PCRES 2004-050PLANNING COMMISSION RESOLUTION 2004-050
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF THE SUBDIVISION OF
APPROXIMATELY 15.16 ACRES TO ALLOW A 145
RESIDENTIAL DEVELOPMENT
CASE NO.: TENTATIVE TRACT 32070
APPLICANT: RJT HOMES L.L.C.
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 for the
subdivision of 15.16 acres site into 145 single-family lots plus amenity and street lots,
generally located at the southeast corner of Avenue 52 and Jefferson Street and more
particularly described as:
A.P.N 772-410-021 AND 772-410-022: AND;
WHEREAS, said Tentative Map has complied with the requirements of
"The Rules to Implement the California Environmental Quality Act of 1970" as
amended (Resolution 83-63), in that an Environmental Assessment was completed for
this project.
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Commission did make the following Mandatory Findings of approval to justify said
Tentative Tract Map 32070:
A. The proposed map is consistent with the City of La Quinta General Plan
The project is within a Medium High Density Residential (MHDR) District per the
provisions of the amended 2002 General Plan Update. Tentative Tract Map 32070 is
consistent with the goals, policies and intent of the La Quinta General Plan provided
conditions contained herein are met to ensure consistency with the General Plan, and
mitigation measures pursuant to Environmental Assessment 2004-505
B. The proposed map is consistent with Specific Plan 2004-070.
Tentative Tract Map 32070 is consistent with the design and development standards
of the Specific Plan provided conditions and mitigation measures, pursuant to
Environmental Assessment 2004-505, contained herein are met to ensure consistency,
C. The design, or improvement, of the proposed subdivision is consistent with the
La Quinta General Plan and the Subdivision Ordinance.
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Planning Commission Resolution 2004-050
Tentative Tract Map 32070
RJT Homes L. L.C.
Adopted July 13, 2004
All streets, lot density and designs and other related improvements in the project
conform to City standards. All on -site streets will be private. Access for the single-
family lots will be provided from internal streets planned under the Tentative Tract
Map.
D. The design of the subdivision or the proposed improvements are not likely to
cause substantial environmental damage, or substantially injure fish or wildlife,
or their habitat.
The subject site has been previously mass graded and development currently exists.
Further an environmental analysis concluded that this project will not cause substantial
environmental damage or injury to fish or wildlife, or their habitat because mitigation
measures will be implemented that will reduce the impacts to a level of less than
significant.
E. The design of the subdivision, or type of improvements, is not likely to cause
serious public health problems.
The design of the subdivision, as conditionally approved, will not cause serious public
health problems because they will install urban improvements based on City, State,
and Federal requirements.
F. The design of the subdivision, or type of improvements, will not conflict with
easements, acquired by the public at large, for access through, or use of,
property within the proposed subdivision.
The proposed streets are planned to provide direct access to each single family lot. All
required public easements will provide access to the site or support necessary
infrastructure improvements.
G. The design of the lot, or type of improvements are not likely to cause
serious public health problems in that the Fire Marshal, Sheriff's
Department, and the City's Building and Safety Department have reviewed
the proposal for public health conditions and the project is conditioned as
appropriate.
H. The design of the lot, or type of improvements, will not conflict with
easements acquired by the public at large, for access through or use of
property within the proposed subdivision in that the proposed internal
streets will be privately owned and maintained, and that there will be no
publicly -owned improvements within the Tentative Tract Map.
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Planning Commission Resolution 2004-050
Tentative Tract Map 32070
RJT Homes L. L.C.
Adopted July 13, 2004
I. The design of the lots and grading improvements, including the pad
elevation differentials within the tract bare an acceptable minimum in that
the tract design preserves community acceptance and buyer satisfaction.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
That the above recitations are true and constitute the findings of the Planning
Commission in this case.
2. That it does hereby recommend approval to the City Council of Tentative Tract
Map 32070 for the reasons set forth in this Resolution and subject to the
attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on this the 13th 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
T Ki , Chairman
C of La Quinta, California
OSCAR ORCI, Planning Manager
City of La Quinta, California
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PLANNING COMMISSION RESOLUTION 2004-050
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT 32070 - R.J.T. HOMES L.L.C.
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.
4. The applicant shall comply with applicable provisions of the City's NPDES
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PLANNING COMMISSION RESOLUTION 2004-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 32070
R.J.T. HOMES L.L.C.
JULY 13, 2004
stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water),
LQMC; Riverside County Ordinance No. 457; and the State Water Resources
Control Board's Order No. 99-08-DWQ.
A. For construction activities including clearing, grading or excavation of
land that disturbs one (1) acre or more of land, or that disturbs less than
one (1) acre of land, but which is a part of a construction project that
encompasses more than one (1) acre of land, the Permitee shall be
required to submit a Storm Water Pollution Protection Plan ("SWPPP").
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.
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PLANNING COMMISSION RESOLUTION 2004-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 32070
R.J.T. HOMES L.L.C.
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 offsAe 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
11 Jefferson Street (Major Arterial, 120' ROW) — The standard 60
feet from the centerline of Jefferson Street for a total 120-foot
ultimate developed right of way except an additional variable right
of way dedication at the proposed primary entry measured sixty
six feet (661 east of the centerline of Jefferson Street and length
to be determined by a traffic study prepared for the applicant by a
licensed traffic engineer per 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
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PLANNING COMMISSION RESOLUTION 2004-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 32070
R.J.T. HOMES L.L.C.
JULY 13, 2004
accommodate improvements conditioned under STREET AND
TRAFFIC IMPROVEMENTS.
2) Avenue 52 (Primary Arterial, Option A 110'/1,00' ROW) - The
standard 55 feet from the centerline of Avenue 52 for a total 1 10-
foot ultimate developed right of way except for an additional
variable right of way dedication at the proposed secondary
residential entry measured sixty one feet (61') south of the
centerline of Avenue 52 and length to be determined by a traffic
study prepared for the applicant by a licensed traffic engineer per
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
Private Residential Streets measured at gutter flow line to gutter flow
line: 36-foot travel width. The travel width may be reduced to 32 feet
with parking restricted to one side, and 28 feet if on -street parking is
prohibited, and provided there is adequate off-street parking for residents
and visitors, and the applicant establishes provisions for ongoing
enforcement of the parking restriction in the CC&R's. The CC&R's shall
be reviewed by the Engineering Department prior to recordation.
B. COURTYARD DRIVEWAYS
Courtyard Drives shall have a minimum travel width of 26 feet provided
that parking is prohibited, there is adequate off-street parking for
residents and visitors, and provisions are established 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 2004-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 32070
R.J.T. HOMES L.L.C.,
JULY 13, 2004
1). The turn around shall conform to the shape stfbwn on Tentative
Tract No. 32070 except for minor revisions as may be required by
the City Engineer. As a minimum, the applicant's engineer or
architect may be required to demonstrate vehicular back out from
garages at dead ended courtyard driveways are acceptable to the
Engineering Department in the plan review process.
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 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 and
courtyard driveways or as approved by IID. 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. Jefferson Street (Major Arterial) - 20-foot from the R/W-P/L.
B. Avenue 52 (Primary Arterial) - 20-foot from the R/W-P/L.
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PLANNING COMMISSION RESOLUTION 2004-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 32070
R.J.T. HOMES L.L.C.
JULY 13, 2004
The setback requirements shall apply to all frontages including, but not Iimifed
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. Direct vehicular access to Jefferson Street and Avenue 52 from lots with
frontage along Jefferson Street and Avenue 52 is restricted, except for those
access points identified on the approved tentative tract map, or as otherwise
conditioned in these conditions of approval. The vehicular access restriction
shall be shown on the recorded final tract map.
16, 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.
ON FTAT I ILTAA•R
17. Prior to the City's approval of a Final Map, the applicant shall furnish accurate
AutoCAD files of the Final Map that was approved by the City's map checker
on 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.
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PLANNING COMMISSION RESOLUTION 2004-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 32070
R.J.T. HOMES L.L.C.
JULY 13, 2004
18. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shell comply with the
provisions of Section 13.24.040 (Improvement Plans), LQMC.
19. The following improvement plans shall be prepared and submitted for review
and approval by the City. A separate set of plans for each line item specified
below shall be prepared. The plans shall utilize the minimum scale specified,
unless otherwise authorized by the Caty Engineer in writing. Plans may be
prepared at a larger scale if additional detail or plan clarity is desired. Note, the
applicant may be required to prepare other improvement plans not listed here
pursuant to improvements required by other agencies and utility purveyors.
A. Off -Site Street/Signing and Striping/Drainage Plans:
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
C. On -Site Rough Grading Plan: 1 " = 40' Horizontal
D. On -Site Precise Grading Plan:
and/or
E. Site Development 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.
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PLANNING COMMISSION RESOLUTION 2004-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 32070
R.J.T. HOMES L.L.C.
JULY 13, 2004
The applicant shall prepare an accessibility assessment on a marked up priht of
the building floor plan identifying every building egress and notes the '2001
California Building Code accessibility requirements associated with, each door.
The assessment must comply with submittal requirements of the Building &
Safety Department. A copy of the reviewed assessment shall be submitted to
the Engineering Department in conjunction with the Site Development Plan
when it is submitted for plan checking.
In addition to the normal set of improvement plans, a "Site Development" plan
is required to be submitted for approval by the Building Official and the City
Engineer.
"Site Development" plans shall normally include all on -site surface
improvements including but not necessarily limited to finish grades for curbs &
gutters, building floor elevations, parking lot improvements and ADA
requirements.
"Street Parking" plan shall include appropriate signage to implement the "No
Parking" concept, or alternatively an on -street parking policy shall be included in
the CC & R's subject to City Engineer's Approval. The parking plan or CC & R's
shall be submitted concurrently with the Street Improvement Plans.
20. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction on the Public Works Online Engineering Library at
http://www.la-guinta.org/publicworks/tractl/z onlinelibrary/O intropage.htm.
21. The applicant shall furnish a complete set of the AutoCAD files of all approved
improvement plans on a storage media acceptable to the City Engineer. The
files shall be saved in a standard AutoCAD format so they may be fully
retrievable through a basic AutoCAD program.
At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the AutoCAD files in order
to reflect the as -built conditions.
Where the improvement plans were not produced in a standard AutoCAD
format, or a file format that can be converted to an AutoCAD format, the City
Engineer will accept raster -image files of the plans.
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PLANNING COMMISSION RESOLUTION 2004-050
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT 32070
R.J.T. HOMES L.L.C.
JULY 13, 2004
IMPROVEMENT SECURITY AGREEMENTS
22. Prior to approval of any Final Map, the applicant shall construct all on and off -
site improvements and satisfy its obligations for same, or shall furnish a fully
secured and executed Subdivision Improvement Agreement ("SIA")
guaranteeing the construction of such improvements and the satisfaction of its
obligations for same, or shall agree to any combination thereof, as may be
required by the City.
23. Any Subdivision Improvement Agreement ("SIA") entered into by and between
the applicant and the City of La Quinta, for the purpose of guaranteeing the
completion of any improvements related to this tentative tract map, shall
comply with the provisions of Chapter 13.28 (Improvement Security), LQMC.
24. Improvements to be made, or agreed to be made, shall include the removal of
any existing structures or other obstructions 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.
25. 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:
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PLANNING COMMISSION RESOLUTION 2004-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 32070
R.J.T. HOMES L.L.C.
JULY 13, 2004
A. Construct certain off -site improvements.
B. Construct additional off -site improvements, subject to the reimbursement
of its costs by others. "I
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this tentative tract map.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of'these means, as the City may require.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Final
Map, or the issuance of any permit related thereto, reimburse the City for the
costs of such improvements.
26. If the applicant elects to utilize the secured agreement alternative, the applicant
shall submit detailed construction cost estimates for all proposed on -site and
off -site improvements, including an estimate for the final survey
monumentation, for checking and approval by the City Engineer. Such
estimates shall conform to the unit cost schedule adopted by City resolution, or
ordinance.
For items not listed in the City's unit cost schedule, the proposed unit costs
shall be approved by the City Engineer.
At the time the applicant submits its detailed construction cost estimates for
conditional approval of the Final Map by the City Council, the applicant shall
also submit one copy each of an 8-1 /2" x 11 " reduction of each page of the
Final Map, along with a copy of an 8-1 /2" x 11 " Vicinity Map.
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies and submitted to the City along with the
applicant's detailed cost estimates.
Security will not be required for telephone, natural gas, or Cable T.V.
improvements.
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PLANNING COMMISSION RESOLUTION 2004-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 32070
R.J.T. HOMES L.L.C;
JULY 13, 2004
GRADING
27. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
28. 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.
29. 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.
30. 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.
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PLANNING COMMISSION RESOLUTION 2004-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 32070
R.J.T. HOMES L.L.C.
JULY 13, 2004
31. Grading within the perimeter setback and parkway areas shall have undulating
terrain and shall conform with the requirements of LQMC Section 9.60.240(F)
except as otherwise modified by this condition requirement. The maximum
slope shall not exceed 3:1 anywhere in the landscape setback area,, except for
the backslope (i.e. the slope at the back of the landscape lot) which shall not
exceed 2:1 if fully planted with ground cover. The maximum slope in the first
six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of
sidewalk is within six (6) of the curb, otherwise the maximum slope within the
right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the
curb shall be depressed one and one-half inches (1.5") in the first eighteen
inches (18") behind the curb.
32. 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.
33. Building pad elevations of perimeter lots shall not differ by more that one foot
from the building pads in adjacent developments.
34. Prior to any site grading or regrading that will raise or lower any portion of the
site by more than plus or minus three tenths of a foot from the elevations
shown on the approved Tentative Tract Map, the applicant shall submit the
proposed grading changes to the City Staff for a substantial conformance
finding review.
35. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or
surveyor.
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.
36. This development shall comply with Chapter 8.11 (Flood Hazard Regulations),
LQMC. If any portion of any proposed building lot in the development is or may
be located within a flood hazard area as identified on the City's Flood Insurance
Rate Maps, the development shall be graded to ensure that all floors and
exterior fill (at the foundation) are above the level of the project (100-year) flood
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PLANNING COMMISSION RESOLUTION 2004-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 32070
R.J.T. HOMES L.L.C.
JULY 13, 2004
and building pads are compacted to 95% Proctor Density as required in Title 44
of the Code of Federal Regulations, Section 65.5(a) (6). Prior to issuance of
building permits for lots which are so located, the applicant shall furnish
elevation certifications, as required by FEMA, that the above conditions have
been met.
37. The applicant shall revise proposed retention basins/and or underground
retention systems 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.
38. In design of retention facilities, the maximum percolation rate shall be two
inches per hour. The percolation rate will be considered to be zero unless the
applicant provides site specific data indicating otherwise.
39. Nuisance water shall be retained on site. In residential developments, nuisance
water shall be disposed of in a trickling sand filter and leach field 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.
40. 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.
41. No fence or wall shall be constructed around any retention basin unless
approved by the Community Development Director and the City Engineer.
42. 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.
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PLANNING COMMISSION RESOLUTION 2004-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 32070
R.J.T. HOMES L.L.C.
JULY 13, 2004
43. 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.
44. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
45. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow and into
the historic drainage relief route.
46. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
UTILITIES
47. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities),
LQMC.
48. The applicant shall obtain the approval of the City Engineer for the location of
all utility lines within any right-of-way, and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electric vaults, water valves,
and telephone stands, to ensure optimum placement for practical and aesthetic
purposes.
49. Existing overhead utility lines within, or adjacent to the proposed development,
and all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles
are exempt from the requirement to be placed underground.
50. Underground utilities shall be installed prior to overlying hardscape. For
installation of utilities in existing improved streets, the applicant shall comply
with trench restoration requirements maintained, or required by the City
Engineer.
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PLANNING COMMISSION RESOLUTION 2004-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 32070
R.J.T. HOMES L.L.C.
JULY 13, 2004
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
51. The applicant shall comply with the provisions of Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For
Individual Properties And Development), LQMC for public streets; and Section
13.24.080 (Street Design - Private Streets), where private streets are proposed.
52. The applicant shall construct the following street improvements to conform with
the General Plan with street type noted in parentheses.
A. OFF -SITE STREETS
1) Jefferson Street (Major Arterial; 120' R/W):.
No additional street improvement widening is required, except at
locations where additional street width is needed to accommodate:,
a) Bus turnout (if required by Sunline Transit).
b) A deceleration/right turn only lane at Primary Entry. The
east curb face shall be located fifty nine feet (59') east of
the centerline.
Other required improvements in the Jefferson Street right or way and/or
adjacent landscape setback area include:
c) All appurtenant components such as, but not limited to:
curb, gutter, traffic control striping, legends, and signs.
d) 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
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PLANNING COMMISSION RESOLUTION 2004-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 3207Q
R.J.T. HOMES L.L.C.
JULY 13, 2004
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.
e1 Reconstruct the existing landscaped median on Jefferson
Street to provide for a deceleration lane for left turn in only
movements as approved by the City Engineer.
f) Establish a benchmark in the Jefferson Street right of way
and file a record of the benchmark with the County of
Riverside.
2) Avenue 52 (Primary Arterial, Option A; 110' R/W):
No additional street improvement widening is required, except at
locations where additional street width is needed to accommodate:
a) Bus turnout (if required by Sunline Transit)
bj A deceleration/right turn only lane at Secondary Entry. The
south curb face shall be located fifty four feet (54') east of
the centerline.
Other required improvements in the Avenue 52 right or way and/or
adjacent landscape setback area include:
c) All appurtenant components such as, but not limited to:
curb, gutter, traffic control striping, legends, and signs.
d) 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.
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PLANNING COMMISSION RESOLUTION 2004-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 32076
R.J.T. HOMES L.L.C.
JULY 13, 2004
The applicant shall extend improvements beyond the subdivision boundaries to
ensure they safely integrate with existing improvements (e1'j., grading; traffic
control devices and transitions in alignment, elevation or dimensions of streets
and sidewalks).
B. PRIVATE STREETS
11 Construct full street improvements to provide for 36-foot wide
travel width measured gutter flow line to gutter flow line where
the residential streets are double loaded or construct full street
improvements to provide for 28-foot wide travel width measured
gutter flow line to gutter flow line where on -street parking is
prohibited and the applicant makes provisions for perpetual
enforcement of the No Parking restrictions.
C. COURTYARD DRIVEWAYS
1) Courtyard driveways shall have a travel width of 26 feet with
parking prohibited, and there is adequate off-street parking for
residents and visitors and provisions are established 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.
53. 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.
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PLANNING COMMISSION RESOLUTION 2004-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 32070
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JULY 13, 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.
54. 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/Parking Lots
Primary Arterial
Major Arterial
3.0" a.c./4.5" c.a.b.
4.5" a.c./6.0" c.a.b.
5.5" a.c./6.5" c.a.b.
or the approved equivalents of alternate materials.
55. 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.
56. General access points and turning movements of traffic are limited to the
following:
A. Primary Entry (Jefferson Street): Right turn in, right turn out and left turn
in movements are permitted. Left turn movements out are prohibited.
B. Secondary Entry (Avenue 52): Right turn movements in and out are
permitted. Left turn movements in and out are prohibited.
56. Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians if required, street name signs and
sidewalks. Mid -block street lighting is not required.
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PLANNING COMMISSION RESOLUTION 2004-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 32070
R.J.T. HOMES L.L.C.
JULY 13, 2004
57. Improvements shall be designed and constructed in accordance with .City
adopted standards, supplemental drawings and specifications, or as approved
by the City Engineer. Improvement plans for streets, access gates and parking
areas shall be stamped and signed by qualified engineers.
K�L69�.i�I�lNl►i
58. The City will conduct final inspections of habitable buildings only when the
buildings have improved street and (if required) sidewalk access to publicly-,,
maintained streets. The improvements shall include required traffic control
devices, pavement markings and street name signs. If on -site streets in
residential developments are initially constructed with partial pavement
thickness, the applicant shall complete the pavement prior to final inspections of
the last ten percent of homes within the development or when directed by the
City, whichever comes first.
LANDSCAPING
59. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
60. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots and park areas.
61. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
62. 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.
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PLANNING COMMISSION RESOLUTION 2004-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 32070
R.J.T. HOMES L.L.C.
JULY 13, 2004
63. 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.
PUBLIC SERVICES
64. The applicant shall provide public transit improvements as required by SunLine
Transit Agency and approved by the City Engineer.
QUALITY ASSURANCE
65. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
66. The applicant shall employ, or retain, qualified engineers, surveyors, and such
other appropriate professionals as are required to provide the expertise with
which to prepare and sign accurate record drawings, and to provide adequate
construction supervision.
67. The applicant shall arrange for, and bear the cost of, all measurements,
sampling and testing procedures not included in the City's inspection program,
but which may be required by the City, as evidence that the construction
materials and methods employed comply with the plans, specifications and
other applicable regulations.
68. Upon completion of construction, the applicant shall furnish the City with
reproducible record drawings of all improvement plans 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
69. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
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PLANNING COMMISSION RESOLUTION 2004-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 32070
R.J.T. HOMES L.L.C.
JULY 13, 2004
70. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on -site improvements, perimeter landscaping, access
drives, and sidewalks.
FEES AND DEPOSITS
71. The applicant shall comply with the provisions of Section 13.24.180 (Fees and
Deposits), LQMC. These fees include all deposits and fees required by the City
for plan checking and construction inspection. Deposits and fee amounts shall
be those in effect when the applicant makes application for plan check and
permits.
72. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at
the time of issuance of building permit(s).
FIRE MARSHA
73. 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.
74. For any buildings with public access i.e. recreational halls, clubhouses, etc. or
buildings with a commercial use i.e. gatehouses, maintenance sheds,
apartments, etc. Super fire hydrants are to be placed no closer than 25 feet and
not more than 165 feet from any portion of the first floor of said building
following approved travel ways around the. exterior of the building. Minimum
fire flow for these areas would be 1500 GPM for a 2-hour duration at 20 PSI.
Actual fire flow will be determined during building plan check.
75. The water mains shall be designed to provide a for a potential fire flow of 2500
GPM and an actual fire flow available from any one hydrant connected to any
given main of 1500 GPM for a 2-hour duration at 20 PSI residual operating
pressure.
- 76. Blue dot retro-reflectors shall be placed in the street 8 inches from centerline b
the side that the fire hydrant is on, to identify fire hydrant locations.
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PLANNING COMMISSION RESOLUTION 2004-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 32070
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JULY 13, 2004
77.. City of La Quinta ordinance requires all buildings, other than single family,
5,000 sq. ft. or larger to be fully sprinkled. NFPA 13 Standard. If required,
sprinkler plans will need to be submitted to the Fire Department. Area
separation walls may not be used to reduce the need for sprinklers.
78. Any turn or turn -around requires a minimum 38-foot turning radius.
79. All structures shall be accessible from an approved roadway to within 150.feet
of all portions of the exterior of the first floor.
80. The minimum dimension for access roads and gates is 20 feet clear and
unobstructed width and a minimum vertical clearance of 13 feet 6 inches in
height. Roads shall not exceed 1,320 feet without secondary access/egress.
This access/egress may be restricted to emergency access only however,
public egress must be unrestricted.
81. 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.
82. 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.
83. 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. One set of water plans are to be
submitted to the Fire Department for approval.
84. The applicant or developer shall prepare and submit to the Fire Department for
approval, a site plan designating required fire lanes with appropriate lane
painting and/or signs.
85. Building plan check is to run concurrent with the City plan check. Submittals
are the responsibility of the owner.
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PLANNING COMMISSION RESOLUTION 2004-050
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 32070
R.J.T. HOMES L.L.C.,
JULY 13, 2004
SHERIFF DEPARTMENT
86. Final conditions will be addressed when building plans are reviewed. Prior to
issuance of a building permit, applicant shall review building plans with the
Sheriff's Department regarding Vehicle Code requirements, defensible space,
and other law enforcement and public safety concerns. All questions regarding
the Sheriff's Department should be directed to the Deputy at (760) 863-
8950.
COMMUNITY DEVELOPMENT
87. Landscaping, plans are to be resubmitted for approval by the Architecture and
Landscape Review Committee.
88. Landscaping` plans shall comply with the City's Water Efficient Landscaping
Ordinance for this project. Said landscaping plans shall include a complete
irrigation system showing location and size of water lines, valves, clock timers,
type of sprinklers, etc. Prior to the issuance of any building permits the
landscape plans shall also be approved by the Coachella Valley Water District
prior to final approval by the Community Development Department.
89. The applicant shall work with staff to relocate the driveway access on
90. Avenue 52 to the eastern property line of the project and design the dne4vav
shared access with the adjacent property owners. The design shall include the
following design features: adequate stacking, a rejection turn around feature,
and a separate lane for guests. This driveway shall have right in, right out, and
left in turning movements. The precise location and design is subject to the
City's Engineer approval. Reasonable cooperation with the adjacent landowner
includes granting of reciprocal cross -access easements that facilitates
construction of the improvements necessary to implement the shared access
concept on both properties in a manner that precludes unnecessary of the
improvements in the future.
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