PCRES 2003-118PLANNING COMMISSION RESOLUTION 2003-118
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF THE SUBDIVISION OF
37 ACRES INTO 127 RESIDENTIAL LOTS AND
MISCELLANEOUS LOTS
CASE NO.: TENTATIVE TRACT MAP 31733
MICHAEL LA MELZA
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
the request of Michael La Melza for the subdivision of 37 acres into 127 residential
lots and miscellaneous lots, located at the northeast corner of Monroe Street and
Avenue 61, more particularly described as:
APN's 764-290-001 and 764-290-002
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 the La Quinta Community Development
Department has completed Environmental Assessment 2003-493 and has determined
the project with mitigation measures will not have an adverse impact on the
environment and therefore, a Mitigated Negative Declaration of environmental impact
should be 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 of Approval to justify
a recommendation for approval of said Tentative Tract Map 31733:
1 . The Map and its design are consistent with the General Plan and Specific Plan in
that its lots and improvements conform with applicable goals, policies, and
development standards, in terms of lot size, street widths, utilities and provide
adequate infrastructure and public utilities.
2. The design of the subdivision or its proposed improvements is not likely to
create environmental damage or substantially and avoidably injure wildlife or
their habitat because mitigation measures and conditions have been imposed to
address those impacts.
PLANNING COMMISSION RESOLUTION 2003-118
TENTATIVE TRACT 31733 — LA MELZA
ADOPTED: DECEMBER 23, 2003
3. The design of the subdivision and the proposed types of improvements are not
likely to cause serious public health problems because urban improvements exist
or will be installed based on applicable Local, State, and Federal requirements.
4. The design of the subdivision and the proposed types of improvements will not
conflict with easements acquired by the public at large, for access through or
use of the property within the subdivision in that none presently exist.
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 recommend approval of Tentative Tract Map 31733 to the City
Council for the reasons set forth in this Resolution, subject to the attached
Conditions of Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this 23rd day of December, 2003, by the
following vote, to wit:
AYES: Commissioner Abels, Daniels, Quill, Tyler and Chairman Kirk
NOES: None
ABSENT: None
ABSTAIN: None
T M KIJRK, Chairman
Cit La Quinta, California
ATTEST:
JEIPRY HEFWAN, Community Development Director
Ciyy of La Quinta, California
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PLANNING COMMISSION RESOLUTION 2003-118
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT 31733 — MICHAEL LA MELZA
ADOPTED: DECEMBER 23, 2003
GFNFRAI
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
• Riverside Co. Environmental Health Department
• Coachella Valley Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
The applicant is responsible for all requirements of the permits and/or clearances from
the above listed agencies. When the requirements include approval of improvement
plans, the applicant shall furnish proof of such approvals when submitting those
improvements plans for City approval.
PLANNING COMMISSION RESOLUTION 2003-118
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 31733 - MICHAEL LA MELZA
ADOPTED: DECEMBER 23, 2003
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.
A. For construction activities including clearing, grading or excavation of land that
disturbs one (1) acre or more of land, or that disturbs less than one (1) acre
of land, but which is a part of a construction project that encompasses more
than one (1) acre 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.
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PLANNING COMMISSION RESOLUTION 2003-118
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 31733 - MICHAEL LA MELZA
ADOPTED: DECEMBER 23, 2003
5. 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).
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.
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, 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
1) Monroe Street (Secondary Arterial , 88' ROW) - The standard 44 feet
from the centerline of Monroe Street for a total 88-foot ultimate
developed right of way.
2) Avenue 61 (Collector, Option A, 74' ROW) — The standard 37 feet from
the centerline of Avenue 61 for a total 74-foot ultimate developed right
of way.
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
Property line shall be placed at the back of curb similar to the lay out and the
typical street section shown in the tentative map. Use of smooth curves
instead of angular lines at property lines is recommended.
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PLANNING COMMISSION RESOLUTION 2003-118
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 31733 - MICHAEL LA MELZA
ADOPTED: DECEMBER 23, 2003
Private Residential Streets measured at gutter flow line to gutter flow line: 36-
foot travel width. The travel width may be reduced to 32 feet with parking
restricted to one side, and 28 feet if on -street parking is prohibited, 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.
B. CUL DE SACS
11 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
Knuckle
1) The knuckle shall conform to the shape shown on the tentative tract
map except for minor revision as may be required by the City Engineer.
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.
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 is conditioned to have the 50-foot CVWD easement along the south
boundary relinquished in its entirety prior to approval of the final map. Any pipeline
relocation required by the easement adjustment shall be performed prior to issuance
of the rough grading permit.
15. The applicant shall create perimeter landscaping setbacks along all public right-of-
ways as follows:
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PLANNING COMMISSION RESOLUTION 2003-118
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 31733 - MICHAEL LA MELZA
ADOPTED: DECEMBER 23, 2003
A. Monroe Street (Secondary Arterial) - 15-foot from the R/W-P/L to
accommodate the multi -purpose trail conditioned under "STREET AND
TRAFFIC IMPROVEMENTS". The perimeter landscaping setbacks along
Monroe Street may be an average setback if approved by the City Engineer.
B. Avenue 61 (Collector Street) - 10-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.
16. 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.
17. Direct vehicular access to Monroe Street and Avenue 61 from lots with frontage
along Monroe Street and Avenue 61 is restricted, except for those access points
identified on the tentative tract map, or as otherwise conditioned in these conditions
of approval. The vehicular access restriction shall be shown on the recorded final
tract map.
18. 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.
19. 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
20. 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.
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PLANNING COMMISSION RESOLUTION 2003-118
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 31733 - MICHAEL LA MELZA
ADOPTED: DECEMBER 23, 2003
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.
21. 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.
22. 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.
0
11
C
1
Off -Site Street and Signing & Striping Plans: 1 " = 40' Horizontal, 1 " = 4'
Vertical
The street improvement plans shall include permanent, traf f ic control and
separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk,
mounding, and berming design in the combined parkway and landscape
setback area.
On -Site Street/Drainage Plan:
Vertical
On -Site Rough Grading Plan
Site Development Plan
1 " = 40' Horizontal, 1 " = 4'
1 " = 40' Horizontal
1 " = 30' Horizontal
Other engineered improvement plans prepared for City approval that are not listed --
above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
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PLANNING COMMISSION RESOLUTION 2003-118
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 31733 - MICHAEL LA MELZA
ADOPTED: DECEMBER 23, 2003
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all
existing improvements for a distance of at least 200-feet beyond the project limits,
or a distance sufficient to show any required design transitions.
"Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top
Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover,
or sufficient cover to clear any adjacent obstructions.
In addition to the normal set of improvement plans, a "Site Development" plan is
required to be submitted for approval by the Building Official 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. '
23. 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.
24. 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.
I
IMPROVEMENT SECURITY AGREEMENTS
25. 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.
26. Any Subdivision Improvement Agreement ("SIA") entered into by and between the
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PLANNING COMMISSION RESOLUTION 2003-118
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 31733 - MICHAEL LA MELZA
ADOPTED: DECEMBER 23,2003
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.
27. Improvements to be made, or agreed to be made, shall include the removal of any
existing structures or other obstructions which are not a part of the proposed
improvements; and shall provide for the setting of the final survey monumentation.
28. Depending on the timing of the development of this Tentative Tract Map, and the
status of the off -site improvements at the time, the applicant may be required to:
A. Construct certain off -site improvements.
B. Construct additional off -site improvements, subject to the reimbursement of
its costs by others.
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this tentative tract map.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these means, as the City may require.
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.
29. 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.
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PLANNING COMMISSION RESOLUTION 2003-118
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT 31733 — MICHAEL LA MELZA
ADOPTED: DECEMBER 23, 2003
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.
30. 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
31. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
32. 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.
33. 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, and
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.
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PLANNING COMMISSION RESOLUTION 2003-118
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 31733 - MICHAEL LA MELZA
ADOPTED: DECEMBER 23, 2003
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.
34. 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.
35. 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.
36. 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.
37. Building pad elevations of perimeter lots shall not differ by more that one foot higher
than the building pads in adjacent developments.
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.
38. 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.
39. 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
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PLANNING COMMISSION RESOLUTION 2003-118
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 31733 - MICHAEL LA MELZA
ADOPTED: DECEMBER 23, 2003
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
40. The applicant shall comply with the provisions of Section 13.24.120 (Drainage),
LQMC, Engineering Bulletin No. 97.03. More specifically, stormwater falling on site
during the 100 year storm shall be retained within the development, unless otherwise
approved by the City Engineer. The tributary drainage area shall extend to the
centerline of adjacent public streets. The design storm shall be either the 3 hour, 6
hour or 24 hour event producing the greatest total run off.
41. 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.
42. 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.
43. 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.
44. No fence or wall shall be constructed around any retention basin unless approved by
the Community Development Director and the City Engineer. Walls abutting retention
basins shall be a maximum 3-foot high solid wall topped with wrought iron. The
applicant shall establish provisions for the abovementioned restriction in the CC&R's.
The CC&R's shall be reviewed by the Engineering Department prior to recordation.
45. 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.
46. 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 2003-118
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT 31733 — MICHAEL LA MELZA
ADOPTED: DECEMBER 23, 2003
47. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
48. 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.
49. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
UTILITIES
50. The applicant shall comply with the provisions of Section 13.24.110 (Utilities),
LQMC.
51. 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.
52. 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.
53. 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
54. 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.
55. The applicant shall construct the following street improvements to conform with the
General Plan.
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PLANNING COMMISSION RESOLUTION 2003-118
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 31733 - MICHAEL LA MELZA
ADOPTED: DECEMBER 23, 2003
A. OFF -SITE STREETS
1 ) Monroe Street (Secondary Arterial; 88' R/W):
Widen the east side of the street along all frontage adjacent to the Tentative
Map boundary to its ultimate width on the east side as specified in the General
Plan. Rehabilitate and/or reconstruct existing roadway pavement as necessary
to augment and convert it from a rural county -road design standard to La
Quinta's urban arterial design standard. The east curb face shall be located
thirty two feet (32') east of the centerline.
Other required improvements in the Monroe Street right or way and/or
adjacent landscape setback area include:
a) All appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs.
b) A Multi -Use Trail. The applicant shall construct a meandering 10-
foot wide multi -use trail along the Monroe Street frontage within
the required 15-foot wide landscape setback per the
aformentioned condition. The location and design of the trail shall
be approved by the City. The multi -use trail, trail signs, and the
split rail fence shall be completed prior to issuance of Certificate
of Occupancy for the first residence. Bonding for the fence to be
installed shall be posted prior to final map approval. If approved
by the City Engineer, the trail may meander within 8-feet of the
proposed curb face.
2) Avenue 61 (Collector "A"; 74' 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. Rehabilitate and/or reconstruct existing roadway pavement as
necessary to augment and convert it from a rural county -road design standard
to La Quinta's urban arterial design standard. The north curb face shall be
located twenty-six feet (26') north of the centerline.
Other required improvements in the Avenue 61 right or way and/or adjacent
landscape setback area include:
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PLANNING COMMISSION RESOLUTION 2003-118
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT 31733 — MICHAEL LA MELZA
ADOPTED: DECEMBER 23, 2003
1) All appurtenant components such as, but not limited to: curb, gutter,
traffic control striping, legends, and signs.
a) 8-foot wide curb adjacent sidewalk.
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).
B. PRIVATE STREETS
11 Construct 32-foot wide travel width as shown on the tentative map
measured from gutter flow line to gutter flow line, provided parking is
allowed only on one side 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.
C. PRIVATE CUL DE SACS
11 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.
D. KNUCKLE
1) Construct the knuckle to conform to the lay -out shown in the tentative
tract map, except for minor revisions as may be required by the City
Engineer.
E. PARKING LOTS
1) The design of parking facilities shall conform to LQMC Chapter 9.150.
56. 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 -accepted vehicles.
57. 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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PLANNING COMMISSION RESOLUTION 2003-118
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 31733 - MICHAEL LA MELZA
ADOPTED: DECEMBER 23, 2003
entry into the development can safely make a full turn -around 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.
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.
58. 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
Collector
Secondary Arterial
3.0" a.c./4.5" c.a.b.
4.0" a.c /5.0" c.a.b.
4.0" a.c./6.0" c.a.b.
or the approved equivalents of alternate materials.
59. 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.
60. General access points and turning movements of traffic are limited to the following:
A. Primary Entry (Monroe Street, as shown on the tentative tract map,
approximately 600 feet north of Avenue 61 measured curb return to curb
return): Full turn movements are permitted.
B. Secondary Entry (Avenue 61, as shown on the tentative tract map,
approximately 880 feet of Monroe Street measured curb return to curb return):
Full turn movements are permitted.
61. Improvements shall include appurtenances such as traffic control signs, markings and
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PLANNING COMMISSION RESOLUTION 2003-118
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 31733 - MICHAEL LA MELZA
ADOPTED: DECEMBER 23, 2003
other devices, raised medians if required, street name signs and sidewalks. Mid -block
street lighting is not required.
62. 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
63. 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
64. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
65. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas.
66. 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 isubmittal for signature by the City Engineer.
NOTE: Plans are not approved for construction until signed by the City Engineer.
67. 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 2003-118
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 31733 - MICHAEL LA MELZA
ADOPTED: DECEMBER 23, 2003
68. All landscaping shall comply with the City's Water Efficient Landscape Ordinance.
Front yard landscaping shall consist of two trees (i.e., a minimum 1 .5-inch caliper
measured three feet from grade level after planting), ten 5-gallon shrubs, and
groundcover. Palm trees may count as a shade tree if the trunk is six feet tall.
Double lodge poles (two-inch diameter) shall be used to stake trees.
69. Once the trees have been delivered to the site for installation, a field inspection by
the Community Development Department is required before planting to insure they
meet minimum size and caliper requirements
UALITY ASSURANCE
70. The applicant shall employ construction quality -assurance measures that meet with
the approval of the City Engineer.
71. 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.
72. 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.
73. Upon completion of construction, the applicant shall furnish the City with
reproducible record drawings of all improvement plans which were approved by the
City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As
Constructed" and shall be stamped and signed by the engineer or surveyor certifying
to the laccuracy 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
74. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance),
LQMC.
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PLANNING COMMISSION RESOLUTION 2003-118
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT 31733 — MICHAEL LA MELZA
ADOPTED: DECEMBER 23, 2003
75. 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
76. 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.
77. 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).
78. Prior to final map approval by the City Council, the developer shall meet the Parkland
Dedication requirements by payment of in -lieu fees as set forth in Section 13,48 of
the La Quinta Municipal Code.
79. Within 24 hours of approval of the tentative tract map by the City Council, the
developer shall submit to the Community Development Department, a check made
out to the County of Riverside for $1,314 to allow filing of a Notice of Determination
for Environmental Assessment 2003-492 as required by State law.
FIRE MARSH
80. 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 feet
from a hydrant. Minimum fire flow shall be 1000 GPM for a 2-hour duration at 20
PSI.
81. For any buildings with public access i.e. recreational halls, clubhouses, etc. or
buildings with a commercial use i.e. gatehouses, maintenance sheds, apartments,
etc., Super fire hydrants are to be placed no closer than 25 feet and not more than
165 feet from any portion of the first floor of said building following approved travel
ways around the exterior of the building. Minimum fire flow for these areas would
be 1500 GPM for a 2-hour duration at 20 PSI.
82. The water mains shall be designed to provide a for a potential fire flow of 2500 GPM
and an actual fire flow available from any one hydrant connected to any given main
of 1500 GPM for a 2-hour duration at 20 PSI residual operating pressure.
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PLANNING COMMISSION RESOLUTION 2003-118
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 31733 - MICHAEL LA MELZA
ADOPTED: DECEMBER 23, 2003
83. Blue dot retro-reflectors shall be placed in the street 8 inches from centerline to the
side that the fire hydrant is on, to identify fire hydrant locations.
84. City of La Quinta ordinance requires all buildings, other than single family, 5,000 sq.
ft. or larger to be fully sprinkled. NFPA 13 Standard. If required, sprinkler plans will
need to be submitted to the Fire Department. Area separation walls may not be used
to reduce the need for sprinklers.
85. Flag lots are not allowed by the Fire Department for safety reasons. Please check the
following lots: Tentative Tract Map 31733 Lots 5, 17, 21, 73, 97 is marginal, 120,
121.
86. Any turn or turn -around requires a minimum 38-foot turning radius.
87. All structures shall be accessible from an approved roadway to within 150 feet of all
portions of the exterior of the first floor.
88. The minimum dimension for access roads and gates is 20 feet clear and unobstructed
width and a minimum vertical clearance of 13 feet 6 inches in height.
89. Any gate providing access from a public roadway to a private entry roadway shall be
located at least 35 feet setback from 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.
90. Gates shall be automatic, minimum 20 feet in width and shall be 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.
91. 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. Two sets of water plans are to be submitted to the Fire
Department for approval.
92. 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 2003-118
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 31733 - MICHAEL LA MELZA
ADOPTED: DECEMBER 23, 2003
93. Building plan check is to run concurrent with the City plan check. Submittals are
the responsibility of the owner.
MISCELLANEOUS
94. A lot line adjustment shall be completed for the north boundary of the tract prior to
recordation of the first Final Map.
95. Perimeter wall designs including height, color, material, design shall approved by the
Community development Department prior to issuance of building permit for the wall.
96. Proposed street names with a minimum of two alternative names per street shall be
submitted to the Community Development Department for approval. Names to be
approved prior to recordation of the final map.
97. All mitigation measures contained in Environmental Assessment 2003-493 shall be
met.
98. Prior to final map approval, the developer shall submit to the Community
Development Department for review, a copy of the proposed Covenants, Conditions,
and Restrictions (CC and R's) for the project.
99, This tentative tract map shall expire two years after City Council approval, unless
recorded or granted a time extension pursuant to the requirements of Division 13 of
the La Quinta Municipal Code.
100. Minor lot configuration modifications required to comply with Fire Marshal
requirements shall be reviewed and approved by the Community Development
Department.
101 . Approval of production homes and common area buildings requires processing and
approval of a Site Development Permit application by the Planning Commission.
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