PCRES 2004-043PLANNING COMMISSION RESOLUTION 2004-043
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING
CERTIFICATION OF A MITIGATED NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT FOR
ENVIRONMENTAL ASSESSMENT 2004-508 PREPARED
FOR TENTATIVE TRACT MAP 32279
ENVIRONMENTAL ASSESSMENT 2004-508
DUC HOUSING PARTNERS, INC.
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 131" day of July, 2004 hold a duly noticed Public Hearing to consider the
request of Duc Housing Partners, Inc. for Environmental Assessment 2004-508
prepared for Tentative Tract 32279, generally located on the north side of Avenue 58,
approximately 2,100 feet west of Madison Street, more particularly described as
follows:
APN 763-240-011
WHEREAS, said Environmental Assessment has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" (as amended; Resolution 83-68 adopted by the La Quinta City Council) in that
the La Quinta Community Development Department has prepared Environmental
Assessment 2004-508 for this Tentative Tract Map in compliance with the
requirements of the California Environmental Quality Act of 1970, as amended. The
Community Development Director has determined that the project will not have a
significant adverse impact on the environment and therefore, is recommending that a
Mitigated Negative Declaration of environmental impact be certified; and,
WHEREAS, upon hearing and considering all testimony and arguments, if
any, of all interested persons desiring to be heard, said Planning Commission did find
the following facts, findings, and reasons to justify recommending certification of said
Environmental Assessment:
1. The proposed applications will not be detrimental to the health, safety, or
general welfare of the community, either indirectly, or directly, in that no
significant unmitigated impacts were identified by Environmental Assessment
2004-508.
2. The proposed project will not have the potential to degrade the quality of the
environment, substantially reduce the habitat of a fish or wildlife population to
drop below self sustaining levels, threaten to eliminate a plant or animal
P:\Reports - PC\7-13-2004\DUC TT 32279 EA508 Reso.doc 1
Planning Commission Resolution 2004-043
Environmental Assessment 2004-508
Duc Housing Partners, Inc
Adopted: July 13, 2004
community, reduce the number or restrict the range of rare or endangered
plants or animals or eliminate important examples of the major periods of
California history or prehistory.
3. There is no evidence before the City that the proposed project will have the
potential for an adverse effect on wildlife resources or the habitat on which the
wildlife depends.
4. The proposed project do not have the potential to achieve short-term
environmental goals, to the disadvantage of long-term environmental goals, as
no significant effects on environmental factors have been identified by the
Environmental Assessment.
5. The proposed project will not result in impacts which are individually limited or
cumulatively considerable when considering planned or proposed development
in the immediate vicinity, as development patterns in the area will not -be
significantly affected by the proposed project.
6. The proposed project will not have environmental effects that will adversely
affect the human population, either directly or indirectly, as no significant
impacts have been identified which would affect human health, risk potential or
public services.
7. There is no substantial evidence in light of the entire record that the project may
have a significant effect on the environment.
8. The Planning Commission has considered Environmental Assessment 2004-508
and said assessment reflects the independent judgment of the City.
9. The City has on the basis of substantial evidence, rebutted the presumption of
adverse effect set forth in 14 CAL Code Regulations 753.51d1.
10. The location and custodian of the City's records relating to this project is the
Community Development Department located at 78-495 Calle Tampico, La
Quinta, California.
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 correct and constitute the findings of
the Planning Commission for this Environmental Assessment.
Planning Commission Resolution 2004-043
Environmental Assessment 2004.508
Duc Housing Partners, Inc
Adopted: July 13, 2004
2. That it does hereby recommend to the City Council certification of
Environmental Assessment 2004-508 for the reasons set forth in this
Resolution and as stated in the Environmental Assessment Checklist and
Mitigation Monitoring Program, attached and on file in the Community
Development Department.
3. That Environmental Assessment 2004-508 reflects the independent judgment of
the City.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
Planning Commission held on this 13" day of July, 2004, by the following vote, to
wit:
AYES: Commissioners Daniels, Krieger, Ladner, Quill, and Chairman Kirk'
NOES: None
ABSENT: None
ABSTAIN: None
Kirk, Chairman
of La Quinta, California
ATTEST:
OSCAR ORCI, Planning Manager
City of La Quinta, California
2.
K�
Q
Environmental Checklist Form
Project title:
Lead agency name and address:
Contact person and phone number:
Tentative Tract Map 32279
City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
Stan Sawa
760-777-7125
Project location: North side of Avenue 58, approximately 2,100 feet west of Madison Street.
APN: 772-270-016
Project sponsor's name and address: Due. Housing Partners, Inc.
14107 Winchester Blvd., Suite H
Los Gatos, CA 95032
General plan designation: Low Density 7. Zoning: Low Density Residential
Residential
8. Description of project: (Describe the whole action involved, including but not limited to later
phases of the project, and any secondary, support, or off -site features necessary for its
implementation. Attach additional sheets if necessary.)
Subdivision proposed to allow 31 single family lots on 9.71 acres, with a central, gated cul de
sac and three retention basin areas. The lot is long and narrow (approximately 330 feet wide
by 1,324 feet in length), and a single row of lots is proposed on each side of the center cul de
sac street. Lot sizes are proposed to range from approximately 10,000 to 11,900 s.f.
9. Surrounding land uses and setting: Briefly describe the project's surroundings:
North: Single family residential, golf course, (Low Density Agriculture)
South: Avenue 58, vacant, (Low Density Residential and Golf Course Open Space)
West: Single family residential (Low Density Residential)
East: Vacant (Low Density Residential)
10. Other public agencies whose approval is required (e.g., permits, financing approval, or
participation agreement.)
Coachella Valley Water District
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ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at
least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following
pages. I ,
Aesthetics
Biological Resources
Hazards & Hazardous
Materials
Mineral Resources
Public Services
Utilities / Service
Systems
Agriculture Resources
Cultural Resources
Hydrology / Water
Quality
Noise
Recreation
Air Quality
Geology /Soils.
Land Use / Planning
Population / Housing
Transportation/Traffic
Mandatory Findings of Significance
DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the
environment, and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the
x environment, there will not be a significant effect in this case because revisions in the
project have been made by or agreed to by the project proponent. A MITIGATED
NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and
an ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a "potentially significant impact" or
"potentially significant unless mitigated" impact on the environment, but at least one
effect 1) has been adequately analyzed in an earlier document pursuant to applicable
legal standards, and 2) has been addressed by mitigation measures based on the earlier
analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT
is required, but it must analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the
environment, because all potentially significant effects (a) have been analyzed
adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable
standards, and (b) have been avoided or mitigated pursuant to that earlier FIR or
NEGATIVE DECLARATION, including revisions or mitigation measures that are
imposed upon the proposed project, nothing further is required.
Signature
June 18, 2004
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Date
-3-
EVALUATION OF ENVIRONMENTAL IMPACTS:
1) A brief explanation is required for all answers except "No Impact" answers that are adequately
supported by the information sources a lead agency cites in the parentheses following each
question. A "No Impact" answer is adequately supported if the referenced information sources
show that the impact simply does not apply to projects like the one involved (e.g., the project
falls outside a fault rupture zone). A "No Impact' answer should be explained where it is based
on project -specific factors as well as general standards (e.g., the project will not expose sensitive
receptors to pollutants, based on a project -specific screening analysis).
2) All answers must take account of the whole action involved, including off -site as well as on -site,
cumulative as well as project -level, indirect as well as direct, and construction as well as
operational impacts.
3) Once the lead agency has determined that a particular physical impact may occur, then the
checklist answers must indicate whether the impact is potentially significant, less than significant
with mitigation, or less than significant. "Potentially Significant Impact' is appropriate if there is
substantial evidence that an effect may be significant. If there are one or more "Potentially
Significant Impact' entries when the determination is made, an EIR is required.
4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the
incorporation of mitigation measures has reduced an effect from 'Potentially Significant Impact'
to a "Less Than Significant Impact." The lead agency must describe the mitigation measures,
and briefly explain how they reduce the effect to a less than significant level (mitigation
measures from Section XVII, "Earlier Analyses," may be cross-referenced).
5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA
process, an effect has been adequately analyzed in an earlier EIR or negative declaration.
Section 15063(c)(3)(D). In this case, a brief discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they are available for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist were
within the scope of and adequately analyzed in an earlier document pursuant to
applicable legal standards, and state whether such effects were addressed by mitigation
measures based on the earlier analysis.
c) Mitigation Measures. For effects that are "Less than Significant with Mitigation
Measures Incorporated," describe the mitigation measures which were incorporated or
refined from the earlier document and the extent to which they address site -specific
conditions for the project.
6) Lead agencies are encouraged to incorporate into the checklist references to information sources
for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared
or outside document should, where appropriate, include a reference to the page or pages where
the statement is substantiated.
7) Supporting Information Sources: A source list should be attached, and other sources used or
individuals contacted should be cited in the discussion.
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8) This is only a suggested form, and lead agencies are free to use different formats; however, lead
agencies should normally address the questions from this checklist that are relevant to a project's
environmental effects in whatever format is selected.
9) The explanation of each issue should identify:
a) The significance criteria or threshold, if any, used to evaluate each question; and
b) The mitigation measure identified, if any, to reduce the impact tolless than significance
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
I. AESTHETICS -- Would the project:
a) Have a substantial adverse effect on a
X
scenic vista? (General Plan Exhibit 3.6)
b) Substantially damage scenic
X
resources, including, but,not limited to,
trees, rock outcroppings, and historic
buildings within a state scenic highway?
(Aerial photograph)
c) Substantially degrade the existing
X
visual character or quality of the site and
its surroundings? (Application materials)
d) Create a new source of substantial
X
light or glare which would adversely
affect day or nighttime views in the area?
(Application materials)
j
I. a)-d) Avenue 58 is designated an Agrarian Image Corridor according to the General Plan. This
corridor is required to include landscaped parkways which reflect the agriculture which
historically occurred in this area. The project will be required to comply with these
requirements The site does not include, nor is it near, a scenic resource. The proposed
project will result in single family homes on lots of approximately 10,000+ feet in size.
The City regulates height in residential zones, so that the maximum potential height for
the homes would be two stories. Given the size of the proposed lots, the homes will not
create a significant impact to views in the area.
The ultimate construction of single family homes on the site will result in a slight
increase in light generation, primarily from car headlights and landscape lighting. The
City regulates lighting levels and does not allow lighting to spill over onto adjacent
property. Impacts will not be significant.
-5-
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
II. AGRICULTURE RESOURCES:
Would theproject:
a) Convert Prime Farmland, Unique
X
Farmland, or Farmland of Statewide
Importance (Farmland), as shown on the
maps prepared pursuant to the Farmland
Mapping and Monitoring Program of the
California Resources Agency, to non-
agricultural use? (General Plan EIR p. 111-21
ff.)
X
b) Conflict with existing zoning for
agricultural use, or a Williamson Act
contract? (Zoning Map)
c) Involve other changes in the existing
X
environment which, due to their location
or nature, could result in conversion of
Farmland, to non-agricultural use?
(General Plan Land Use Map)
II. a)-c) The proposed project site is vacant desert land. There are no Williamson Act contracts on
the property. Agricultural lands occur further east and south, but not adjacent to the
project site. The site is located in an area of the City which is urbanizing, and represents a
logical extension of development in the City. Impacts to agricultural resources are
expected to be insignificant.
!S.
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
III. AIR QUALITY: Would the project:
a) Conflict with or obstruct
X
implementation of the applicable air
quality plan? (SCAQMD CEQA Handbook)
b) Violate any air quality standard or
X
contribute substantially to an existing or
projected air quality violation? (SCAQMD
CEQA Handbook)
c) Result in a cumulatively considerable
X
net increase of any criteria pollutant for
which the project region is non -
attainment under an applicable federal or
state ambient air quality standard
(including releasing emissions which
exceed quantitative thresholds for ozone
precursors)? (SCAQMD CEQA Handbook,
2002 PM10 Plan for the Coachella Valley)
d) Expose sensitive receptors to
X
substantial pollutant concentrations?
(Project Description, Aerial Photo, site
inspection)
e) Create objectionable odors affecting a
X
substantial number of people? (Project
Description, Aerial Photo, site inspection)
III. a), b) & c) The Tentative Tract Map proposes 31 single family lots, which could generate up to 297
trips per day'. Based on this traffic generation, and an average trip length of 10 miles, the
following emissions can be expected to be generated from the project site.
"Trip Generation, 61h Edition," Institute of Transportation Engineers, Single Family Detached category 210.
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Moving Exhaust Emission Projections at Project Buildout
Ave. Trip Total
Total No. Vehicle Trips/Day Length (miles) miles/day
297 x 10 = 2.970
PM10 PM10 . PM10
Pollutant
ROC
CO
NOX
Exhaust Tire Wear Brake Wear
Grams at 50 mph
267.30
6,949.80
1,425.60
29.70 29.70
Pounds at 50 mph
0.59
15.34
3.15
0.07 0.07
SCAQMD Threshold
(tbs./day)
75
550
100
150
Assumes 297 ADT. Based on California
Air Resources
Board's EMFAC7G Emissions
Model. Assumes Year 2005
summertime running conditions at 75T, light duty
autos, catalytic.
As demonstrated above, the proposed project will not exceed any of SCAQMD's
recommended daily thresholds. The project's potential impacts to air quality 'from
moving emissions are therefore expected to be less than significant.
The City and Coachella Valley are a severe non -attainment area for PM10 (Particulates
of 10 microns or less). The Valley's 2002 PM 10 Plan adopted much stricter measures for
the control of dust both during the construction process and during project operations.
These include the following, to be included in conditions of approval for the proposed
proj ect: .
CONTROL
MEASURE TITLE & CONTROL METHOD
BCM-1 Further Control of Emissions from Construction Activities: Watering,
chemical stabilization, wind fencing, revegetation, track -out control
BCM-2 Disturbed Vacant Lands: Chemical stabilization, wind fencing, access
restriction, revegetation
13CM-3 Unpaved Roads and Unpaved Parking Lots: Paving, chemical
stabilization, access restriction, revegetation
BCM-4 Paved Road Dust: Minimal track -out, stabilization of unpaved road
shoulders, clean streets maintenance
The proposed project will generate dust during construction. Under mass grading
conditions, this could result in the generation of 256.3 pounds per day, for a limited
period while grading operations are active. The contractor will be required to submit a
PM 10 Management Plan prior to initiation of any earth moving activity. In addition, the
potential impacts associated with PM10 can be mitigated by the measures below.
Construction equipment shall be properly maintained and serviced to minimize
exhaust emissions.
0
2. Existing power sources should be utilized where feasible via temporary power'
poles to avoid on -site power generation.
3. Construction personnel shall be informed of ride sharing and transit opportunities.
4. Imported fill shall be adequately watered prior to transport, covered during
transport, and watered prior to unloading on the project site.
Any portion of the site to be graded shall be pre -watered to a depth of three feet
prior to the onset of grading activities.
6. Watering of the site or other soil stabilization method shall be employed on an on-
going basis after the initiation of any grading activity on the site. Portions of the
site that are actively being graded shall be watered regularly to ensure that a crust
is formed on the ground surface, and shall be watered at the end of each work
day.
Any area which remains undeveloped for a period of more than 30 days shall be
stabilized using either chemical stabilizers or a desert wildflower mix hydroseed
on the affected portion of the site.
8. Landscaped areas shall be installed as soon as possible to reduce the potential for
wind erosion. Landscape parkways on Avenue 58, and the project's perimeter
wall, shall be installed immediately following precise grading.
9. SCAQMD Rule 403 shall be adhered to, insuring the clean-up of construction -
related dirt on approach routes to the site.
10. All grading activities shall be suspended during first and second stage ozone
episodes or when winds exceed 25 miles per hour
Implementation of these mitigation measures will ensure that impacts associated with
PM10 are mitigated to a less than significant level.
111. d) & e) The project will consist of single family homes and will not result in objectionable odors,
nor will it expose residents to concentrations of pollutants.
0
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
IV. BIOLOGICAL RESOURCES --
Would theproject:
a) Have a substantial adverse effect,
X
either directly or through habitat
modifications, on any species identified
as a candidate, sensitive, or special status
species in local or regional plans,
policies, or regulations, or by the
California Department of Fish and Game
or U.S. Fish and Wildlife Service?
(General Plan MEA, p. 73 ff.)
b) Have a substantial adverse effect on
X
any riparian habitat or other sensitive
natural community identified in local or
regional plans, policies, regulations or by
the California Department of Fish and
Game or US Fish and Wildlife Service?
(General Plan MEA, p. 73 ff)
c) Have a substantial adverse effect on
X
federally protected wetlands as defined
by Section 404 of the Clean Water Act
(including, but not limited to, marsh,
vernal pool, coastal, etc.) through direct
removal, filling, hydrological
interruption, or other means? (General Plan
MEA, p. 73 ff.)
d) Interfere substantially with the
X
movement of any native resident or
migratory fish or wildlife species or with
established native resident or migratory
wildlife corridors, or impede the use of
native wildlife nursery sites? (General Plan
MEA, p. 73 ff.)
e) Conflict with any local policies or
X
ordinances protecting biological
resources, such as a tree preservation
policy or ordinance? (General Plan MEA, p.
73 ff.)
f) Conflict with the provisions of an
X
adopted Habitat Conservation Plan,
W
Natural Community Conservation Plan,
or other approved local, regional, or state
habitat conservation plan? (General Plan
Exhibit 6.3)
IV. a)-f) The proposed project site is currently partially developed, with one single family house,
and has therefore been considerably disturbed. The subject property is not located in a
recommended survey area for sensitive species identified in the,.General Plan. Lands to
the north and west are already developed, and,lands to the east have been disturbed.
Lands to the south are' isolated from this property by Avenue 58. The property is
therefore isolated habitat, and is not expected to contain sensitive species. There is no
known riparian or wetland habitat on the subject property. The proposed project site is
located outside the mitigation fee area for the Coachella Valley Fringe -toed Lizard.
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
V. CULTURAL RESOURCES -- Would
theproject:
a) Cause a substantial adverse change in
X
the significance of a historical resource
as defined in'15064.5? ("Historical/
Archaeological Resources Survey..." CRM Tech,
May 2004)
b) Cause a substantial adverse change in
X
the significance of an archaeological
resource pursuant to 'I 5064.5("Historical/
Archaeological Resources Survey..." CRM Tech,
May 2004)
c) Directly or indirectly destroy a unique
X
paleontological resource or site or unique
geologic feature? ("Paleontological
Resources Assessment," CRM Tech, May 2004)
d) Disturb any human remains, including
X
those interred outside of formal
cemeteries? ("Historical/ Archaeological
Resources Survey..." CRM Tech, May 2004)
"
V. a)-c), e) A Phase I archaeological survey was conducted on the subject propertyz. The` survey
included both records searches and on site investigation. The records searches identified
a number of studies and associated records of both cultural and historic resources in the
area of the project site. The on site investigation was completely negative. The house on
the subject property is not historic. The report concludes that no further analysis or
investigation of the subject property is required, but that should resources be uncovered
during earth moving activities, work should be diverted or stopped until a qualified
archaeologist can properly analyze the find. The Historic Preservation Commission at its
meeting of June 17, 2004 required the following mitigation measures be implemented to
mitigate potential impacts to a less than significant level:
1. 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 City prior to issuance of first earth -moving or clearing permit.
2. The final report on the monitoring shall be submitted to the Community
Development Department prior to the issuance of the first Certificate of
Occupancy for the project.
2 "Historical/Archaeological Resources Survey Report Assessor's Parcel No. 762-240-011," prepared by CRM Tech,
May 2004.
12-
3. 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 Certificate of Occupancy f6r the
property. Materials shall be accompanied by descriptive catalogue, field notes
and records, primary research data, and the original graphics.
4. That the Native American Heritage Commission, Torres-M2rtinez Band of
Indians, Cabazon Band of Mission Indians, and Augustine Band of Cahuilla
Indians be consulted for a search of their files to determine the presence of Native
American cultural resources.
Implementation of these mitigation measures will reduce potential impacts to a less than
significant level.
V. d) A paleontologic assessment was conducted for the project site 3. The study found that the
project site is within the historic lakebed of ancient Lake Cahuilla. The study further
found that disturbance of the site could result in a significant impact to paleontological
resources. In order to assure that these impacts are mitigated to a less than gignificant
level, the following mitigation measures shall be implemented.
On- and off -site monitoring of earth -moving and grading 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 temporarily halt or divert equipment to allow
removal of abundant or large specimens. Proof that a monitor has been retained
shall be given to City prior to issuance of first earth -moving permit, or before any
clearing of the site is begun.
2. Recovered specimens shall be prepared to the point of identification and
permanent preservation, including washing of sediments to recover small
invertebrates and vertebrates.
3. 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 paleontological
resources.
3 "Paleontological Resources Survey Report Assessor's Parcel No. 762-240-011," prepared by CRM Tech, May 2004.
-13-
4. Collected resources and related reports, etc. shall be given to the City. Packaging
of resources, reports, etc. shall comply with standards commonly used in the
paleontological industry.
Implementation of these mitigation measure will reduce potential impacts to a less than
significant level.
14-
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
VI. GEOLOGY AND SOILS -- Would
the project:
a) Expose people or structures to
potential substantial adverse effects,
including the risk of loss, injury, or death
involving:
i) Rupture of a known earthquake fault,
X
as delineated on the most recent Alquist-
Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area
or based on other substantial evidence of
a known fault? (MEA Exhibit 6.2)
ii) Strong seismic ground shaking? (MEA
X
Exhibit 6.2)
iii) Seismic -related ground failure,
X
including liquefaction? (MEA Exhibit 6.3)
iv) Landslides? (MEA Exhibit 6.4)
X
b) Result in substantial soil erosion or
X
the loss of topsoil? (MEA Exhibit 6.5)
d) Be located on expansive soil, as
X
defined in Table 18-1-B of the Uniform
Building Code (1994), creating
substantial risks to life or property (MEA
Exhibit 6.1)
e) Have soils incapable of adequately
X
supporting the use of septic tanks or
alternative waste water disposal systems
where sewers are not available for the
disposal of waste water? (MEA Exhibit 8.1)
VI. a)-e) The proposed project site is not located in an Alquist Priolo Study zone, but will
experience significant groundshaking in the event of an earthquake in the Coachella
Valley. The site is in an area of potential liquefaction. The City Engineer will require the
preparation of site specific geologic analysis, including liquefaction, as part of the
building permit process, to assure that any potential hazard is remedied through
construction techniques. The soils on the site are not expansive, and that the site will not
be subject to landslides. The project site will be connected to sanitary sewer service, and
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soils.will not be impacted by septic tanks. Impacts associated with soils and geology are
expected to be less than significant.
The project site is located in an area of blow sand potential. The mitigation measures
included, above under air quality are designed to mitigate the potential impacts associated
with blow sand at the project site to a less than significant level.
M
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
VII. HAZARDS AND HAZARDOUS
MATERIALS --Would the project:
a) Create a significant hazard to the
X
public or the environment through the
routine transport, use, or disposal of
hazardous materials? (Application materials)
b) Create a significant hazard to the
X
public or the environment through
reasonably foreseeable upset and
accident conditions involving the release
of hazardous materials into the
environment? (Application materials)
c) Emit hazardous emissions or handle
X
hazardous or acutely hazardous
materials, substances, or waste within
one -quarter mile of an existing or
proposed school? (Application materials)
d) Be located on a site which is included
X
on a list of hazardous materials sites
compiled pursuant to Government Code
Section 65962.5 and, as a result, would it
create a significant hazard to the public
or the environment? (Riverside County
Hazardous Materials Listing)
e) For a project located within an airport
X
land use plan or, where such a plan has
not been adopted, within two miles of a
public airport or public use airport,
would the project result in a safety
hazard for people residing or working in
the project area? (General Plan land use map)
0 For a project within the vicinity of a
X
private airstrip, would the project result
in a safety hazard for people residing or
working in the project area? (General Plan
land use map)
g) Impair implementation of or
X
physically interfere with an ado ted
17-
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
VIII. HYDROLOGY AND WATER
QUALITY -- Would theproject:
a) Violate any water quality standards or
X .
waste discharge requirements? (General
Plan EIR p. 111-187 ff.)
b) Substantially deplete groundwater
X
supplies or interfere substantially with
groundwater recharge such that there
would be a net deficit in aquifer volume
or a lowering of the local groundwater
table level (e.g., the production rate of
pre-existing nearby wells would drop to
a level which would not support existing
land uses or planned uses for which
permits have been granted)? (General Plan
EIR p. III-187 ff.
c) Substantially alter the existing
X
drainage pattern of the site or area,
including through the alteration of the
course of a stream or river, in a manner
which would result in substantial erosion
or siltation on- or off -site? ("Retention
Basin Design Calculations, Tract No. 32279,"
P&D Consultants, Inc., April 2004)
d) Substantially alter the existing
X
drainage pattern of the site or area,
including through the alteration of the
course of a stream or river, or
substantially increase the rate or amount
of surface runoff in a manner which
would result in flooding on- or off -site?
("Retention Basin Design Calculations, Tract No.
32279," P&D Consultants, Inc., April 2004)
e) Create or contribute runoff water
X
which would exceed the capacity of
existing or planned stormwater drainage
systems or provide substantial additional
sources of polluted runoff? ("Retention
Basin Design Calculations, Tract No. 32279;"
'®
P&D Consultants, Inc., April 2004)
f) Place housing within a 100-year flood
X
hazard area as mapped on a federal
Flood Hazard Boundary or Flood
Insurance Rate Map or other flood
hazard delineation map? (General Plan EIR
p. III-87 ff.)
g) Place within a 100-year flood hazard
X
area structures which would impede or
redirect flood flows? (Master Environmental
Assessment Exhibit 6.6)
VIII. a) & b) Domestic water is supplied to the project site by the Coachella Valley Water District
(CVWD). The eventual development of the site will result in the need for domestic water
service for single family homes. The CVWD has prepared a Water Management Plan
which indicates that it has sufficient water sources to accommodate growth in its service
area. The CVWD has implemented or is implementing water conservation, purchase and
replenishment measures which will result in a surplus of water in the long term. The
project proponent will also be required to implement the City's water efficient
landscaping and construction provisions, which will ensure that the least amount of water
is utilized within the homes.
The applicant will also be required to comply with the City's NPDES standards,
requiring that potential pollutants not be allowed to enter surface waters. These City
standards will assure that impacts to water quality and quantity will be less than
significant.
VIII. c) & d) The City requires that all projects retain the 100 year storm on site. A preliminary
analysis of the retention requirements for the site was prepared to address this
requirements. The analysis found the need for three basins, which will receive water
through the central cul de sac. The City Engineer will review and approve the analysis for
the site, prior to the issuance of any permits. These City requirements are expected to
lower potential impacts to a less than significant level.
VIII. e)-g) The site is not located in a flood zone as designated by FEMA.
5 "Retention Basin Design Calculations. Tract No. 32279," prepared by P&D Consultants, Inc., April 2004..
-20-
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
IX. LAND USE AND PLANNING -
Would the project:
a) Physically divide an established
X
community? (Aerial photo)
b) Conflict with any applicable land use
X
plan, policy, or regulation of an agency
with jurisdiction over the project
(including, but not limited to the general
plan, specific plan, local coastal
program, or zoning ordinance) adopted
for the purpose of avoiding or mitigating
an environmental effect?.(General Plan
Land Use Element)
c) Conflict with any applicable habitat
X
conservation plan or natural community
conservation plan? (Master Environmental
Assessment p. 74 ff.)
IX. a) & c) The proposed project is consistent with the General Plan land use category in which it is
located, and the lots are designed to be similar in size to approved maps located in this
area. The site is currently generally vacant, with only one residential structure, and
development on the site will have no impact on an existing community. The site is not
within the boundaries of the Coachella Valley Fringe -toed Lizard Habitat Conservation
Plan fee area.
b) The General Plan requires a minimum 250 feet between driveways along Avenue 58. As
designed, the project will be 112f feet from the driveway to the east, and 110t feet from
the driveway to the west. In order to assure that these impacts are mitigated to a less than
significant level, the following mitigation measures shall be implemented.
Direct vehicular access to Avenue 58 from lots with frontage along Avenue 58 is
restricted, except for the access point conditioned in these conditions of approval.
The vehicular access restriction shall be shown on the recorded final tract map.
The applicant is hereby conditioned to make a good faith effort to establish a joint
access to his/her development either with the easterly or westerly abutting
property owner. If such attempt(s) with the abutting property owner are
unsuccessful, the applicant is conditioned to locate the access point at the easterly
property line and provide access to the access drive for future development of the
easterly property. The final access point shall be approved by the Public Works
Department.
-21-
Implementation'of these/ this mitigation measure will reduce potential impacts to a less
than significant level.
Potentially
Less Than
Less Than
No
Significant
Significant w/
,Significant
Impact
Impact
Mitigation
Impact
X. MINERAL RESOURCES -- Would
the project:
a) Result in the loss of availability of a
X
known mineral resource that would be of
value to the region and the residents of
the state? (Master Environmental Assessment
p. 71 ff.)
b) Result in the loss of availability of a
X
locally -important mineral resource
recovery site delineated on a local
general plan, specific plan or other land
use plan? (Master Environmental Assessment
p. 71 ff.)
X. a) & b) The proposed project site is within the MRZ-1 Zone, and is therefore not considered to
have potential for mineral resources.
-22-
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact''
Impact
Mitigation
Impact
XI. NOISE Would the project result in:
a) Exposure of persons to or generation
X
of noise levels in excess of standards
established in the local general plan or
noise ordinance, or applicable standards
of other agencies? (General Plan EIR p. III-
144 ff.)
b) Exposure of persons to or generation
, X
of excessive groundbome vibration or
groundbome noise levels? (General Plan
EIR p. III-144 ff.)
c) A substantial permanent increase in
X
ambient noise levels in the project
vicinity above levels existing without the
project? (General Plan EIR p. III-144 ff.)
d) A substantial temporary or periodic
X
increase in ambient noise levels in the
project vicinity above levels existing
without the project? (General Plan EIR p. ]ll-
144 ff.)
e) For a project located within an airport
X
land use plan or, where such a plan has
not been adopted, within two miles of a
public airport or public use airport,
would the project expose people residing
or working in the project area to
excessive noise levels? (General Plan land
use map)
f) For a project within the vicinity of a
X
private airstrip, would the project expose
people residing or working in the project
area to excessive noise levels? (General
Plan land use map)
XI. a)-f) The proposed project will include the construction of single family homes, which are
considered sensitive receptors to noise. The area in which the project is located, however,
is not an area of the City where General Plan buildout noise levels are expected to be
elevated. Furthermore, the proposed project includes the construction of a 6 foot high
perimeter wall, which will lower noise levels within the project. In addition, the two
-23-
retention basins proposed for the southern portion of the site will cause the first housing
units on the site to be further set back from Avenue 58. Impacts associated with exterior
noise sources are expected to be less than significant.
The construction of homes on the site will also generate noise. The site is located
adjacent to residential land uses, which may experience temporary and short term
increases in noise levels during site construction. However, since the proposed project
has been conditioned to construct its perimeter wall prior to the initiation of construction,
and the adjacent projects also have existing perimeter walls, it is expected that these
impacts will be less than significant.
The site is not located in the vicinity of an air strip or airport.
-24-
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impaci
Impact
Mitigation
Impact
XII. POPULATION AND HOUSING —
Would the project:
a) Induce substantial population growth
X
in an area, either directly (for example,
by proposing new homes and businesses)
or indirectly (for example, through
extension of roads or other
infrastructure)? (General Plan, p. 9 ff.,
application materials)
b) Displace substantial numbers of
X
existing housing, necessitating the
construction of replacement housing
elsewhere? (General Plan, p. 9 ff., application
materials)
c) Displace substantial numbers of
X
people, necessitating the construction of
replacement housing elsewhere? (General
Plan, p. 9 ff., application materials)
XII. a)-c) The proposed project is currently vacant desert lands, with one residential unit, and
construction of the project will not displace an existing community. The development of
31 single family homes is consistent with the General Plan and Zoning designations on
the project site, and will not generate a substantial population growth in the area. Impacts
are expected to be negligible.
-25-
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XIII. PUBLIC SERVICES
a) Would the project result in substantial
adverse physical impacts associated with
the provision of new or physically
altered governmental facilities, need for
new or physically altered governmental
facilities, the construction of which could
cause significant environmental impacts,
in order to maintain acceptable service
ratios, response times or other
performance objectives for any of the
public services:
Fire protection? (General Plan MEA, p. 57)
X
Police protection? (General Plan MEA, p. 57)
X
Schools? (General Plan MEA, p. 52 ff.)
X
Parks? (General Plan; Recreation and Parks
X
Master Plan)
Other public facilities? (General Plan MEA,
X
p. 46 ff.)
XIII. a) Buildout of the site will have a less than significant impact on public services. The
proposed project will be served by the County Sheriff and Fire Department, under City
contract. Buildout of the proposed project will generate sales and property tax which will
offset the costs of added police and fire services, as well as the costs of general
government. The project will be required to pay the mandated school fees and park in
lieu fees in place at the time of issuance of building permits.
-26-
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XIV. RECREATION --
'
a) Would the project increase the use of
X
existing neighborhood and regional parks
or other recreational facilities such that
substantial physical deterioration of the
facility would occur or be accelerated?
(Application materials)
b) Does the project include recreational
X
facilities or require the construction or
expansion of recreational facilities which
might have an adverse physical effect on
the environment? (Application materials)
XIV. a) & b) The construction of 31 residential units within the project will be supported by the
payment of the City's parkland fee, to mitigate any additional impact to City parks..
_27_
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XV. TRANSPORTATION/TRAFFIC --
Would the project:
a) Cause an increase in traffic which is
X
substantial in relation to the existing
traffic load and capacity of the street
system (i.e., result in a substantial
increase in either the number of vehicle
trips, the volume to capacity ratio on
roads, or congestion at intersections)?
(General Plan EIR, p.11I-29 ff.)
b) Exceed, either individually or
X
cumulatively, a level of service standard
established by the county congestion
management agency for designated roads
or highways? General Plan EIR, p.111-29 ff.)
c) Result in a change in air traffic
X
patterns, including either an increase in
traffic levels or a change in location that
results in substantial safety risks? (No air
traffic involved in project)
d) Substantially increase hazards due to a
X
design feature (e.g., sharp curves or
dangerous intersections) or incompatible
uses (e.g., farm equipment)? (Tentative
Tract Map 32279)
e) Result in inadequate emergency
X
access? (Tentative Tract Map 32279)
f) Result in inadequate parking capacity?
X
(Tentative Tract Map 32279)
g) Conflict with adopted policies, plans,
X
or programs supporting alternative
transportation (e.g., bus turnouts, bicycle
racks)? (Project description)
XV. a)-g) The construction of 31 homes will not have a significant impact on the City's circulation
system. The density proposed for the site is consistent with the General Plan designation
for the property, and was therefore analyzed in the General Plan EIR. Avenue 58 is
expected to operate at acceptable levels of service at buildout of the General Plan. The
lull
297 trips expected to be generated by this site daily will not significantly impact the
circulation system.
The project proponent will be required to provide on -site parking for the homes in the
form of garages. The design of the tract does not include any roadway hazards. The site is
within the service area of SunLine Transit, and may eventually be provided bus service
as development occurs.
-29-
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XVI. UTILITIES AND SERVICE
SYSTEMS. Would the project:
a) Exceed wastewater treatment
X
requirements of the applicable Regional
Water Quality Control Board? (General
Plan MEA, p. 58 ff.)
b) Require or result in the construction of
X
new water or wastewater treatment
facilities or expansion of existing
facilities, the construction of which could
cause significant environmental effects?
(General Plan MEA, p. 58 ff.)
c) Require or result in the construction of
X
new storm water drainage facilities or
expansion of existing facilities, the
construction of which could cause
significant environmental effects?
(General Plan MEA, p. 58 ff.)
d) Have sufficient water supplies
X
available to serve the project from
existing entitlements and resources, or
are new or expanded entitlements
needed? (General Plan MEA, p. 58 ff.)
e) Result in a determination by the
X
wastewater treatment provider which
serves or may serve the project that it has
adequate capacity to serve the project=s
projected demand in addition to the
provider=s existing commitments?
(General Plan MEA, p. 58 ff.)
f) Be served by a landfill with sufficient
X
permitted capacity to accommodate the
project=s solid waste disposal needs?
(General Plan MEA, p. 58 ff.)
g) Comply with federal, state, and local
I X
statutes and regulations related to solid
waste? (General Plan MEA, p. 58 ff.)
-30-
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XVII. MANDATORY FINDINGS OF
SIGNIFICANCE --
a) Does the project have the potential to
X
degrade the quality of the environment,
substantially reduce the habitat of a fish
or wildlife species, cause a fish or
wildlife population to drop below self-
sustaining levels, threaten to eliminate a
plant or animal community, reduce the
number or restrict the range of a rare or
endangered plant or animal or eliminate
important examples of the major periods
of California history or prehistory?
b) Does the project have the potential to
X
achieve short-term, to the disadvantage
of long-term environmental goals?
b) Does the project have impacts that are
X
individually limited, but cumulatively
considerable? ("Cumulatively
considerable" means that the incremental
effects of a project are considerable
when viewed in connection with the
effects of.past projects, the effects of
other current projects, and the effects of
probable future projects)?
c) Does the project have environmental
X
effects which will cause substantial
adverse effects on human beings, either
directly or indirectly?
XVII. a) The site has been identified as having the potential for paleontological resources.
However, mitigation measures proposed above will reduce these potential impacts to a
less than significant level.
XVII. b) The proposed project supports the long term goals of the General Plan by providing a
variety of housing opportunities for City residents.
XVII. c) The construction of 31 residential units will not have considerable cumulative impacts
and is consistent with the General Plan.
-32-
XVII. d) The proposed project has the potential to adversely affect human beings, due to air
quality impacts. Since the Coachella Valley is in a non -attainment area for PM10, and the
site will generate PM10. Section I17), above, includes a number of mitigation measures
to reduce the potential impacts on air quality.
XVIII. EARLIER ANALYSES.
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA
process, one or more effects have been adequately analyzed in an earlier EIR or negative
declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on
attached sheets:
a) Earlier analyses used. Identify earlier analyses and state where they are available for review.
Not applicable.
b) Impacts adequately addressed. Identify which effects from the above checklist were within
the scope of and adequately analyzed in an earlier document pursuant to applicable legal
standards, and state whether such effects were addressed by mitigation measures based on the
earlier analysis.
Not applicable.
c) Mitigation measures. For effects that are "Less than Significant with Mitigation
Incorporated," describe the mitigation measures which were incorporated or refined from the
earlier document and the extent to which they address site -specific conditions for the project.
Not applicable.
-33-
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PLANNING COMMISSION RESOLUTION 2004-044
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 32279
DUC HOUSING PARTNERS, INC.
JULY 13, 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").
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 any 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.
P:\Reports - PC\7-1 3-2004\DUC TT 32279 COA.doc 1
PLANNING COMMISSION RESOLUTION 2004-044
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 32279
DUC HOUSING PARTNERS, INC.
JULY 13, 2004
4. The applicant shall comply with applicable provisions of the City's NP,DES
stormwater discharge permit, Sections 8.70.010 et seq. (Storm.water
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean
Water), LQMC; Riverside County Ordinance No. 457; and the State Water
Resources Control Board's Order No. 99-08-DWQ .
A. 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").
The applicant or his/her designer can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com
for use in their SWPPP preparation.
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.
P:\Reports - PC\7-13-2004\DUC TT 32279 COA.doc 2
PLANNING COMMISSION RESOLUTION 2004-044
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 32279
DUC HOUSING PARTNERS, INC.
JULY 13, 2004
E. All erosion and sediment control BMPs proposed by the applicant shall
be approved by the City Engineer prior to any onsite or offsite grading,
pursuant to this project.
F. The approved SWPPP and BMPs shall remain in effect for the entire
duration of project construction until all improvements are completed
and accepted by the City.
5. 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
1) Avenue 58 (Proposed General Plan Secondary Arterial, 96'
ROW) — If a proposed General Plan Amendment is adopted by
the City Council, sufficient right of way shall be dedicated to
accommodate the proposed standard 48-foot right of way from
the centerline of Avenue 58 to comply with the existing
Secondary Arterial Roadway Classification plus a Class II bicycle
except for an additional variable right of way dedication at the
proposed primary entry measured 56 feet north of the centerline
of Avenue 58 and length to be determined by a traffic study
prepared for the applicant by a licensed traffic engineer per
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PLANNING COMMISSION RESOLUTION 2004-044
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 32279
DUC HOUSING PARTNERS, INC.
JULY 13, 2004
Engineering Bulletin # 03-08. As a minimum, the required right
of way shall be for a length of 100 feet 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:
A. PRIVATE STREETS
Property line shall be placed at the back of curb similar to the lay out
and typical street section shown on the tentative map.
Private Residential Streets without Median. Measured at gutter flow
line to gutter flow line shall be 32 feet with parking restricted to one
side, 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.
Private Residential Streets with Medians. Layout and street section as
shown on the approved Tentative Tract Map. As a minimum, travel
widths shall be at least 16 feet on one side of the median and 20 feet
on the opposite side.
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.
11. Dedications shall include additional widths as necessary for dedicated right
and left turn lanes, and other features contained in the approved
construction plans.
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PLANNING COMMISSION RESOLUTION 2004-044
CONDITIONS OF APPROVAL - ADOPTED
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DUC HOUSING PARTNERS, INC.
JULY 13, 2004
12. 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
13. 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.
14. 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.
15. The applicant shall create perimeter landscaping setbacks along all public
right-of-ways as follows:
A. Avenue 58 (Secondary Arterial) - 10-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.
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PLANNING COMMISSION RESOLUTION 2004-044
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 32279
DUC HOUSING PARTNERS, INC..
JULY 13, 2004
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 Finaf Map.
17. Direct vehicular access to Avenue 58 from lots with frontage along Avenue
58 is restricted, except for the access point conditioned in these conditions
of approval. The vehicular access restriction shall be shown on the recorded
final tract map.
The applicant is hereby conditioned to make a good faith effort to establish a
joint access to his/her development either with the easterly or westerly
abutting property owner. If such attempt(s) with the abutting property owner
are unsuccessful, the applicant is conditioned to locate the access point at
the easterly property line and provide access to the access drive for future
development of the easterly property. The final access point shall be
approved by'the Public Works Department.
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.
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.
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PLANNING COMMISSION RESOLUTION 2004-044
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 32279
DUC HOUSING PARTNERS, INC.
JULY 13, 2004
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.
A. Off -Site Street Plan:
Vertical
1 " = 40' Horizontal, 1 " = 4'
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
C. On -Site Rough Grading Plan 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.
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PLANNING COMMISSION RESOLUTION 2004-044
CONDITIONS OF APPROVAL - ADOPTED
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DUC HOUSING PARTNERS, INC.
JULY 13, 2004
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.
The On -Site Precise Grading plans are required to be submitted for approval
by the Building Official and the City Engineer.
"Street Parking" plan shall include appropriate signage to implement the "No
Parking"
concept, or alternatively an on -street parking policy shall be included in, the
CC & R's subject to City Engineer's Approval. The parking plan or CC & R's
shall be submitted concurrently with the Street Improvement Plans.
23. The City maintains standard plans, detail sheets and/or construction notes
for elements of construction on the Public Works Online Engineering Library
at: http://www.la-quinta.org/publicworks/tractl/z onlinelibrary/O intropage.
htm
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.
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
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PLANNING COMMISSION RESOLUTION 2004-044
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JULY 13, 2004
fully secured and executed Subdivision Improvement Agreement (" S`IA")
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 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. 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
29. The applicant shall comply with the provisions of Section 13.24.050
(Grading Improvements), LQMC.
30. 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.
31. 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
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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.
32. 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
33. 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 unpaved parkway areas adjacent to the curb shall be depressed one and
one-half inches (1.511) in the first eighteen inches (18") behind the curb.
35. 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.
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PLANNING COMMISSION RESOLUTION 2004-044
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 32279
DUC HOUSING PARTNERS, INC.
JULY 13, 2004
36. Building pad elevations of perimeter lots shall not differ by more that one
foot from the building pads in adjacent developments. .1,
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 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 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 proposed retention basins to 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.
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PLANNING COMMISSION RESOLUTION 2004-044
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 32279
DUC HOUSING PARTNERS, INC.
JULY 13, 2004
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. No fence or wall shall be constructed around any retention basin unless
approved by the Community Development Director and the City Engineer.
44. 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.
45. Stormwater may not be retained in landscaped parkways or landscaped
setback lots. Only incidental storm water (precipitation which directly falls
on to 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.
46. The design of the development shall not cause any increase in flood
boundaries, levels or frequencies in any area outside the development.
47. 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.
48. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
UTILITIES
49. The applicant shall comply with the provisions of Section 13.24.110
(Utilities), LQMC.
50. 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,
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PLANNING COMMISSION RESOLUTION 2004-044
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 32279
DUC HOUSING PARTNERS, INC.
JULY 13, 2004
water valves, and telephone stands, to ensure optimum placement for
practical and aesthetic purposes.
51. 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.
52. 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 IMPROVEME
53. 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.
54. The applicant shall construct the following street improvements to conform
with the General Plan (street type noted in parentheses.)
A. OFF -SITE STREETS
1) Avenue 58 (Proposed General Plan Secondary Arterial, 96'
ROW) — If a proposed General Plan Amendment is adopted by
the City Council, widen the north side of the street along all
frontage adjacent to the Subdivision boundary to its ultimate
width as specified in the Proposed General Plan Amendment
and the requirements of these conditions. Rehabilitate and/or
reconstruct existing roadway pavement as necessary to
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PLANNING COMMISSION RESOLUTION 2004-044
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TENTATIVE TRACT MAP 32279
DUC HOUSING PARTNERS, INC.
JULY 13, 2004
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 thirty six feet (36') north of the
centerline, except at locations where additional street width is
needed to accommodate:
a) A deceleration/right turn only lane at the Primary Entry.
The north curb face shall be located forty eight feet (44')
north of the centerline, if a proposed General Plan
Amendment is adopted by the City Council as specified
above.
Other required improvements in the Avenue 58 right of way
and/or adjacent landscape setback area include:
b) All appurtenant components such, as, but not limited to:
curb, gutter, traffic control striping, legends, and signs,
plus a single overhead street light at the, street
connection to Avenue 58.
c) An 8-foot wide meandering sidewalk. The meandering
sidewalk shall have an arrhythmic horizontal layout that
utilizes concave and convex curves with respect to the
curb line that touches the back of curb at intervals not to
exceed 250 feet. The sidewalk curvature radii should
vary between 50
and 300
feet, and at
each point of
reverse curvature,
the radius
should change
to assist in
creating the arrhythmic
layout.
The
sidewalk shall
meander into the
landscape
setback lot
and approach
within 5 feet of the perimeter wall at intervals not to
exceed 250 feet.
B. PRIVATE STREETS
Private Residential Streets without Median. Measured at gutter flow
line to gutter flow line shall be 32 feet with parking restricted to one
side, 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.
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PLANNING COMMISSION RESOLUTION 2004-044
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 32279
DUC HOUSING PARTNERS, INC.
JULY 13, 2004
Private Residential Streets with Medians. Layout and street section as
shown on the approved Tentative Tract Map. As a minimum, travel
widths shall be at least 16 feet on one side of the median and 20 feet
on the opposite side.
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,
similar to the layout shown on the rough grading plan.
55. 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.
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.
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.
56. 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 3.0" a.c./4.5" c.a.b.
Secondary Arterial 4.0" a.c./6.0" c.a.b.
or the approved equivalents of alternate materials.
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PLANNING COMMISSION RESOLUTION 2004-044
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 32279
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JULY 13, 2004
57. 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.
58. General access points and turning movements of traffic are limited to the
following:
Primary Entry (Avenue 58): Full turn movements are permitted.
59. 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.
60. 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
61. 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
62. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks)
& 13.24.140 (Landscaping Plans), LOMC.
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63. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots and park areas. Plans shall be approved by the
Community Development Department.
64. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed
landscape architect.
65. 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.
66. Landscape area's 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
67. The applicant shall employ construction quality -assurance measures that
meet with the approval of the City Engineer.
68. 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.
69. 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.
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70. 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
71. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
72. 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
73. 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.
74. 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).
75. 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.
76. 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 2004-508 as required
by State law.
P:\Reports - PC\7-13-2004\DUC TT 32279 COA.doc 18
PLANNING COMMISSION RESOLUTION 2004-044
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 32279
DUC HOUSING PARTNERS, INC.
JULY 13, 2004
FIRE MARSHAL
77. 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.
78. 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.
79. Any turn or turn -around requires a minimum 38-foot outside turning radius.
80. All structures shall be accessible from an approved roadway to within 150
feet of all portions of the exterior of the first floor.
81. The minimum dimension for access/egress roads and gates is 20 feet clear
and unobstructed width with a minimum vertical clearance of 13 feet: 6
inches in height. Parking is permitted on one side for roads that are 28 feet,
and on both sides for roads that are 36 feet or more clear and unobstructed.
Parking is not permitted on roadways less than 28 feet in width and must be
posted and red -curbed. Islands are considered an obstruction.
82. 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 signs.
83. 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.
84. 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.
P:\Reports - PC\7-13-2004\DUC TT 32279 COA.doc 19
PLANNING COMMISSION RESOLUTION 2004-044
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 32279
DUC HOUSING PARTNERS, INC. "
JULY 13, 2004
85. 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. '°"
MISCELLANEOUS
86. Perimeter wall designs including height, color, material, design shall approved
by the Community development Department prior to issuance of grading
permit or building permit for the wall, whichever occurs first.
87. 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 final map. .
88. All mitigation, measures contained in Environmental Assessment 2004-508
shall be met.
89. 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.
90. 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.
91. Minor lot configuration modifications required to comply with these
conditions and Fire Marshal requirements shall be reviewed and approved by
the Community Development Department and Public Works Department.
92. Approval of production home designs and landscaping requires approval of a
Site Development permit application by the Planning Commission.
P:\Reports - PC\7-13-2004\DUC TT 32279 COA.doc 20
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