PCRES 2004-024PLANNING COMMISSION RESOLUTION 2004-024
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE
CITY COUNCIL APPROVAL OF TENTATIVE TRACT 31910,
DIVIDING 38.85 ACRES INTO 132 SINGLE-FAMILY LOTS
CASE NO. TT 31910
APPLICANT: JOHN MEGAY & ASSOCIATES
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 23`d day of March, 2004, hold a duly noticed Public Hearing to consider
adoption of a recommendation on Tentative Tract 31910, located on the west side of
Monroe Street, '/4 mile north of Avenue 58, more particularly described as:
PORTION OF THE NE '/4 OF THE S/E '/4 OF
SECTION 22, T6S, R6E — S.B.B.M
WHEREAS, Environmental Assessment 2003-496 has been prepared in
accordance with "The Rules to Implement the California Environmental Quality Act of
1970" as amended by City Council Resolution 83-63. Based on this Assessment, it as
been determined that the project will not have a significant adverse effect on the
environment with the incorporation of mitigation measures; therefore, a Mitigated
Negative Declaration of environmental impact should be certified; 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 findings to justify their recommendation
on Tentative Tract 31910:
The La Quinta Community Development Department has prepared
Environmental Assessment 2003-496. 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.
2. 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 Low Density Residential land use designation of
up to four dwelling units per acres, as set forth in the General Plan.
Planning Commission Resolution 2004-024
Tentative Tract 31910 - John Megay & Associates
March 23, 2004
3. The design and improvements of the proposed Tentative Tract Map 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.
4. As conditioned, the design of Tentative Tract 31910 and type of improvements,
will not conflict with easements for access through, or use of, property within
the proposed subdivision.
5. The design of Tentative Tract 31910 and type of improvements are not likely to
cause serious public health problems, in that this issue was considered in
Environmental Assessment 2003-496, in which no significant health or safety
impacts were identified for the proposed project.
6. The site for Tentative Tract 31910 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;
2. That it does hereby require compliance with those mitigation measures specified
by Environmental Assessment 2003-496, prepared for Tentative Tract Map
31910;
3. That it does recommend approval of Tentative Tract Map 31910 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 23rd day of March, 2004, by the following vote to
wit:
P:\PC Reso & COA\March 23, 2004\peresoTT3191 O.doc
AYES: Commissioners Abels, Daniels, Quill, Tyler, and Chairman Kirk
NOES: None
ABSENT: None
ABSTAIN: None
TO� KIRK, Chairman
Cit of/,La Quinta, California
ATTEST:
OSCAR W. ORCI, Interim
Community Development Director
City of La Quinta, California
PLANNING COMMISSION RESOLUTION 2004-024
CONDITIONS OF APPROVAL — RECOMMENDED
TENTATIVE TRACT MAP 31910
JOHN MEGAY & ASSOCIATES
ADOPTED: MARCH 23, 2004
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta
("City"), its agents, officers and employees from any claim, action or proceeding
to attack, set aside, void, or annul the approval of this Tentative Tract Map, or
any Final Map recorded thereunder. The City shall have sole discretion in selecting
its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding and
shall cooperate fully in the defense.
2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply
with the requirements and standards of Government Code § § 66410 through
66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta
Municipal Code ("LQMC").
at
The City of La Quinta's Municipal Code can be accessed on the City's Web Site
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 2004-024
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 31910
JOHN MEGAY & ASSOCIATES
ADOPTED: MARCH 23, 2004
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 five (5) acres or more of land, or that disturbs less than five
(5) acres of land, but which is a part of a construction project that
encompasses more than five (5) acres of land, the Permitee shall be
required to submit a Storm Water Pollution Protection Plan ("SWPPP").
B. The applicant's SWPPP shall be approved by the City Engineer prior to any
on or off -site grading being done in relation to this project.
C. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including acceptance
of all improvements by the City.
D. The applicant's SWPPP shall include provisions for all of the following Best
Management Practices ("BMPs") (8.70.020 (Definitions), LQMC):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
E. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading,
pursuant to this project.
F. The approved SWPPP and BMPs shall remain in effect for the entire
2
PLANNING COMMISSION RESOLUTION 2004-024
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 31910
JOHN MEGAY & ASSOCIATES
ADOPTED: MARCH 23, 2004
duration of project construction until all improvements are completed and
accepted by the City.
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, applicable
specific plans, and/or as required by the City Engineer.
8. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
11 Monroe Street (Primary Arterial, Option A, 110' ROW) — The
standard 55 feet from the centerline of Monroe Street for a total
110-foot ultimate developed right of way except for an additional
right of way dedication at the primary entry of 67 feet from the
centerline and a minimum 100 feet long plus a variable dedication of
an additional 50 feet to accommodate improvements conditioned
under STREET AND TRAFFIC IMPROVEMENTS.
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:
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PLANNING COMMISSION RESOLUTION 2004-_
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 31910
JOHN MEGAY & ASSOCIATES
ADOPTED: MARCH 23, 2004
11 Private Residential Streets measured at gutter flow line shall have a 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
1) 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 as shown on the
tentative map.
C. 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.
Curve radii for curbs at all street intersections shall not be less than 25 feet except at the
entry similar to the lay out shown on the rough grading plan.
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.
Pursuant to this requirement, the Applicant shall include in the submittal packet
containing the draft final map submitted for map checking, an offsite street geometric
layout, drawn at 1 " equals 40 feet, detailing the following design aspects: median
curb line, outside curb line, lane line alignment including lane widths, left turn lanes,
deceleration lane(s) and bus stop turnout(s). The geometric layout shall be
accompanied with sufficient professional engineering studies to confirm the
appropriate length of all proposed turn pockets and auxiliary lanes that may impact
the right of way dedication required of the project and the associated landscape
setback requirement
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
PLANNING COMMISSION RESOLUTION 2004-_
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 31910
JOHN MEGAY & ASSOCIATES
ADOPTED: MARCH 23, 2004
the Final Map dedicating such right-of-ways, the applicant shall grant the necessary
right-of-ways within 60 days of a written request by the City.
13. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility
easement contiguous with, and along both sides of all private streets. Such
easement may be reduced to five feet in width with the express written approval of
IID.
14. The applicant shall create perimeter landscaping setbacks along all public right-of-
ways as follows:
A. Monroe Street (Primary Arterial) - 20-foot from the R/W-P/L.
The listed setback depth 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.
15. The applicant shall offer for dedication those easements necessary for the placement
of, and access to, utility lines and structures, drainage basins, mailbox clusters, park
lands, and common areas on the Final Map.
16. Direct vehicular access to [ insert street names(s) ] from lots with frontage along
[insert street name(s) 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.
17. The applicant shall furnish proof of easements, or written permission, as appropriate,
from those owners of all abutting properties on which grading, retaining wall
construction, permanent slopes, or other encroachments will occur.
18. The applicant shall cause no easement to be granted, or recorded, over any portion of
the subject property between the date of approval of the Tentative Tract Map and the
date of recording of any Final Map, unless such easement is approved by the City
Engineer.
PLANNING COMMISSION RESOLUTION 2004-_
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 31910
JOHN MEGAY & ASSOCIATES
ADOPTED: MARCH 23, 2004
FINAL MAPS
19. Prior to the City's approval of a Final Map, the applicant shall furnish accurate
AutoCAD files of the Final Map that was approved by the City's map checker on a
storage media acceptable to the City Engineer. Such files shall be in a standard
AutoCAD format so as to be fully retrievable into a basic AutoCAD program.
Where a Final Map was not produced in an AutoCAD format, or produced in a file
that can be converted to an AutoCAD format, the City Engineer will accept a raster -
image file of such Final Map.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as "engineer,"
"surveyor," and "architect," refer to persons currently certified or licensed to practice their
respective professions in the State of California.
20. Improvement plans shall be prepared by or under the direct supervision of qualified
engineers and/or architects, as appropriate, and shall comply with the provisions of
Section 13.24.040 (Improvement Plans), LQMC.
21. The following improvement plans shall be prepared and submitted for review and
approval by the City. A separate set of plans for each line item specified below
shall be prepared. The plans shall utilize the minimum scale specified, unless
otherwise authorized by the City Engineer in writing. Plans may be prepared at a
larger scale if additional detail or plan clarity is desired. Note, the applicant may be
required to prepare other improvement plans not listed here pursuant to
improvements required by other agencies and utility purveyors.
A. Off -Site Street/Signing & Striping Plan: 1 " = 40' Horizontal, 1 " = 4'
Vertical
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 berming design in the combined parkway and landscape
setback area.
B. On -Site Street Plan: 1 " = 40' Horizontal, 1 " = 4'
Vertical
PLANNING COMMISSION RESOLUTION 2004-_
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 31910
JOHN MEGAY & ASSOCIATES
ADOPTED: MARCH 23, 2004
C.
On -Site Rough Grading/Storm Drain Plans
1 "
= 40'
Horizontal
D.
On -Site Precise Grading Plan:
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.
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.
22. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction. For a fee, established by City Resolution, the applicant
may purchase such standard plans, detail sheets and/or construction notes from the
City.
23. The applicant shall furnish a complete set of the AutoCAD files of all approved
improvement plans on a storage media acceptable to the City Engineer. The files
shall be saved in a standard AutoCAD format so they may be fully retrievable through
a basic AutoCAD program.
At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the AutoCAD files in order to
reflect the as -built conditions.
Where the improvement plans were not produced in a standard AutoCAD format, or a
file format that can be converted to an AutoCAD format, the City Engineer will
accept raster -image files of the plans.
IMPROVEMENT SECURITY AGREEMENTS
24. Prior to approval of any Final Map, the applicant shall construct all on and off -site
improvements and satisfy its obligations for same, or shall furnish a fully secured and
executed Subdivision Improvement Agreement ("SIA") guaranteeing the construction
of such improvements and the satisfaction of its obligations for same, or shall agree
': 5
PLANNING COMMISSION RESOLUTION 2004-_
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 31910
JOHN MEGAY & ASSOCIATES
ADOPTED: MARCH 23, 2004
to any combination thereof, as may be required by the City.
25. Any Subdivision Improvement Agreement ("SIA") entered into by and between the
applicant and the City of La Quinta, for the purpose of guaranteeing the completion
of any improvements related to this Tentative Tract Map, shall comply with the
provisions of Chapter 13.28 (Improvement Security), LQMC.
26. 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.
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.
27. 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.
PLANNING COMMISSION RESOLUTION 2004-_
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 31910
JOHN MEGAY & ASSOCIATES
ADOPTED: MARCH 23, 2004
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.
28. If the applicant elects to utilize the secured agreement alternative, the applicant shall
submit detailed construction cost estimates for all proposed on -site and off -site
improvements, including an estimate for the final survey monumentation, for
checking and approval by the City Engineer. Such estimates shall conform to the unit
cost schedule adopted by City resolution, or ordinance.
For items not listed in the City's unit cost schedule, the proposed unit costs shall be
approved by the City Engineer.
At the time the applicant submits its detailed construction cost estimates for
conditional approval of the Final Map by the City Council, the applicant shall also
submit one copy each of an 8-1 /2" x 11 " reduction of each page of the Final Map,
along with a copy of an 8-1 /2" x 11 " Vicinity Map.
Estimates for improvements under the jurisdiction of other agencies shall be approved
by those agencies and submitted to the City along with the applicant's detailed cost
estimates.
Security will not be required for telephone, natural gas, or Cable T.V. improvements.
29. 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
30. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
1
PLANNING COMMISSION RESOLUTION 2004-_
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 31910
JOHN MEGAY & ASSOCIATES
ADOPTED: MARCH 23, 2004
31. 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.
32. 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,
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.
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.
33. 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.
34. 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
PLANNING COMMISSION RESOLUTION 2004-_
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 31910
JOHN MEGAY & ASSOCIATES
ADOPTED: MARCH 23, 2004
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.
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.
Building pad elevations of perimeter lots shall not differ by more that one foot from
the building pads in adjacent developments.
Applicant shall revise the building pad elevations of lots 42 thru 51, and lot 54 as
necessary to comply with this requirement. The retention basin concept shall also be
revised to accommodate the revised drainage pattern.
C61
W.
37. 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.
38. Prior to any site grading or grading that will raise or lower any portion of the site by
more than plus or minus three tenths of a foot from the elevations shown on the
approved Tentative Tract Map, the applicant shall submit the proposed grading
changes to the City Staff for a substantial conformance finding review.
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
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 revise the proposed retention basins to comply with the provisions
of Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No. 97-03 and to
accommodate the revised building pad elevations of lots 42 thru 51, and lot 54.
PLANNING COMMISSION RESOLUTION 2004-_
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 31910
JOHN MEGAY & ASSOCIATES
ADOPTED: MARCH 23, 2004
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.
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. For retention basins on individual lots, retention
depth shall not exceed two feet.
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.
47. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
PLANNING COMMISSION RESOLUTION 2004-_
;ONDITIONS OF APPROVAL - RECOMMENDED
'ENTATIVE TRACT MAP 31910
, OHN MEGAY & ASSOCIATES
ADOPTED: MARCH 23, 2004
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
approval by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
reports of all utility trench compaction for
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.
PLANNING COMMISSION RESOLUTION 2004-_
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 31910
JOHN MEGAY & ASSOCIATES
ADOPTED: MARCH 23, 2004
A. OFF -SITE STREETS
1) Monroe Street, Primary Arterial Option A - 1 10' R/W ):
Widen the west side of the street along all frontage adjacent to the Tentative
Map boundary to its ultimate width on the west side as specified in the
General Plan and the requirements of these conditions. 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 west curb face shall be located forty three feet (43') west of
the centerline, except at locations where additional street width is needed to
accommodate:
a) A deceleration/right turn only lane at Primary Entry if required by
a traffic study prepared for the applicant per Engineering Bulletin
#03-07. The north curb face shall be located fifty five feet (55')
west 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) 8-foot wide meandering sidewalk. The meandering sidewalk shall
have an arrhythmic horizontal layout that utilizes concave and
convex curves with respect to the curb line that either touches
the back of curb or approaches within five feet of the curb at
intervals not to exceed 250 feet. The sidewalk curvature radii
should vary between 50 and 300 feet, and at each point of
reverse curvature, the radius should change to assist in creating
the arrhythmic layout. The sidewalk shall meander into the
landscape setback lot and approach within 5 feet of the
perimeter wall at intervals not to exceed 250 feet.
c) Half width of an 18 foot wide raised landscaped median along
the entire boundary of the Tentative Tract Map p
lus variable
width as needed to accommodate full turn movements at the
entry.
PLANNING COMMISSION RESOLUTION 2004-_
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 31910
JOHN MEGAY & ASSOCIATES
ADOPTED: MARCH 23, 2004
d) A County of Riverside benchmark in the Monroe Street right of
way established by a licensed surveyor.
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).
The applicant is responsible for construction of all improvements mentioned above.
B. PRIVATE STREETS
11 Construct full 36-foot wide travel width improvements measured gutter
flow line to gutter flow line except for the Lot A entry drive.
C. PRIVATE CUL DE SACS
1) 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.
56. All gated entries shall provide for a three -car minimum stacking capacity for
inbound traffic (minimum 60 feet from the curb face to the voice box); and shall
provide for a full turn -around outlet for non -accepted vehicles.
Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale
of 1 " = 10', demonstrating that those passenger vehicles that do not gain entry into
the development can safely make a 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.
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PLANNING COMMISSION RESOLUTION 2004-_
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 31910
JOHN MEGAY & ASSOCIATES
ADOPTED: MARCH 23, 2004
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.
The applicant shall design street pavement sections using CalTrans' design procedure
for 20-year life pavement, and the site -specific data for soil strength and anticipated
traffic loading (including construction traffic). Minimum structural sections shall be
as follows:
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Residential
Primary Arterial
3.0" a.c./4.5" c.a.b.
4.5" a.c./6.0" c.a.b.
or the approved equivalents of alternate materials.
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 shaU 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.
General access points and turning movements of traffic are limited to the following:
Primary Entry (South portion of Tentative Tract Map on Monroe Street►: Full turn
movements are allowed.
60. 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.
61. Improvements shall be designed and constructed in accordance with City by the adopted
standards, supplemental drawings and specifications, or as approved
Engineer. Improvement plans for streets, access gates and parking areas shall be
stamped and signed by qualified engineers.
PLANNING COMMISSION RESOLUTION 2004-_
-ONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 31910
JOHN MEGAY & ASSOCIATES
ADOPTED: MARCH 23, 2004
CONSTRUCTION
62. 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
63. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
64. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas.
65. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a licensed landscape architect.
66. The applicant shall submit the landscape plans for approval by the Community
Development Department (CDD), prior to plan checking by the Public Works
Department. When plan checking has been completed by CDD, the applicant shall
obtain the signatures of CVWD and the Riverside County Agricultural Commissioner,
prior to submittal for signature by the City Engineer.
NOTE: Plans are not approved for construction until signed by the City Engineer.
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.
QUALITY ASSURANCE
68, The applicant shall employ construction quality -assurance measures that meet with
the approval of the City Engineer.
69, The applicant shall employ, or retain, qualified engineers, surveyors, and such other
appropriate professionals as are required to provide the expertise with which to j
PLANNING COMMISSION RESOLUTION 2004-_
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 31910
JOHN MEGAY & ASSOCIATES
ADOPTED: MARCH 23, 2004
prepare and sign accurate record drawings, and to provide adequate construction
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supervision.
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.
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 accuracy and completeness of the drawings. The applicant shall have all
AutoCAD or raster -image files previously submitted to the City, revised to reflect the
as -built conditions.
MAINTENANCE
72. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance),
LQMC.
73. 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
74. 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.
75. 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
76. 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 patter, etc.) may be administratively approved
At
PLANNING COMMISSION RESOLUTION 2004-_
-ONDITIONS OF APPROVAL - RECOMMENDED
ENTATIVE TRACT MAP 31910
DHN MEGAY & ASSOCIATES
ADOPTED: MARCH 23, 2004
through the plan check process, with the mutual consent and approval of the
Community Development and Public Works Directors. This shall include increase or
decrease in number of lots meeting the general criteria above, but involving a change
of no more than 5% of the total lot count of the Tentative Map as approved. Any
revisions that would 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.
Prior to any non-agricultural ground disturbing activity on the site, and within 48
hours of the initiation of such activity, the project proponent shall cause the site to
be surveyed by a qualified biologist for burrowing owls. Should the species be
identified on site, passive relocation, in conformance with the biologist's
recommendations and protocol in place at the time, will be completed prior to the
initiation of any activity. The biologist shall submit a written report to the
Community Development Department prior to issuance of any ground disturbing
permit on the project site.
The site shall be monitored during on and off -site trenching and rough grading by
qualified archaeological monitors. Proof of retention of monitors shall be given to the
Community Development Department prior to issuance of first earth -moving or
clearing permit, whichever occurs first.
The monitor shall be empowered to stop or redirect activities, should resources be
uncovered. A report of any findings, as well as appropriate curation of materials,
shall be completed and submitted to the Community Development Department prior
to issuance of building permits on the site.
The final report on the monitoring shall be submitted to the Community Development
Department prior to the final inspection of the project.
Collected archaeological resources shall be properly packaged for long term curation,
in polyethylene self -seal bags, vials, or film cans as appropriate, all within acid -free,
standard size, comprehensively labeled archive boxes and delivered to the City prior
to issuance of first building permit for the property. Materials shall be accompanied
by descriptive catalogue, field notes and records, primary research data, and the
original graphics.
On- and off -site monitoring in areas identified as likely to contain paleontological
resources shall be conducted by a qualified paleontological monitor. The monitor
shall be equipped to salvage fossils as they are unearthed to avoid construction
delays and to remove samples of sediments that are likely to contain the remains of
small fossil invertebrates and vertebrates. The monitor shall be empowered to
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PLANNING COMMISSION RESOLUTION 2004-_
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 31910
JOHN MEGAY & ASSOCIATES
ADOPTED: MARCH 23, 2004
temporarily halt or divert equipment to allow removal of abundant or large specimens.
Proof that a monitor habeen
of before any clearing of the site asbegun
o retained shall be given to the City r'issuance of
the first earth -moving permit,
81. Recovered specimens shall be prepared to the point of identification and permanent
preservation, including washing of sediments to recover small invertebrates and
vertebrates.
82. A report of findings with an appended itemized inventory of specimens shall be
submitted to the City prior to the first occupancy of a residence being granted by the
City. The report shall include pertinent discussions of the significance of all
recovered resources where appropriate. The report and inventory, when submitted
will signify completion of the program to mitigate impacts to pale ontological
resources.
elate
reports, etc. shall b
en to the
83 resources,reports, etc. rshall comply with standardsvcommonly ' Packaging
used in the pale
ontological industry.
84. Landscaping plans for the units shall comply with the City's Water Efficient
Landscaping Ordinance for this project and as approved by the Planning Commission.
Said landscaping plans shall include a complete irrigation system showing location
and size of water lines, valves, clock timers, type of sprinklers, etcPrior to the
issuance of any building permits the landscape plans shall also be approved by the
Coachella Valley Water District before final approval by the Community Development
Department.
FIRE DEPARTMENT
Fire Department plan check is to run concurrent with the City plan check
fire protection measures will be determined at the time of plan check.
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SHERIFF DEPARTMENT
Final conditions will be addressed when building plans are reviewed. Prior to
the Sheriff's
issuance of a building permit, applicant shall review building plans
Department regarding Vehicle Code requirements, defensible space, and other law
ons
Department tand should belic safety concerns. All directed to the Deputy at (760)'863-8950 mg the Sheriff's
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Specific