PCRES 2004-069PLANNING COMMISSION RESOLUTION 2004-069
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY
COUNCIL APPROVAL OF A SUBDIVISION OF ± 14.54 ACRES
INTO 40 SINGLE-FAMILY LOTS AND MISCELLANEOUS LOTS
CASE NO.: TENTATIVE TRACT MAP 32742
APPLICANT: VILLAGE BUILDERS 98, LP
WHEREAS, the Planning Commission of the City of La Quinta,
California, did, on the 141h day of September, 2004, hold a duly noticed Public
Hearing to consider a Tentative Tract Map to subdivide ± 14.54 acres into 40
single-family lots and miscellaneous lots, generally located on the west side of
Monroe Street, approximately 150 feet south of Avenue 55, more particularly
described as follows:
APN: 767-580-015
WHEREAS, said Tentative Tract Map 32742 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 2004-515 has been completed and determined that although the
project may have a significant adverse effects on the environment, mitigation
measures have been imposed on the project to reduce impacts to a less than
significant level; and therefore, a mitigated negative declaration is recommended for
certification.
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 32742:
1. The proposed tract map will be consistent with the City of La Quinta General
Plan in that the property is designated Low Density Residential (LDR) which,
allows single-family residential uses.
2. The design or improvement of the proposed subdivision will be consistent with
the City's General Plan in that all streets and improvements in the proposed
project will conform to City standards and are contained in the General Plan.
Access for the land uses on the site 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.
PAReports - PC\9-14-2004\Vi11age Builders\TTM 32742 PC RESO .doc
Planning Commission Resolution 2004-069
Tentative Tract Map 32742
Village Builders 98
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 is covered in weeds, and significant
habitat is absent from the site. The site is physically suitable for the proposed
land division and currently, development exists in the immediate area which
has reduced the amount of habitat suitable for any fish or wildlife habitat.
4. The design of the subdivision and type of improvements are not likely to
cause serious public health problems in that the applicant will be required to
implement various. mitigation measures and conditioned to meet all applicable
requirements of the City of La Quinta to provide a safe environment for the
public.
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.
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 32742 to the
City Council, subject to the attached Conditions of Approval.
PASSED, APPROVED and ADOPTED at a regular meeting of the
Planning Commission, held on this 141h day of September, 2004, by the following
vote, to wit:
AYES: Commissioners Daniels, Ladner, and Quill
NOES: None
PAReports - PC\9-14-2004\Village Builders\TTM 32742 PC RESO .doe
Planning Commission Resolution 2004-069
Tentative Tract Map 32742
Village Builders 98
September 14, 2004
ABSENT: Commissioner Krieger and Chairman Kirk
ABSTAIN: None
PAUL QUILL, Vice Chairman
City of La Quinta, California
ATTEST:
CAR ORCI, Interim
Community Development Director
City of La Quinta, California
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PLANNING COMMISSION RESOLUTION 2004-069
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 32742 - VILLAGE BUILDERS 98, LP
SEPTEMBER 14, 2004
r;FNFRGI
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.
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Planning Commission Resolution 2004-069
Tentative Tract Map 32742 — Village Builders 98, LP
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.cabrnphandbooks.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.
51 Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
E. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading,
pursuant to this project.
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Planning Commission Resolution 2004-069
Tentative Tract Map 32742 — Village Builders 98, LP
Conditions of Approval - Adopted
September 14, 2004
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 for an additional variable right
of way dedication at the proposed primary entry measured sixty
seven feet (67') west 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 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.
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Planning Commission Resolution 2004-069
Tentative Tract Map 32742 — Village Builders 98, LP
Conditions of Approval - Adopted
September 14, 2004
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 gutter flow line to gutter flow line
shall have a 36-foot travel width.
B. CUL DE SACS
1) The cul de sac shall conform to the shape shown on the tentative
map with a 38-foot curb radius at the bulb or larger as shown on the
tentative map.
11. Dedications shall include additional widths as necessary for dedicated right and
left turn lanes, 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. Such
easement may be reduced to five feet in width with the express written approval
of IID.
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Planning Commission Resolution 2004-069
Tentative Tract Map 32742 - Village Builders 98, LP
Conditions of Approval - Adopted
September 14, 2004
14. The applicant shall abandon or relocate all existing easements over buildable lots
particularly easements 1, 2, 5 and 7 traversing Lots 11 through 15 along the
westerly property line. The applicant shall also notify the owner of Lot 15 of the
existing easement 6 for ingress and egress along the northerly 40 feet of Lot 15.
15. The applicant shall create perimeter landscaping setbacks along all public right-of-
ways as follows:
A. Monroe Street (Primary Arterial) - 20-foot from the R/W-P/L.
The listed setback depth shall be the average depth where a meandering wall
design is approved.
The setback requirements shall apply to all frontages including, but not limited to,
remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks,
the applicant shall offer for dedication blanket easements for those purposes on
the Final Map.
16. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins, mailbox
clusters, park lands, and common areas on the Final Map.
17. Direct vehicular access to Monroe Street from lots with frontage along Monroe
Street is restricted, except for those access points identified on the tentative tract
map, or as otherwise conditioned in these conditions of approval. The vehicular
access restriction shall be shown on the recorded final tract map.
18. The applicant shall furnish proof of easements, or written permission, as
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, permanent slopes, or other encroachments will occur.
19. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property between the date of approval of the Tentative
Tract Map and the date of recording of any Final Map, unless such easement is
approved by the City Engineer.
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Planning Commission Resolution 2004-069
Tentative Tract Map 32742 — Village Builders 98, LP
Conditions of Approval - Adopted
September 14, 2004
FINAL MAPS
20. Prior to the City's approval of a Final Map, the applicant shall furnish accurate
AutoCAD files of the Final Map that was approved by the City's map checker on
a storage media acceptable to the City Engineer. Such files shall be in a standard
AutoCAD format so as to be fully retrievable into a basic AutoCAD program.
Where a Final Map was not produced in an AutoCAD format, or produced in a file
that can be converted to an AutoCAD format, the City Engineer will accept a
raster -image file of such Final Map.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as "engineer,"
"surveyor," and "architect," refer to persons currently certified or licensed to practice
their respective professions in the State of California.
21. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shall comply with the
provisions of Section 13.24.040 (Improvement Plans), LQMC.
22. The following improvement plans shall be prepared and submitted for review and
approval by the City. A separate set of plans for each line item specified below
shall be prepared. The plans shall utilize the minimum scale specified, unless
otherwise authorized by the City Engineer in writing. Plans may be prepared at a
larger scale if additional detail or plan clarity is desired. Note, the applicant may
be required to prepare other improvement plans not listed here pursuant to
improvements required by other agencies and utility purveyors.
FA
e
C
Off -Site Street Plan: 1 " = 40' Horizontal, 1 " = 4' Vertical
The street improvement plans shall include permanent traffic control and
separate plan sheet(s) (drawn at 20 scale) that show the meandering
sidewalk, mounding, and berming design in the combined parkway and
landscape setback area.
On -Site Street Plan:
On -Site Rough Grading Plan
1 " = 40' Horizontal, 1 " = 4' Vertical
1 " = 40' Horizontal
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Planning Commission Resolution 2004-069
Tentative Tract Map 32742 - Village Builders 98, LP
Conditions of Approval - Adopted
September 14, 2004
D. Drainage Plans 1' = 40' Horizontal
E. On -Site Precise Grading Plan: 1" = 30'Horizontal
Other engineered improvement plans prepared for City approval that are not listed
above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all
existing improvements for a distance of at least 200-feet beyond the project
limits, or a distance sufficient to show any required design transitions.
"Rough Grading" plans shall normally include perimeter walls with Top Of Wall &
Top Of.Footing elevations shown. All footings shall have a minimum of 1-foot of
cover, or sufficient cover to clear any adjacent obstructions.
In addition to the normal set of improvement plans, "Precise Grading" plans are
required to be submitted for approval by the Building Official and the City
Engineer.
"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.
23. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction on the Public Works Online Engineering Libraryat
http://www.la-quinta.org/publicworks/tractl/z onlinelibrary/0 intropage.htm.
24. The applicant shall furnish a complete set of the AutoCAD files of all approved
improvement plans on a storage media acceptable to the City Engineer. The files
shall be saved in a standard AutoCAD format so they may be fully retrievable
through a basic AutoCAD program.
At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the AutoCAD files in order
to reflect the as -built conditions.
Where the improvement plans were not produced in a standard AutoCAD format,
or a file format that can be converted to an AutoCAD format, the City Engineer
will accept raster -image files of the plans.
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Planning Commission Resolution 2004-069
Tentative Tract Map 32742 — Village Builders 98, LP
Conditions of Approval - Adopted
September 14, 2004
IMPROVEMENT SECURITY AGREEMENTS
25. Prior to approval of any Final Map, the applicant shall construct all on and off -site
improvements and satisfy its obligations for same, or shall furnish a fully secured
and executed Subdivision Improvement Agreement ("SIA") guaranteeing the
construction of such improvements and the satisfaction of its obligations for
same, or shall agree to any combination thereof, as may be required by the City.
26. Any Subdivision Improvement Agreement ("SIA") entered into by and between
the applicant and the City of La Quinta, for the purpose of guaranteeing the
completion of any improvements related to this Tentative Tract Map, shall comply
with the provisions of Chapter 13.28 (Improvement Security), LQMC.
27. Improvements to be made, or agreed to be made, shall include the removal of any
existing structures or other obstructions which are not a part of the proposed
improvements; and shall provide for the setting of the final survey
monumentation.
28. 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 2004-069
Tentative Tract Map 32742 - Village Builders 98, LP
Conditions of Approval - Adopted
September 14, 2004
29. Should the applicant fail to construct the improvements for the development, or
fail to satisfy its obligations for the development in a timely manner, the City shall
have the right to halt issuance of building permits, and/or final building
inspections, withhold other approvals related to the development of the project, or
call upon the surety to complete the improvements.
GRADING
30. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
31. Prior to occupancy of the project site for any construction, or other purposes, the
applicant shall obtain a grading permit approved by the City Engineer.
32. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
- A. A grading plan prepared by a qualified engineer,
B. A preliminary geotechnical ("soils") report prepared by a qualified engineer,
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
(Fugitive Dust Control), LQMC, and
D. A Best Management Practices report prepared in accordance with Sections
8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm
Management and Discharge Controls), LQMC.
All grading shall conform to the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by a soils engineer, or by an
engineering geologist.
A statement shall appear on the Final Map that a soils report has been prepared in
accordance with the California Health & Safety Code § 17953.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust
Control Plan provisions as submitted with its application for a grading permit.
33. The applicant shall maintain all open graded, undeveloped land in order to prevent
wind and/or water erosion of such land. All open graded, undeveloped land shall
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Planning Commission Resolution 2004-069
Tentative Tract Map 32742 — Village Builders 98, LP
Conditions of Approval - Adopted
September 14, 2004
either be planted with interim landscaping, or stabilized with such other erosion
control measures, as were approved in the Fugitive Dust Control Plan.
34. Grading within the perimeter setback and parkway areas shall have undulating
terrain and shall conform with the requirements of LQMC Section 9.60.240(F)
except as otherwise modified by this condition requirement. The maximum slope
shall not exceed 3:1 anywhere in the landscape setback area, except for the
backslope (i.e. the slope at the back of the landscape lot) which shall not exceed
2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet
adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is
within six (6) of the curb, otherwise the maximum slope within the right of way
shall not exceed 3:1. All 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.
35. Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the tentative map, unless
the pad elevations have other requirements imposed elsewhere in these
Conditions of Approval.
36. Building pad elevations of perimeter lots shall not differ by more that one foot
from the building pads in adjacent developments.
Where compliance within the above stated limits is impractical, the City may
consider alternatives that are shown to minimize safety concerns, maintenance
difficulties and neighboring -owner dissatisfaction with the grade differential.
37. 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.
38. 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
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Planning Commission Resolution 2004-069
Tentative Tract Map 32742 - Village Builders 98, LP
Conditions of Approval - Adopted
September 14, 2004
data shall be organized by lot number, and listed cumulatively if submitted at
different times.
DRAINAGE
39. The applicant shall revise proposed retention basins to comply with the provisions
of Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No. 97.03. More
specifically, stormwater falling on site during the 100 year storm shall be retained
within the development, unless otherwise approved by the City Engineer. The
tributary drainage area shall extend to the centerline of adjacent public streets.
The design storm shall be either the 3 hour, 6 hour or 24 hour event producing
the greatest total run off.
40. 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.
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. The nuisance water percolation system shall be
designed/sized to accommodate nuisance water produced by residential uses and
any domestic well sites located within the project area.
41. The project shall be designed to accommodate purging and blow -off 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.
42. No fence or wall shall be constructed around any retention basin unless approved
by the Architectural and Landscape Review Committee and the Planning
Commission.
43. 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 2004-069
Tentative Tract Map 32742 — Village Builders 98, LP
Conditions of Approval - Adopted
September 14, 2004
44. 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.
45. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
46. 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.
47. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
UTILITIES
48. The applicant shall comply with the provisions of Section 13.24.110 (Utilities),
LQMC.
49. 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.
50. 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.
51. Underground utilities shall be installed prior to overlying hardscape. For
installation of utilities in existing improved streets, the applicant shall comply with
trench restoration requirements maintained, or required by the City Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
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Planning Commission Resolution 2004-069
Tentative Tract Map 32742 - Village Builders 98, LP
Conditions of Approval - Adopted
September 14, 2004
STREET AND TRAFFIC IMPROVEMENTS
52. 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.
53. Streets shall have vertical curbs or other approved curb configurations that will
convey water without ponding, and provide lateral containment of dust and
residue during street sweeping operations. If a wedge or rolled curb design is
approved, the lip at the flowline shall be near vertical with a 1 /8" batter and a
minimum height of 0.1'. Unused curb cuts on any lot shall be restored to
standard curb height prior to final inspection of permanent building(s) on the lot.
54. The applicant shall construct the following street improvements to conform with
the General Plan (street type noted in parentheses.)
A. OFF -SITE STREETS
1) Monroe Street (Primary Arterial; 1 10' R/W Option A):
Widen the west side of the street along all frontage adjacent to the
Tentative Map boundary to its ultimate width on the west side as
specified in the General Plan and the requirements of these conditions.
Rehabilitate and/or reconstruct existing roadway pavement as
necessary to augment and convert it from a rural county -road design
standard to La Quinta's urban arterial design standard. The west curb
face shall be located forty three feet (43') west of the centerline,
except at locations where additional street width is needed to
accommodate:
a) Bus turnout (if required by Sunline Transit)
b) A deceleration/right turn only lane at Primary Entry. The
west curb face shall be located fifty five feet (55') west
of the centerline.
Other required improvements in the Monroe Street right or way and/or
adjacent landscape setback area include:
13
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Planning Commission Resolution 2004-
Tentative Tract Map 32742 - Village Builders 98, LP
Conditions of Approval - Recommended
September 14, 2004
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 touches the back of curb at intervals not to
exceed 250 feet. The sidewalk curvature radii should
vary between 50 and 300 feet, and at each point of
reverse curvature, the radius should change to assist in
creating the arrhythmic layout. The sidewalk shall
meander into the landscape setback lot and approach
within 5 feet of the multi -purpose trail at intervals not to
exceed 250 feet.
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 full
turn movements at the entry.
f) Establish a benchmark in the Monroe Street right of way
and file a record of the benchmark with the County of
Riverside.
The applicant shall extend improvements beyond the subdivision boundaries
to ensure they safely integrate with existing improvements (e.g., grading;
traffic control devices and transitions in alignment, elevation or dimensions
of streets and sidewalks).
The applicant is responsible for construction of all improvements mentioned
above. The development is eligible for reimbursement from the City's
Development Impact Fee fund in accordance with policies established for
that program. The cost of improvements expended by the applicant from the
centerline of Monroe Street to within 20 feet of the outer curb face is eligible
for reimbursement. The applicant is responsible for the remaining cost of the
improvements.
The landscape median improvements are eligible for reimbursement from the
City's Development Impact Fee fund in accordance with policies established
for that program.
P:\Reports - PC\9-14-2004\Village Builders\TTM 32742 PC COA.doc
Planning Commission Resolution 2004-
Tentative Tract Map 32742 - Village Builders 98, LP
Conditions of Approval - Recommended
September 14, 2004
B. PRIVATE STREETS
1) Construct full 36-foot wide travel width improvements
measured gutter flow line to gutter flow line plus curb and
gutter where the residential streets are double loaded.
2) The location of driveways of corner lots shall not be located
within the curb return and away from the intersection when
possible.
C. PRIVATE CUL DE SACS
1) Shall be constructed according to the lay -out shown on the
tentative map with 38-foot curb radius or greater at the bulb
similar to the layout shown on the rough grading plan.
55. All gated entries shall provide for a three -car minimum stacking capacity for
inbound traffic; and shall provide for a full turn -around outlet for non -
accepted vehicles.
Where a gated entry is proposed, the applicant shall submit a detailed exhibit
at a scale of 1 " = 10', demonstrating that those passenger vehicles that do
not gain entry into the development can safely make a full turn -around out
onto the main street from the gated entry.
Two lanes of traffic shall be provided on the entry side of each gated entry,
one lane shall be dedicated for residents, and one lane for visitors.
Entry drives, main interior circulation routes, standard knuckles, corner
cutbacks, bus turnouts, dedicated turn lanes and other features shown on
the approved construction plans, may require additional street widths as may
be determined by the City Engineer.
56. The applicant shall design street pavement sections using CalTrans' design
procedure for 20-year life pavement, and the site -specific data for soil
_ strength and anticipated traffic loading (including construction traffic).
Minimum structural sections shall be as follows:
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Planning Commission Resolution 2004-
Tentative Tract Map 32742 - Village Builders 98, LP
Conditions of Approval - Recommended
September 14, 2004
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.
57. The applicant shall submit current mix designs (less than two years old at
the time of construction) for base, asphalt concrete and Portland cement
concrete. The submittal shall include test results for all specimens used in
the mix design procedure. For mix designs over six months old, the submittal
shall include recent (less than six months old at the time of construction)
aggregate gradation test results confirming that design gradations can be
achieved in current production. The applicant shall not schedule construction
operations until mix designs are approved.
58. General access points and turning movements of traffic are limited to the
following:
1. Primary Entry (Monroe Street): Full turn movements are permitted.
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.
2. 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.
PAReports - PC\9-14-2004\Village Builders\TTM 32742 PC COA.doc
Planning Commission Resolution 2004-
Tentative Tract Map 32742 — Village Builders 98, LP
Conditions of Approval - Recommended
September 14, 2004
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
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.
64. 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
65. The applicant shall provide public transit improvements as required by
SunLine Transit Agency and approved by the City Engineer.
QUALITY ASSURANCE
66. The applicant shall employ construction quality -assurance measures that
meet with the approval of the City Engineer.
67. The applicant shall employ, or retain, qualified engineers, surveyors, and
such other appropriate professionals as are required to provide the expertise
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Planning Commission Resolution 2004-
Tentative Tract Map 32742 - Village Builders 98, LP
Conditions of Approval - Recommended
September 14, 2004
with which to prepare and sign accurate record drawings, and to provide
adequate construction supervision.
68. 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.
69. 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
70. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
71. 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
72. 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.
73. 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 permits►.
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Planning Commission Resolution 2004-
Tentative Tract Map 32742 — Village Builders 98, LP
Conditions of Approval - Recommended
September 14, 2004
COMMUNITY DEVELOPMENT DEPARTMENT
74. The applicant shall disclose all easements on any lot within the proposed
tract map to potential buyers prior to the sale of a lot within the tract map.
75. The applicant shall submit proof of abandoned easements on lots 4, 15, 27,
28, and 29 prior to the issuance of building permits for those lots.
76. The applicant shall comply with the following Historical/Archaeological and
Paleontological conditions:
A. Historical/Archeological
The site shall be monitored during on- and off -site trenching and
rough grading by qualified archaeological monitors. Proof of
retention of monitors shall be given to the City prior to issuance
of first earth -moving or clearing permit. The Torres -Martinez
Desert Cahuilla, Augustine, and Cabazon Band of Mission Indians
shall be contacted to determine if a tribe member is to be
included as an archaeological monitor.
2. The final report on the monitoring shall be submitted to the
Community Development Department prior to the issuance of the
first Certificate of Occupancy for the project.
3. Collected archaelogical resources shall be properly packaged for
long term curation, in polyethylene self -seal bags, vials, or film
cans as appropriate, all within acid -free, standard size,
comprehensively labeled archive boxes and delivered to the City
prior to issuance of first Certificate of Occupancy for the
property. Materials shall be accompanied by descriptive
catalogue, field notes and records, primary research data, and the
original graphics.
B. Paleontological
1. On- and off -site monitoring of earth -moving and grading in areas
identified as likely to contain paleontological resources shall be
conducted by a qualified paleontological monitor. The monitor
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Planning Commission Resolution 2004-
Tentative Tract Map 32742 - Village Builders 98, LP
Conditions of Approval - Recommended
September 14, 2004
shall be equipped to salvage fossils as they are unearthed to
avoid construction delays and to remove samples of sediments
that are likely to contain the remains of small fossil invertebrates
and vertebrates. The monitor shall be empowered to temporarily
halt or divert equipment to allow removal of abundant or large
specimens. Proof that a monitor has been retained shall be given
to City prior to issuance of first earth -moving permit, or before
any clearing of the site is begun.
2. Recovered specimens shall be prepared to the point of
identification and permanent preservation, including washing of
sediments to recover small invertebrates and vertebrates.
3. A report of findings with an appended itemized inventory of
specimens shall be submitted to the City prior to the first
occupancy of a residence being granted by the City. The report
shall include pertinent discussions of the significance of all
recovered resources where appropriate. The report and inventory,
when submitted will signify completion of the program to mitigate
impacts to paleontological resources.
4. Collected resources and related reports, etc. shall be given to the
City for curation. Packaging of resources, reports, etc. shall
comply with standards commonly used in the paleontological
industry.
77. The applicant shall comply with all of the mitigation measures imposed on
the project to reduce impacts to less than significant levels. Prior to the
issuance of grading permits, the project proponent shall submit to the City
Engineer, for review and approval, a liquefaction study which determines
whether the project will be subject to liquefaction. Any recommendations
made in the study shall be implemented in project construction.
PAReports - PC\9-14-2004\Village Builders\TTM 32742 PC COA.doc