PCRES 2004-067PLANNING COMMISSION RESOLUTION 2004-067
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL APPROVAL OF
A SUBDIVISION OF ± 110.90 ACRES INTO 392 SINGLE-
FAMILY LOTS, A TEN ACRE COMMERCIAL LOT AND
MISCELLANEOUS LOTS
CASE NO.: TENTATIVE TRACT MAP 32398
APPLICANT: ROBERT SCHUMACHER
WHEREAS, the Planning Commission of the City of La Quinta,
California, did, on the 14" day of September 2004, hold a duly noticed Public
Hearing to consider a request by Robert Schumacher for approval of Tentative
Tract Map 32398 to subdivide ± 110.90 acres into 392 single-family lots, a ten
acre commercial lot and miscellaneous lots, generally located at the northeast
corner of Monroe Street and Avenue 60, more particularly described as follows:
APNs: 764-240-002, 003, 004 & 005
WHEREAS, said Tentative Tract Map 32398 has complied with the
requirements and rules to implement the California Environmental Quality Act
(CEQA) of 1970, as amended (Resolution 83-63), in that Environmental
Assessment 2004-513 was prepared and determined that although the project
could have a significant adverse effect on the environment, mitigation measures
have been imposed on the project that will reduce impacts to less than significant
levels; and
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
Planning Commission did make the following mandatory findings to recommend to
the City Council approval of said Tentative Tract Map 32398:
1 . The proposed tract map will be consistent with the City of La Quinta General
Plan in that the property is designated Medium Density Residential (MDR)
-which allows single-family residential uses, and Neighborhood Commercial
(NC) which allows Commercial uses.
2. The design or improvement of the proposed subdivision will be consistent with
the City of La Quinta General Plan in that all streets and improvements in the
"— proposed project will conform to City standards contained in the General Plan
and Subdivision Ordinance. Access for the project will be provided from
existing streets in the immediate area. The density and design for the tract
will comply with the Land Use Element of the General Plan.
Planning Commission Resolution 2004-067
Tentative Tract Map 32398 - Robert Schumacher
September 14, 2004
3. The design of the proposed subdivision and improvements are not likely to
cause substantial environmental damage, or substantially injure fish or wildlife,
or their habitat in that the subject site has been previously disturbed and is
physically suitable for the proposed land division.
4. The design of the subdivision and type of improvements are not likely to cause
serious public health problems in that the applicant there are no unmitigated
impacts as identified in Environmental Assessment 2004-513 prepared
pursuant to the California Environmental Quality Act.
5. 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 in that there are existing streets that
will provide direct access to the site. All required public easements will
provide access to the site or support necessary infrastructure improvements
for the proposed project. All other private easements will be abandoned to
allow the subdivision of the property.
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 Tentative Tract Map;
2. That it does hereby recommend approval of Tentative Tract Map 32398 to the
City Council for the reasons set forth in this Resolution and subject to the
attached Conditions of Approval.
PASSED, APPROVED and ADOPTED at a regular meeting of the City
of La Quinta Planning Commission, held on this 141h day of September, 2004, by
the following vote, to wit:
AYES: Commissioners Daniels, Ladner, Quill, and Chairman Kirk
NOES: None
PC RESO TTM 32398.doc
Planning Commission Resolution 2004-067
Tentative Tract Map 32398 - Robert Schumacher
September 14, 2004
ABSENT: Commissioner Krieger
ABSTAIN: None
/KIRK, Chairman
of La Quinta, California
ATTEST:
/�—
SCAR ORCI, Interim
Community Development Director
City of La Quinta, California
PC RESO TTM 32398.doc
PLANNING COMMISSION RESOLUTION 2004-067
TENTATIVE TRACT MAP 32398 — ROBERT SCHUMACHER
CONDITIONS OF APPROVAL - ADOPTED
SEPTEMBER 14, 2004
r,FNFRAI
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
SCAQMD Coachella Valley
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.
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Planning Commission Resolution 2004-067
Tentative Tract Map 32398 - Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
4. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water),
LQMC; Riverside County Ordinance No. 457; and the State Water Resources
Control Board's Order No. 99-08-DWQ.
A. For construction activities including clearing, grading or excavation of
land that disturbs 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 2004-067
Tentative Tract Map 32398 — Robert Schumacher
Conditions of Approval - Adopted
September 14, 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) Monroe Street (Primary Arterial, Option A 1 10' ROW) — The
standard 55 feet from the centerline of Monroe Street for a total
110-foot ultimate developed right of way except an additional
variable right of way dedication at the proposed primary residential
project measured sixty one feet (61') east of the centerline of
Monroe 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
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Planning Commission Resolution 2004-067
Tentative Tract Map 32398 — Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
an additional 50 feet to accommodate improvements conditioned
under STREET AND TRAFFIC IMPROVEMENTS.
2) Avenue 60 (Primary Arterial, Option A 1 10' ROW) — The standard
55 feet from the centerline of Avenue 60 for a total 110-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') north 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 or curb flow line to gutter
or curb flow line shall be 32 feet with parking restricted to one side, 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. ALLEYS REAR LANES
Alley rear lanes shall have a minimum travel width of 20 feet provided
that parking is prohibited on both sides, 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. The alley rear lane travel width and pavement structure shall
also be approved by the Fire Department.
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Planning Commission Resolution 2004-067
Tentative Tract Map 32398 — Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
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 when submitted, a ten -
foot wide public utility easement contiguous with, and along both sides of all
private streets. Such easement may be reduced to five feet in width with the
express written approval of IID.
14. The applicant shall create perimeter landscaping setbacks along all public right-
of-ways as follows:
A. Monroe Street (Primary Arterial) - 20-foot from the R/W-P/L.
B. Avenue 60 (Primary Arterial) - 20-foot from the R/W-P/L.
The setback requirements shall apply to all frontages including, but not limited
to, remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks,
the applicant shall offer for dedication blanket easements for those purposes on
the Final Map.
15. Direct vehicular access to Jefferson Street and Avenue 52 from lots with
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Planning Commission Resolution 2004-067
Tentative Tract Map 32398 — Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
frontage along Jefferson Street and Avenue 60 is restricted, except for those
access points identified on Tentative Tract No. 32398, 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.
FINAL MAPS
17. Prior to the City's approval of a Final Map, the applicant shall furnish accurate
AutoCAD files of the Final Map that was approved by the City's map checker
on 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. The Final Map shall be of a 1 " = 40'
scale.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
"engineer," "surveyor," and "architect," refer to persons currently certified or licensed
to practice their respective professions in the State of California.
18. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shall comply with the
provisions of Section 13.24.040 (Improvement Plans), LQMC.
19. The following improvement plans shall be prepared and submitted for review
and approval by the Public Works Department. 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
C:
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Planning Commission Resolution 2004-067
Tentative Tract Map 32398 - Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
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.
B.
C.
D.
E.
F.
G
III
On -Site Rough Grading Plan
PM10 Plan
SWPPP
Storm Drain Plans
Off -Site Street Plan
4' Vertical
Off -Site Signing & Striping Plan
1 " = 40' Horizontal
1 " = 40' Horizontal
1 " = 40' Horizontal
1 " = 40' Horizontal
1 " = 40' Horizontal, 1 " =
1 " = 40' Horizontal
The Off -Site street improvement plans shall have separate plan sheet(s)
(drawn at 20 scale) that show the meandering sidewalk, mounding, and
berming design in the combined parkway and landscape setback area.
On -Site Street Plan
Vertical
On -Site Signing & Striping Plan
1 " = 40' Horizontal, 1 " = 4'
1 " = 40' Horizontal
The following plans shall be submitted to the Building and Safety Department
for review and approval. The plans shall utilize the minimum scale specified,
unless otherwise authorized by the Building and Safety Director 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. On -Site Residential 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 2004-067
Tentative Tract Map 32398 — Robert Schumacher
Conditions of Approval - Adopted
September 14, 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.
All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit
Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue
RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans
and/or as approved by the Engineering Department.
"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.
"On -Site Precise Grading" 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.
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/0 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.
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
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Planning Commission Resolution 2004-067
Tentative Tract Map 32398 — Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
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 Tentative Tract No. 32398, 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 Tentative Tract No. 32398, and
the status of the off -site improvements at the time, the applicant may be
required to:
A. Construct certain off -site improvements.
B. Construct additional off -site improvements, subject to the reimbursement
of its costs by others.
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Planning Commission Resolution 2004-067
Tentative Tract Map 32398 - Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
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.
Off -Site Improvements should be completed on a first priority basis.
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.
GRADING
27. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
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Planning Commission Resolution 2004-067
Tentative Tract Map 32398 - Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
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.
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
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Planning Commission Resolution 2004-067
Tentative Tract Map 32398 - Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
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
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
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Planning Commission Resolution 2004-067
Tentative Tract Map 32398 - Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
been met.
DRAINAGE
37. 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. Additionally, the 100 year stormwater shall be retained within the
interior street right of way. 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 nuisance water surges totaling the following: 3.43
gph/2,000 sq. ft. of landscape area, 3.43 gph per residential unit, 416.7 gallons
per hour per well site and off -site street nuisance water. The sand filter design
shall be per La Quinta Standard 370 with the equivalent of 137.2 gph of water
feed per sand filter to accept the abovementioned nuisance water requirements.
Leach line requirements are 1.108 feet of leach line per gph of flow.
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 2004-067
Tentative Tract Map 32398 — Robert Schumacher
Conditions of Approval - Adopted
September 14, 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 1 3.24.1 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 2004-067
Tentative Tract Map 32398 - Robert Schumacher
Conditions of Approval - Adopted
September 14, 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) Monroe Street (Primary Arterial, Option A; 1 10' R/W):
Widen the east side of the street along all frontage adjacent to the
Specific Plan boundary to its ultimate width on the east side as specified
in the General Plan and the requirements of these conditions. Rehabilitate
and/or reconstruct existing roadway pavement as necessary to augment
and convert it from a rural county -road design standard to La Quinta's
urban arterial design standard. The east curb face shall be located forty
three feet (43') east of the centerline, 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 Monroe Street Primary
Entry. The east curb face shall be located fifty five feet
(55') east of the centerline 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.
_— Other required improvements in the Monroe Street right or way and/or
adjacent landscape setback area include:
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Planning Commission Resolution 2004-067
Tentative Tract Map 32398 - Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
c) All appurtenant components such as, but not limited to:
curb, gutter, traffic control striping, legends, and signs.
d) A 10-foot wide Multi -Purpose Trail. The applicant shall
construct a multi -use trail per La Quinta Standard 260 along
the Monroe Street frontage within the landscaped setback.
The location and design of the trail shall be approved by the
City. A split rail fence shall be constructed to separate the
multi -purpose trail from the pedestrian sidewalk in
accordance with Section 9.140.060 (Item E, 3a) of the
Zoning Ordinance. Bonding for the fence to be installed shall
be posted prior to final map approval. At grade intersection
crossings shall be of a medium and design and location as
approved by the Engineering Department on the street
improvement plan submittal.
e) Half width of an 18' - foot wide raised landscaped median
along the entire boundary of the Tentative Tract Map plus
variable width as needed to accommodate a left turn
deceleration lane for the southbound Monroe Street traffic
as well as full turn movements at the Primary Residential
Entry, and variable width as needed on Monroe Street at
the Avenue 60 intersection to accommodate a left turn
deceleration lane for southbound Monroe Street to
eastbound Avenue 60.
f) Establish a benchmark in the Monroe Street right of way
and file a record of the benchmark with the County of
Riverside.
2) Avenue 60 (Primary Arterial, Option A; 110' R/W):
Widen the east side of the street along all frontage adjacent to the
Specific Plan boundary to its ultimate width on the east side as specified
in the General Plan and the requirements of these conditions. Rehabilitate
and/or reconstruct existing roadway pavement as necessary to augment
and convert it from a rural county -road design standard to La Quinta's
urban arterial design standard. The east curb face shall be located forty
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Planning Commission Resolution 2004-067
Tentative Tract Map 32398 — Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
three feet (43') east of the centerline, 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 the Avenue 60
Residential Project Secondary Entry and the two
Commercial Project Site access driveways, if required by a
Traffic Study per Engineering Bulletin # 03-08. The east
curb face shall be located fifty five feet (55') east of the
centerline 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.
Other required improvements in the Monroe 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
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.
e) Half width of an 18' - foot wide raised landscaped median
along the entire boundary of the Specific Plan plus variable
width as needed to accommodate a left turn deceleration
lane for the southbound traffic as well as full turn
movements at the Secondary Residential Entry, and variable
width as needed on Avenue 60 at the Monroe Street
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Planning Commission Resolution 2004-067
Tentative Tract Map 32398 — Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
intersection to accommodate a left turn deceleration lane
for eastbound Avenue 60 traffic to southbound Monroe
Street.
The applicant shall extend improvements beyond the subdivision boundaries to
ensure they safely integrate with existing improvements (e.g., grading; traffic
control devices and transitions in alignment, elevation or dimensions of streets
and sidewalks).
B. PRIVATE STREETS
11 Construct full street improvements to provide for 32-foot wide
travel width measured gutter flow line to gutter flow line where
the residential streets where on -street parking is allowed on one
side and the applicant makes provisions for perpetual enforcement
of the No Parking restrictions.
2) The location of driveways of corner lots shall not be located within
the curb return and away from the intersection when possible.
C. REAR ALLEY LANES
11 Rear alley lanes shall have a travel width of 20 feet with parking
prohibited on both sides, ?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. The alley rear lane travel width and pavement
structure shall also be approved by the Fire Department.
53. All gated entries shall provide for a three -car minimum stacking capacity for
inbound traffic to be a minimum length of 62 feet from call box to the street;
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 (minimum
radius to be 24 feet) out onto the main street from the gated entry.
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PAReports - PC\9-14-2004\Schumacher\PC COA - TM-32398.doc
Planning Commission Resolution 2004-067
Tentative Tract Map 32398 - Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
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 The two travel
lanes shall be a minimum of 20 feet of total paved roadway surface or as
approved by the Fire Department.
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 3.0" a.c./4.5" c.a.b.
Primary Arterial 4.5" a.c./6.0" 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 Residential Entry (Monroe Street): Full turn movements are
permitted.
B. Secondary Residential Entry (Avenue 60): Full turn movements are
permitted.
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Planning Commission Resolution 2004-067
Tentative Tract Map 32398 - Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
57. 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.
58. 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
59. The City will conduct final inspections of habitable buildings only when the
buildings have improved street and (if required) sidewalk access to publicly -
maintained streets. The improvements shall include required traffic control
devices, pavement markings and street name signs. If on -site streets in
residential developments are initially constructed with partial pavement
thickness, the applicant shall complete the pavement prior to final inspections of
the last ten percent of homes within the development or when directed by the
City, whichever comes first.
LANDSCAPING
60. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
61. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots and park areas.
62. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
63. The applicant shall submit the landscape plans for approval by the Architecture
and Landscape Committee and Planning Commission, prior to plan checking by
the Public Works Department. When plan checking has been completed, the
P:\Reports - PC\9-14-2004\Schumacher\PC COA - TM-32398.doc
Planning Commission Resolution 2004-067
Tentative Tract Map 32398 - Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
64. 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.
65. 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
66. The applicant shall provide public transit improvements as required by SunLine
Transit Agency and approved by the City Engineer.
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.
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.
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Planning Commission Resolution 2004-067
Tentative Tract Map 32398 — Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
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).
COMMUNITY DEVELOPMENT DEPARTMENT
75. The applicant shall comply with all of the mitigation measures in the Mitigation
Monitoring Program for the project to reduce impacts to less than significant
levels.
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PAReports - PC\9-14-2004\Schumacher\PC COA - TM-32398.doc