue 54): Emergency access entry, to be located
approximately 600 feet easterly of the centerline of Jefferson Street and will be
allowed right turn in only and right turn out only movement limited to emergency
vehicles.
56. 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.
57. 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.
CONSTRUCTION
58. The City will conduct final inspections of habitable buildings only when the buildings
have improved street and (if required) sidewalk access to publicly -maintained streets.
The improvements shall include required traffic control devices, pavement markings
and street name signs. If on -site streets in residential developments are initially
constructed with partial pavement thickness, the applicant shall complete the
pavement prior to final inspections of the last ten percent of homes within the
development or when directed by the City, whichever comes first.
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Planning Commission Resolution 2003-057
Conditions of Approval - Adopted
Tentative Tract Map 31627 - NADADOR, LLC
Adopted August 12, 2003
Page 14
LANDSCAPING
59. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
60. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas in compliance with Chapter 8.13 (Water Efficient
Landscaping) of the LQMC.
61. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a licensed landscape architect.
The applicant shall submit the landscape plans for approval by the Community
Development Department (CDD), prior to plan checking by the Public Works
Department. When plan checking has been completed by CDD, the applicant shall
obtain the signatures of CVWD and the Riverside County Agricultural Commissioner,
prior to submittal for signature by the City Engineer.
NOTE: Plans are not approved for construction until signed by the City Engineer.
62. 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.
QUALITY ASSURANCE
63. The applicant shall employ construction quality -assurance measures that meet with the
approval of the City Engineer.
64. 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.
65. 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.
66. 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
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Planning Commission Resolution 2003-057
Conditions of Approval - Adopted
Tentative Tract Map 31627 - NADADOR, LLC
Adopted August 12, 2003
Page 15
shall be stamped and signed by the engineer or surveyor certifying to the accuracy and
completeness of the drawings. The applicant shall have all AutoCAD or raster -image
files previously submitted to the City, revised to reflect the as -built conditions.
MAINTENANCE
67. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance),
LQMC.
68. The applicant shall make provisions for the continuous and perpetual maintenance of
all private on -site improvements, perimeter landscaping, access drives, and sidewalks.
FEES AND DEPOSITS
69. The applicant shall comply with the provisions of Section 13.24.180 (Fees and
Deposits), LQMC. These fees include all deposits and fees required by the City for
plan checking and construction inspection. Deposits and fee amounts shall be those in
effect when the applicant makes application for plan check and permits.
70. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at the time
of issuance of building permit(s)•
FIRE DEPARTMENT
With respect to the conditions of approval for the above referenced land division, the Fire
Department (760-863-8886) recommends the following fire protection measures be
provided in accordance with La Quinta Municipal Code and/or Riverside County Fire
Department protection standards:
71. For residential areas, approved standard fire hydrants, located at each intersection and
spaced 330 feet apart with no portion of any lot frontage more than 165 fee from a
hydrant. Minimum fire flow will be 1,000 GPM for a two-hour duration at 20 psi.
72. Blue dot reflectors shall be mounted in the middle of the streets directly in line with
fire hydrants.
73. Any turn or turnaround requires a minimum 38-foot turning radius.
74. All structures shall be accessible from an approved roadway to within 150 feet of all
portions of the exterior of the first floor.
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Planning Commission Resolution 2003-057
Conditions of Approval - Adopted
Tentative Tract Map 31627 - NADADOR, LLC
Adopted August 12, 2003
Page 16
75. The minimum dimension for access roads and gates is 20 feet clear and unobstructed
width and a minimum vertical clearance of not less than 13'-6".
76. Any gate providing access from a public roadway to a private entry roadway shall be
located at least 35 feet setback form the roadway and shall open to allow a vehicle to
stop without obstructing traffic on the road. Where a one-way road with a single
traffic lane provides access to a gate entrance, a 38-foot turning radius shall be used.
77. Access gates shall be automatic (min. 20 ft. wide) and equipped with a rapid entry
system (KNOX). Plans shall be submitted to the Fire Department for approval prior to
installation. Automatic gate pins shall be rated with a shear pin force, not to exceed
30 pounds. Gates activated by the rapid entry system shall remain open until closed
by the rapid entry system.
78. The required water system, including fire hydrants, shall be installed and accepted by
the appropriate water agency prior to any combustible building material being placed
on an individual lot.
79. If public use type buildings are to be constructed, additional fire protection may be
required. Fire flows and hydrant locations will be stipulated when building plans are
reviewed by the Fire Department.
80. 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.
MISCELLANEOUS
81. Letters from public agencies for this project shall become plan check requirements for
final map preparation.
82. A paleontologist and archaeologist shall be present for monitoring during grading and
excavation of the proposed retention basin.
83. The Community Development and Public Works Directors may allow minor design
changes to the final map application that include a reduction in the number of buildable
lots and changes in lot sizes, 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 shall be conveyed to the City
Council when the map is presented for recordation consideration.
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Planning Commission Resolution 2003-057
Conditions of Approval - Adopted
Tentative Tract Map 31627 - NADADOR, LLC
Adopted August 12, 2003
Page 17
84. Two copies of the draft Covenants, Conditions and Restrictions (CC&R's) shall be
submitted to the Community Development Department during final map processing.
The City Attorney shall approve the document before the subdivision map is recorded,
unless deferred by mutual agreement.
85. Tract street names shall be depicted on the final map exhibit as follows:
A. Kingsbarns Drive East, Kingsbarns Drive West, Kingsbarns Drive North
and Fife Court; or
B. High Point, Shadow Creek, Wild Dunes and Bay Hill (i.e., formerly used
for Tract 29878).
Any deviations to the street name list shall be approved by the Community
Development Department during plan check review.
17