PCRES 2003-114PLANNING COMMISSION RESOLUTION 2003-114
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL APPROVAL
OF THE SUBDIVISION OF f 21 ACRES INTO A
COMMON UNDIVIDED INTEREST TENTATIVE TRACT
MAP FOR 250 CONDOMINIUM UNITS
CASE NO: TENTATIVE TRACT MAP 31798
APPLICANT: ROBERT SELAN
WHEREAS, the Planning Commission of the City of La Quinta,
California, did on the 23`d day of December, 2003, hold a duly -noticed Public
Hearing to consider a recommendation on Tentative Tract 31798, a request to
subdivide ±21 acres into a common undivided interest subdivision of 250
condominium units, generally located at the northwest corner Avenue 52 and
Jefferson Street, more particularly described as follows:
LOT 47 of TR 24889, BOOK 210
PAGES 38 THROUGH 52, RIVERSIDE COUNTY
WHEREAS, said Tentative Tract Map application has complied with
the requirements of "The Rules to Implement the California Environmental Quality
Act of 1970" as amended (Resolution 83-68), in that the Community Development
Department has conducted an Initial Study (Environmental Assessment 2002-486),
and determined that while the proposed project may have a significant impact on
the environment, mitigation measures have been imposed on the project that will
reduce impacts to less than significant levels, therefore, a Mitigated Negative
Declaration of Environmental Impact is recommended for certification; 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 to
recommend approval of said Tentative Tract Map 31798:
Finding Number 1 - Consistency with CEQA
The La Quinta Community Development Department has prepared Environmental
Assessment 2003-486. Based on this assessment, the Community Development
Department has determined that, although the proposed project could have a
significant effect on the environment, there will not be a significant effect in this
case because mitigation measures incorporated into the project approval will
mitigate or reduce any potential impacts to a level of non -significance.
Planning Commission Resolution 2003-114
Tentative Tract 31798 — Robert Selan
December 23, 2003
Finding Number 2 - Consistency with the General Plan
The proposed 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, and other infrastructure improvements. The project is consistent with the
adopted Medium High Density Residential land use designation of Up to 12
dwelling units per acre, as set forth in the General Plan, as amended by General
Plan Amendment 2003-096.
Finding Number 3 - Consistency of Design and Improvements
The design and improvements of the proposed subdivision are consistent with the
City's General Plan, with the implementation of recommended conditions of
approval to ensure proper street widths, perimeter walls, parking requirements, and
timing of their construction.
Finding Number 4 - Consistency of Public Easements
As conditioned, the design of the subdivision and type of improvements will not
conflict with easements, acquired by the public at large for access through, or use
of, property within the proposed subdivision.
Finding Number 5 - Public Health and Safety
The design of the subdivision and type of improvements are not likely to cause
serious public health problems, in that this issue was considered in Environmental
Assessment 2003-486, in which no significant health or safety impacts were
identified for the proposed project.
Finding Number 6 - Suitability of Site
The site of the proposed subdivision is physically suitable for the proposal as
natural slopes do not exceed 20%, and there are no identified geological
constraints on the property that would prevent development pursuant to the
geotechnical study prepared for the subdivision.
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;
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Planning Commission Resolution 2003-114
Tentative Tract 31798 - Robert Selan
December 23, 2003
2. That it does hereby require compliance with those mitigation measures
required for Tentative Tract Map 31798;
3. That it does hereby recommend approval of Tentative Tract Map 31798 to
the City Council, 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 Planning Commission held on this 23`d day of December, 2003, by the
following vote, to wit:
AYES: Commissioners Abels, Daniels, Quill, Tyler, and Chairman Kirk
NOES: None
ABSENT: None
ABSTAIN: None
OK, Chairman
La Quinta, California
ATTEST:
JErY"HfRMAN) Community Development Director
Citly of L Quinta, California
peresoTT31798.doc
PLANNING COMMISSION RESOLUTION 2003-114 EXHIBIT "A"
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 31798
ROBERT SELAN — WATERMARK VILLAS
DECEMBER 23, 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 Title 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.ia-quinta.org.
3. Prior to the issuance of any grading, construction, or building permit by the City,
the applicant shall obtain the necessary clearances and/or permits from the
following agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvement plans for City approval.
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Tentative Tract 31798 - Robert Selan
December 23, 2003
4. The applicant shall comply with applicable provisions of the City's NPDES storm
water discharge permit, Sections 8.70.010 et seq. (Storm water Management
and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC;
Riverside County Ordinance No. 457; and the State Water Resources Control
Board's Order No. 99-08-DWQ .
A. A project -specific NPDES construction permit must be obtained by the
applicant; and who then shall submit a copy of the Regional Water Quality
Control Board's ("RWQCB") acknowledgment of the applicant's Notice of
Intent ("NO1"), prior to the issuance of a grading or site construction permit
by the City.)
B. 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").
C. 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.
D. 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.
E. 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.
F. 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.
G. 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.
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Planning Commission Resolution 2003-114
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December 23, 2003
PROPERTY RIGHTS
5. 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.
6. 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.
7. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1. Avenue 52 (Primary Arterial - Option A, 110' ROW) - No additional
right of way dedication is required except for an additional right of way
dedication at the primary entry of to accommodate improvements
shown on the approved Tentative Tract Map and as conditioned under
STREET AND TRAFFIC IMPROVEMENTS.
2. Jefferson Street (Major Arterial, 120' ROW) - No additional right of
way dedication is required.
8. The applicant shall retain for private use on the Final Map all private street rights -
of -way in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and/or as required by the City Engineer.
9. Dedications shall include any additional widths as necessary for dedicated right
and left turn lanes, bus turnouts, and other features contained in the approved
construction plans.
10. 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. Said
easement may be reduced to five feet in width with the express written approval
of IID.
11 . The applicant shall create perimeter landscaped setbacks along all public rights -of -
way as follows:
A. Avenue 52 (Primary Arterial) - 20-feet from the right-of-way/property line.
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December 23, 2003
B. Jefferson Street (Major Arterial) - 20-feet from the right-of-way/property
line.
The listed setback depths shall be the average depth where a meandering wall
design is approved.
The setback requirements shall apply to all frontages including, but not limited to,
remainder parcels and sites dedicated for utility purposes.
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.
12. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins, mailbox
clusters, park lands, and common areas on the Final Map.
13. Direct vehicular access to Jefferson Street and Avenue 52 from lots with frontage
along Avenue 52 is restricted, except for those access points identified on the
approved Tentative Tract Map, or as otherwise conditioned in these conditions of
approval. The vehicular access restrictions shall be shown on the recorded final
tract map.
14. 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.
15. When an applicant proposes the vacation, or abandonment, of any existing right-
of-way, or access easement, the recordation of the tract map is subject to the
Applicant providing an alternate right-of-way or access easement, to those
properties, or notarized letters of consent from the affected property owners.
16. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property between the date of approval of the Tentative
Tract Map and the date of recording of any Final Map, unless such easement is
approved by the City Engineer.
FINAL MAPS
17. 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
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December 23, 2003
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.
18. 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.
19. The following improvement plans shall be prepared and submitted for review and
approval by the City. A separate set of plans for each line item specified below
shall be prepared. The plans shall utilize the minimum scale specified, unless
otherwise authorized by the City Engineer in writing. Plans may be prepared at a
larger scale if additional detail or plan clarity is desired. Note: the applicant may
be required to prepare other improvement plans not listed here pursuant to
improvements required by other agencies and utility purveyors.
A. Off -Site Street/Signing and Striping Plan: 1 " = 40' Horizontal, 1 " = 4'
Vertical
B. On -Site Street Plan: 1 " = 40' Horizontal, 1 " = 4' Vertical
C. On -Site Rough Grading Plan: 1 " = 40' Horizontal
D. Site Development Plan 1 " = 30' Horizontal
The street improvement plans shall include permanent traffic control and separate
plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding,
and berm design in the combined parkway and landscape setback area. Other
engineered improvement plans prepared for City approval that are not listed above
shall be prepared in formats approved by the City Engineer prior to commencing
plan preparation.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all
- existing improvements for a distance of at least 200-feet beyond the project
limits, or a distance sufficient to show any required design transitions.
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December 23, 2003
"Rough Grading" plans shall normally include perimeter walls with Top Of Wall &
Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of
cover, or sufficient cover to clear any adjacent obstructions.
The applicant shall prepare an accessibility assessment on a marked up print of
the building floor plan identifying every building egress and notes the 2001
California Building Code accessibility requirements associated with each door. The
assessment must comply with submittal requirements of the Building & Safety
Department. A copy of the reviewed assessment shall be submitted to the
Engineering Department in conjunction with the Site Development Plan when it is
submitted for plan checking.
In addition to the normal set of improvement plans, a "Site Development" plan is
required to be submitted for approval by the Building and Safety Director and the
City Engineer.
"Site Development" plans shall normally include all on -site surface improvements
including but not necessarily limited to finish grades for curbs & gutters, building
floor elevations, parking lot improvements and ADA requirements.
"Street Parking" plan shall include appropriate signage to implement the "No
Parking" concept, or alternatively an on -street parking policy shall be included in
the CC & R's subject to City Engineer's Approval. The parking plan or CC & R's
shall be submitted concurrently with the Street Improvement Plans.
20. 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.
21, 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.
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IMPROVEMENT SECURITY AGREEMENTS
22. Prior to the 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.
23. 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.
24. Improvements to be made, or agreed to be made, shall include the removal of any
existing structures or other obstructions that are not a part of the proposed
improvements; and shall provide for the setting of the final survey monuments.
When improvements are phased through a "Phasing Plan," or an administrative
approval (e.g., Site Development Permits), all off -site improvements and common
on -site improvements (e.g., backbone utilities, retention basins, perimeter walls,
landscaping and gates) shall be constructed, or secured through a SIA, prior to
the issuance of any permits in the first phase of the development, or as otherwise
approved by the City Engineer.
Improvements and obligations required of each subsequent phase shall either be
completed, or secured through a SIA, prior to the completion of homes or the
occupancy of permanent buildings within such latter phase, or as otherwise
approved by the City Engineer.
In the event the applicant fails to construct the improvements for the
development, or fails to satisfy its obligations for the development in a timely
manner, pursuant to the approved phasing plan, the City shall have the right to
halt issuance of all permits, and/or final inspections, withhold other approvals
related to the development of the project, or call upon the surety to complete the
improvements.
25. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
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Tentative Tract 31798 — Robert Selan
December 23. 2003
26. The applicant shall comply with the recommendations of the geotechnical
investigation prepared by Earth Systems Southwest, dated October, 2003, to the
extent they are applicable.
27. 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.
28. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a qualified engineer or architect,
B. A preliminary geotechnical ("soils") report prepared by a qualified engineer,
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
(Fugitive Dust Control), LQMC.
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.
29. 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.
30. Grading within the perimeter setback and parkway areas shall have undulating
terrain and shall conform to 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.
31. 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
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December 23, 2003
the pad elevations have other requirements imposed elsewhere in these
Conditions of Approval.
32. Building pad elevations of perimeter lots shall not differ by more than one foot
from the building pads in adjacent development.
33. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development.
Where compliance within the above stated limits is impractical, the City may
consider alternatives that are shown to minimize safety concerns, maintenance
difficulties and neighboring -owner dissatisfaction with the grade differential.
34. Prior to any site grading or regrading that will raise or lower any portion of the site
by more than plus or minus three tenths of a foot from the elevations shown on
the approved Tentative Tract Map, the applicant shall submit the proposed
grading changes to the City Staff for a substantial conformance finding review.
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.
36. The applicant shall comply with the provisions of Section 13.24.120 (Drainage),
LQMC Engineering Bulletin No. 97.03. More specifically, storm water 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.
37. 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.
38. Nuisance water shall be retained on site. In residential developments, nuisance
water shall be disposed of in a trickling sand filter and leach field or equivalent
system 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.
39. The project shall be designed to accommodate purging and blowoff water
(through underground piping and/or retention facilities) from any on -site or
adjacent well sites granted or dedicated to the local water utility authority as a
requirement for development of this property.
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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 any General Plan -required 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.
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 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.
45. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
UTILITIES
46. The applicant shall comply with the provisions of Section 13.24.110 (Utilities),
LQMC.
47. 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.
48. Existing overhead utility lines within, or adjacent to the proposed development,
and all proposed utilities shall be installed underground.
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All existing utility lines attached to joint use 92 KV transmission power poles are
exempt from the requirement to be placed underground.
49. Underground utilities shall be installed prior to overlying hardscape. For installation
of utilities in existing improved streets, the applicant shall comply with trench
restoration requirements maintained, or required by the City Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
50. 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.
51. The applicant shall construct the following street improvements to conform with
the General Plan:
A. OFF -SITE STREETS
11 Avenue 52 (Primary Arterial — Option A; 1 10' R/W):
a) No widening of the north side of the street along all frontage
adjacent to the Specific Plan is required for its ultimate width
as specified in the General Plan.
Other required improvements in the right or way and/or adjacent
landscape setback area include:
All appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs.
ii. Reconstruct the existing landscaped median to provide the left
turn in with physical left turn out restriction and restore the
median landscaping.
2)• Jefferson Street - (Major Arterial — Option A; 120' R/W):
a) No widening of the west side of the street along all frontage
adjacent to the Specific Plan is required for its ultimate width
as specified in the General Plan.
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December 23, 2003
Other required improvements in the right or way and/or adjacent
landscape setback area include:
All appurtenant components such as, but not limited to:
curb, gutter, traffic control striping, legends, and signs.
ii. Class I Off Street Golf Cart Pathway — Construct 12-foot
wide meandering pathway within the 32-foot
parkway/landscape set back along the easterly boundary of
the Tentative Tract Map, and wrap around to the tunnel on
Avenue 52, if approved and built. The design of the pathway
shall be as approved by the City Engineer.
iii. Reconstruct the existing landscaped median to provide the
left turn in with physical left turn out restriction and restore
the median landscaping.
B. INTERIOR STREETS
1). On -site streets except at entry gate area: construct 28-foot wide full -
width improvements (measured from front of curb to front of curb) and
provided there is adequate off-street parking for residents and visitors,
and the applicant establishes provisions for ongoing enforcement of the
parking restriction in the CC&R's. The CC&R's shall be reviewed by the
Engineering Department prior to recordation.
2). Private cul de sacs - Shall be constructed according to the lay -out
shown on the tentative map with 38-foot curb radius or greater at the
bulb using a smooth curve instead of angular lines similar to the layout
shown on the rough grading plan.
3). Knuckle - Construct the knuckle to conform with the lay -out shown in
the tentative tract map, except for minor revisions as may be required
by the City Engineer.
52. All gated entries shall provide for a three -car minimum stacking capacity for
inbound traffic; and shall provide for a full turn -around outlet for non -entry
accepted vehicles. 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.
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
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December 23. 2003
entry into the development can safely make full turn -around back out onto
Avenue 52 from the gated entry.
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:
Residential Streets/Parking Areas
3.0"
a.c./4.5"
c.a.b.
Primary Arterial
4.5"
a.c./6.0"
c.a.b.
Major Arterial
5.5"
a.c./6.5"
c.a.b.
or approved equivalents of alternative 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:
A. Jefferson Street - Auxiliary Exit (Jefferson Street, 500 feet north of Avenue
52): Right turns out are permitted. Left turn movements in and out are
prohibited.
B. Avenue 52
11 Primary Entry (Avenue 52, 750 feet west of Jefferson Street):
Right turn in, Right turn out and left turn in movements are
permitted. Left turn movements out are prohibited.
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Planning Commission Resolution 2003-114
Tentative Tract 31798 - Robert Selan
December 23, 2003
2) The Golf Cart Tunnel Access under Avenue 52 to the SilverRock
Ranch project on the south side is excluded from this approval, but
may be added if approved by separate proposal to the City Council.
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.
58. 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).
CONSTRUCTION
59. The City will conduct final inspections of habitable buildings only when the
buildings have improved street and (if required) sidewalk access to publicly -
maintained streets. The improvements shall include required traffic control
devices, pavement markings and street name signs. If on -site streets in
residential developments are initially constructed with partial pavement thickness,
the applicant shall complete the pavement prior to final inspections of the last ten
percent of homes within the development or when directed by the City,
whichever comes first.
LANDSCAPING
60. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
61. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas.
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.
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Planning Commission Resolution 2003-114
Tentative Tract 31798 — Robert Selan
December 23, 2003
PUBLIC SERVICES
63. The applicant shall provide public transit improvements as may be required by
SunLine Transit Agency and approved by the City Engineer.
64. The applicant shall comply with the following requirements of the Riverside
County Fire Department:
A. Approved super fire hydrants, shall be spaced every 330 feet and shall be
located not less than 25 feet nor more than 165 feet from any portion of the
buildings as measured along outside travel ways.
B. Blue dot reflectors shall be placed in the street 8 inches from centerline to
the side that the fire hydrant is on, to identify fire hydrant locations.
C. Fire Department connections (FDC) shall be not less than 25 feet or more
than 50 feet from a fire hydrant and shall be located on the front street side
of the buildings. FDC's and PIV's may not be located at the rear of
buildings. Note also that FDC's must be at least 25 feet from the building
and may not be blocked by landscaping, parking stalls or anything that may
restrict immediate access.
D. Building plans shall be submitted to the Fire Department for plan review to
run concurrent with the City plan check.
E. Water plans for the fire protection system (fire hydrants, fdc, etc.) shall be
submitted to the Fire Department for approval prior to issuance of a building
permit.
F. City of La Quinta ordinance requires all commercial buildings 5,000 sq. ft. or
larger to be fully sprinkled. NFPA 13 Standard (13R is allowed). Sprinkler
plans will need to be submitted to the Fire Department.
G. 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.
H. Fire Department street access shall come to within 150 feet of all portions of
the 151. floor of all buildings, by path of exterior travel. Minimum road width
is 20 feet clear and unobstructed with a vertical clearance of 13 '/2 feet
clear. Turning radiuses shall be no less than 38 feet outside. The split gate
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Planning Commission Resolution 2003-114
Tentative Tract 31 798 — Robert Selan
December 23, 2003
entrance will be approved provided that both gates open when activated by
the KNOX system. The auxiliary exit may be restricted to emergency access
only however it must allow unrestricted public egress.
I. Any commercial operation that produces grease -laden vapors will require a
Hood/duct system for fire protection. (Restaurants, drive-thru's, etc.)
J. 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. Streets shall be a minimum 20 feet wide with a height
of 1 3"6" clear and unobstructed.
K. Install a KNOX key box on each commercial building and a KNOX key switch
on all gated entrances. (Contact the fire department for an application)
L. Install portable fire extinguishers as required by the California Fire Code.
QUALITY ASSURANCE
65. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
66, 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.
67. 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.
68. Upon completion of construction, the applicant shall furnish the City with
reproducible record drawings of all improvement plans that were approved by the
City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -
Constructed" and shall be stamped and signed by the engineer or surveyor
certifying to the accuracy and completeness of the drawings. The applicant shall
have all AutoCAD or raster -image files previously submitted to the City, revised to
reflect the as -built conditions.
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Planning Commission Resolution 2003-11.4
Tentative Tract 31798 - Robert Selan
December 23, 2003
MAINTENANCE
69. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
70. 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
71. 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.
72. Provisions shall be made to comply with the terms and requirements of the City's
adopted Art in Public Places program in effect at the time of issuance of building
permits.
73. 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)•
COMMUNITY DEVELOPMENT
74. Architecture and site plan provisions for all proposed uses, including typical
building design for the residential unit buildings, shall be subject to review by the
City under the Site Development Permit process. Building heights for the
residential unit buildings shall be limited to 26 feet. Height limits for other ancillary
use structures shall be as set forth in the Watermark Villas Specific Plan
document, or as specified during site development review for each particular use.
75. The design of all parking facilities shall conform to LQMC Chapter 9.150
(Parking).
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Planning Commission Resolution 2003-114
Tentative Tract 31798 - Robert Selan
December 23, 2003
76. Perimeter wall plans shall be in compliance with the acoustical analysis prepared
by Urban Crossroads, dated October, 2003, and with the design standards as
specified in SP 2003-069 for Watermark Villas. All perimeter wall plans shall be
reviewed and accepted by Community Development prior to any wall permit(s)
being issued.
77. Revisions to the tentative map during plan check including, but not limited to, lot
line alignments, easements, improvement plan revisions, and similar minor
changes which do not alter the design (layout, street pattern, etc.) may be
administratively approved through the plan check process, with the mutual
consent and approval of the Community Development and Public Works Directors.
This shall include increases or decreases in number of lots, which meet the
general criteria above, but involve a change of no more than 5% of the total lot
count of Tentative Map 31798 as approved. Any revisions that exceed the
General Plan density standards, based on net area calculations, must be
processed as an amended map, as set forth in Title 13, LQMC.
78. The applicant shall incorporate those measures as outlined in the letter on file
dated December 10, 2003, prepared by the Citrus Course Homeowner
Association and submitted into the written record, into the plans, CC&R's and
other documents as appropriate. If any measure set forth in said letter conflicts
with other City requirements and/or standards, alternative methods of compliance
shall be investigated that are commensurate with the original standards, and in
the absence of any commensurate alternative, the City standard(s) shall take
precedence.
79. The Conditions, Covenants and Restrictions for the project shall include a
provision which states that the project is subject to Transient Occupancy Tax.
CULTURAL RESOURCES
80. Should any historic or archaeological artifact be uncovered during any earth
moving activity on the site, all work shall cease, and an archaeological monitor
shall be retained to evaluate the material. The archaeologist shall be empowered
to stop or redirect earth -moving activities. The archaeologist shall file a report
with the Community Development Department immediately following completion
of earth moving activities, on the findings at the site.
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Planning Commission Resolution 2003-114
Tentative Tract 31798 - Robert Selan
December 23, 2003
81. A paleontologic monitor shall be on site during earth moving activities on any
portion of the site where undisturbed Lake Cahuilla lakebeds occur. The monitor
shall quickly salvage any uncovered fossils and avoid construction delays. The
monitor shall be empowered to stop or redirect earth -moving activities. All
specimens shall be professionally collected, cleaned and curated. The monitor
shall file a report with the Community Development Department immediately
following completion of earth moving activities, on the findings at the site.
LANDSCAPE REQUIREMENTS
82. An overall preliminary landscaping shall be prepared for all common area
landscaping and parkways, pursuant to the requirements of the recently adopted
Water Efficient Landscaping Ordinance, to include a preliminary estimate of water
use for the entire site. This plan should be reviewed and accepted by the ALRC
prior to final construction plans being accepted for sign -off.
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 (COD), prior to plan checking by the Public Works
Department. When plan checking has been completed by CDD, the applicant shall
obtain the signatures of Coachella Valley Water District (CVWD) and the Riverside
County Agricultural Commissioner, prior to submittal for signature by the City
Engineer. Prior to CVWD review, the applicant shall provide calculations that meet
the requirements of Chapter 8.13 of the Municipal Code - Water Efficient
Landscaping.
NOTE: Plans are not approved for construction until signed by the City Engineer.
The landscape plan design shall maintain the date palm trees within the overall
landscaping concept, as stated in the Watermark Villas Specific Plan Landscape
Guidelines, which will preserve a portion of this traditional agricultural feature on
site. The date palm trees should be maintained as producing trees once integrated
into the site. Landscape requirements as set forth in the letter on file dated
December 10, 2003, prepared by the Citrus Course Homeowners Association,
shall also be incorporated, as set forth by Condition 78.
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