PCRES 2004-101 Griffin Ranch TTM 32879PLANNING COMMISSION RESOLUTION 2004-101
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE
CITY COUNCIL APPROVAL OF TENTATIVE TRACT 32879,
DIVIDING ±199.0 ACRES INTO 303 SINGLE-FAMILY LOTS
CASE NO. TENTATIVE TRACT MAP 32879
APPLICANT: TRANSWEST HOUSING
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 14th day of December, 2004, hold a duly -noticed Public Hearing, continued
from November 9, 2004 and November 23, 2004, to consider a recommendation on
Tentative Tract Map 32879, a request to subdivide ± 199.0 acres into 303 single-
family residential lots, one ± 11 acre recreation lot, three well sites and other
common lots, located generally on the south side of Avenue 54, the east side of
Madison Street, the north side of Avenue 55, to '/4 mile west of Monroe Street, more
particularly described as:
PORTIONS OF THE NORTH 1/2 OF SECTION 15, T6S, R7E, S.B.B.M.
WHEREAS, the La Quinta Community Development Department has
prepared Environmental Assessment 2004-526, and has determined that, although the
proposed project could have a significant effect on the environment, there will not be a
significant effect in this case because mitigation measures incorporated into the
project approval will mitigate or reduce any potential impacts to a level of non -
significance; and,
WHEREAS, at said public hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Planning Commission did make the following findings to justify their recommendation for
approval of Tentative Tract Map 32879:
1 . The proposed Tentative Tract Map 32879 is consistent with the City's General
Plan, as amended, with the implementation of Conditions of Approval to provide
for adequate storm water drainage, street improvements and other
infrastructure improvements. The project is consistent with the adopted Very
Low Density Residential land use designation of up to two dwelling units per
acre, as set forth in the General Plan as amended by General Plan Amendment
2004-103.
Planning Commission Resolution No. 2004-101
Tentative Tract 32879
Transwest Housing
December 14, 2004
2. The design and improvements of the proposed Tentative Tract Map 32879 are
consistent with the City's General Plan, with the implementation of
recommended conditions of approval to ensure proper street widths, perimeter
walls, and timing of their construction.
3. As conditioned, the design of Tentative Tract Map 32879 and type of
improvements, acquired for access through, or use of, property within the
proposed subdivision will not conflict with such easements.
4. The design of Tentative Tract Map 32879 and type of improvements are not likely
to cause serious public health problems, in that this issue was considered in
Environmental Assessment 2004-526, in which no significant health or safety
impacts were identified for the proposed project.
5. The site for Tentative Tract 32879 is physically suitable for the proposal as
natural slopes do not exceed 20%, and there are no identified geological
constraints on the property that would prevent development pursuant to the
geotechnical study prepared for the subdivision.
6. The proposed site for Tentative Tract 32879 is surrounded by unimproved land
which is not under control of the applicant, and is not proposed for development
at this time. Provisions have been made for procuring the necessary right-of-
way and construction of off -site improvements associated with this parcel, as
required under the La Quinta General Plan
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the Planning
Commission in this case;
2. That it does hereby require compliance with those mitigation measures specified
by Environmental Assessment 2004-526, prepared for Tentative Tract Map
32879;
3. That it does recommend approval of Tentative Tract Map 32879 to the City
Council, for the reasons set forth in this Resolution and subject to the attached
Conditions of Approval.
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Planning Commission Resolution No. 2004-101
Tentative Tract 32879
Transwest Housing
December 14, 2004
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
Planning Commission held on this 14th day of December, 2004, by the following vote
to wit:
AYES: Commissioners Daniels, Krieger, Ladner, and Quill
NOES: None
ABSENT: Chairman Kirk
ABSTAIN: None
P/AUL QUILL, Vice Chairman
City of La Quinta, California
ATTEST:
THOMAS P. GENOVESE, City Manager/
Interim Community Development Director
City of La Quinta, California
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PLANNING COMMISSION RESOLUTION 2004-101 EXHIBIT "A"
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 32879
TRANSWEST HOUSING
DECEMBER 14, 2004
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta
("City"), its agents, officers and employees from any claim, action or proceeding to
attack, set aside, void, or annul the approval of this Specific Plan. 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 Specific Plan 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)
• Sun Line 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 2004-101
Conditions of Approval - Adopted
Tentative Tract 32879
December 14, 2004
A project -specific NPDES construction permit must be obtained by the applicant; and
who then shall submit a copy of the Regional Water Quality Control Board's
("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOV'), prior to the
issuance of a grading or site construction permit by the City.
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.
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Planning Commission Resolution 2004-101
Conditions of Approval - Adopted
Tentative Tract 32879
December 14, 2004
6) Waste Management and Materials Pollution Control.
E. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading, pursuant
to this project.
F. The approved SWPPP and BMPs shall remain in effect for the entire duration
of project construction until all improvements are completed and accepted by
the City.
PROPERTY RIGHTS
5. 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.
6. 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.
7. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Madison Street (Primary Arterial per GPA 2004-130, 1 10' ROW) — The
standard 55 feet from the centerline of Madison Street for a total 1 10-
foot ultimate developed right of way except an additional right of way
dedication at the Madison Street and Avenue 54 intersection measured
76 feet east of the centerline of Madison Street to accommodate a
300-foot long dual left turn lane for northbound Madison Street to
westbound Avenue 54 and a 150-foot deceleration/right turn only lane
plus variable width taper length to accommodate improvements
conditioned under STREET AND TRAFFIC IMPROVEMENTS.
Also, additional right of way on Madison Street for a deceleration/right
turn only lane at the proposed primary entry measured 62 feet east of
the centerline of Madison Street and length to be determined by a
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Planning Commission Resolution 2004-101
Conditions of Approval - Adopted
Tentative Tract 32879
December 14, 2004
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.
2) Avenue 54 (Secondary Arterial, 88' ROW) - 44 feet from the centerline
of Avenue 54 for a total 88-foot ultimate developed right of way except
for an additional right of way dedication at the secondary entry
intersection of 56 feet from 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 to accommodate improvements conditioned
under STREET AND TRAFFIC IMPROVEMENTS.
8. 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.
9. The private street right-of-ways to be retained for private use required for this
development include:
A. PRIVATE STREETS
1) Street "A" (except for Access Drive), Streets "B" thru "J", "M" thru
"Z", and "AA" thru "CC". - Private Residential Streets measured at
gutter flow line to gutter flow line shall have a 36-foot travel width for
double loaded streets.
2) Streets "K", " U', "DD" and "EE" - Private Residential Streets rReasafed
shall have a 28-foot travel width if
on -street parking is prohibited, and provided there is adequate off-street
parking for residents and visitors, and the applicant establishes
provisions for ongoing enforcement of the parking restriction in the
CC&R's. The CC&R's shall be reviewed and approved by the
Engineering Department prior to recordation.
3) Wedge curbs approved by the City Engineer shall be used on all private
streets, unless alternative design standards are approved.
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Planning Commission Resolution 2004-101
Conditions of Approval - Adopted
Tentative Tract 32879
December 14, 2004
B. CUL DE SACS
11 The cul de sac design shall have a minimum 38-foot curb radius at the
bulb or larger.
C. KNUCKLE
1) The knuckle shall conform to the shape shown on the specific plan
except for minor revision as may be required by the City Engineer.
10. 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.
1 1 . 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 Specific Plan 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.
14. The applicant shall create perimeter landscaping setbacks along all public right -of-
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Planning Commission Resolution 2004-101
Conditions of Approval - Adopted
Tentative Tract 32879
December 14, 2004
ways as follows:
A. Madison Street (Major Arterial) — A minimum 20-foot from the R/W-P/L.
B. Avenue 54 (Secondary Arterial) — A minimum 10-foot from the R/W-P/L.
The listed setback depth shall be the average depth where a meandering wall design
is approved.
The setback requirements shall apply to all frontages including, but not limited to,
remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the
applicant shall offer for dedication blanket easements for those purposes on the Final
Map.
15. The applicant shall offer for dedication those easements necessary for the placement
of, and access to, utility lines and structures, drainage basins, mailbox clusters, park
lands, and common areas on the Final Map.
16. Direct vehicular access to Madison Street and Avenue 54 from lots with frontage
along Madison Street and Avenue 54 are restricted, except for those access points
identified on the specific plan, or as otherwise conditioned in these conditions of
approval. The vehicular access restriction shall be shown on the recorded final tract
map.
17. The applicant shall furnish proof of easements, or written permission, as appropriate,
from those owners of all abutting properties on which grading, retaining wall
construction, permanent slopes, or other encroachments will occur.
18. The applicant shall cause no easement to be granted, or recorded, over any portion
of the subject property between the date of approval of the Specific Plan and the
date of recording of any Final Map, unless such easement is approved by the City
Engineer.
FINAL MAPS
19. Prior to the City's approval of a Final Map, the applicant shall furnish accurate
AutoCAD files of the Final Map that was approved by the City's map checker on a
storage media acceptable to the City Engineer. Such files shall be in a standard
AutoCAD format so as to be fully retrievable into a basic AutoCAD program.
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Planning Commission Resolution 2004-101
Conditions of Approval - Adopted
Tentative Tract 32879
December 14, 2004
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.
20. Improvement plans shall be prepared by or under the direct supervision of qualified
engineers and/or architects, as appropriate, and shall comply with the provisions of
Section 13.24.040 (Improvement Plans), LQMC.
21. The following improvement plans shall be prepared and submitted for review and
approval by the 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 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 Rough Grading Plan
1 "
= 40'
Horizontal
B. PM10 Plan
1"
= 40'
Horizontal
C. SWPPP
1"
= 40'
Horizontal
Note: A through C shall be processed concurrently.
D. Storm Drain Plans 1 " = 40' Horizontal
E. Off -Site Street Plan 1 " = 40' Horizontal
1 " = 4' Vertical
F. Off -Site Signing & Striping Plan 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.
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Planning Commission Resolution 2004-101
Conditions of Approval - Adopted
Tentative Tract 32879
December 14, 2004
G. On -Site Street Improvement/ Signing & Striping Plan
1 " = 40' Horizontal,
1 " = 4' Vertical
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.
H. 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.
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.
22. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction on the Public Works Online Engineering Library at
http://www.la-quinta.org/publicworks/tractl/z onlinelibrary/0 intropage.htm.
23. The applicant shall furnish a complete set of the AutoCAD files of all approved
improvement plans on a storage media acceptable to the City Engineer. The files
shall be saved in a standard AutoCAD format so they may be fully retrievable through
a basic AutoCAD program.
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Planning Commission Resolution 2004-101
Conditions of Approval - Adopted
Tentative Tract 32879
December 14, 2004
At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the AutoCAD files in order to
reflect the as -built conditions.
Where the improvement plans were not produced in a standard AutoCAD format, or
a file format that can be converted to an AutoCAD format, the City Engineer will
accept raster -image files of the plans.
IMPROVEMENT SECURITY AGREEMENTS
24. Prior to approval of any Final Map, the applicant shall construct all on and off -site
improvements and satisfy its obligations for same, or shall furnish a fully secured and
executed Subdivision Improvement Agreement ("SIA") guaranteeing the construction
of such improvements and the satisfaction of its obligations for same, or shall agree
to any combination thereof, as may be required by the City.
25. Any Subdivision Improvement Agreement ("SIA") entered into by and between the
applicant and the City of La Quinta, for the purpose of guaranteeing the completion
of any improvements related to this Specific Plan, shall comply with the provisions of
Chapter 13.28 (Improvement Security), LQMC.
26. Improvements to be made, or agreed to be made, shall include the removal of any
existing structures or other obstructions which are not a part of the proposed
improvements; and shall provide for the setting of the final survey monumentation.
When improvements are phased through a "Phasing Plan," or an administrative
approval (e.g., Site Development Permits), all off -site improvements and common on -
site improvements (e.g., backbone utilities, retention basins, perimeter walls,
landscaping and gates) shall be constructed, or secured through a SIA, prior to the
issuance of any permits in the first phase of the development, or as otherwise
approved by the City Engineer.
Improvements and obligations required of each subsequent phase shall either be
completed, or secured through a SIA, prior to the completion of homes or the
occupancy of permanent buildings within such latter phase, or as otherwise approved
by the City Engineer.
In the event the applicant fails to construct the improvements for the development,
or fails to satisfy its obligations for the development in a timely manner, pursuant to
the approved phasing plan, the City shall have the right to halt issuance of all
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Planning Commission Resolution 2004-101
Conditions of Approval - Adopted
Tentative Tract 32879
December 14, 2004
permits, and/or final inspections, withhold other approvals related to the development
of the project, or call upon the surety to complete the improvements.
27. Depending on the timing of the development of this Specific Plan, and the status of
the off -site improvements at the time, the applicant may be required to:
A. Construct certain off -site improvements.
B. Construct additional off -site improvements, subject to the reimbursement of
its costs by others.
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this specific plan.
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. Particularly,
Madison Street Improvements including traffic signal at Avenue 54 shall be
completed and operational prior to the issuance of the 25th Building Permit of the
applicant for the project. Avenue 54 off -site street improvements shall be completed
by the issuance of the 400 50th Building Permit or April 1 May 31, 2006, whichever
occurs later. The applicant shall have all off -site improvements completed and
accepted by the City of La Quinta prior to 20% occupancy of the Speeifie Plaa
Tentative Tract.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Final Map, or
the issuance of any permit related thereto, reimburse the City for the costs of such
improvements.
28, If the applicant elects to utilize the secured agreement alternative, the applicant shall
submit detailed construction cost estimates for all proposed on -site and off -site
improvements, including an estimate for the final survey monumentation, for
checking and approval by the City Engineer. Such estimates shall conform to the
unit cost schedule adopted by City resolution, or ordinance.
For items not listed in the City's unit cost schedule, the proposed unit costs shall be
approved by the City Engineer.
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Planning Commission Resolution 2004-101
Conditions of Approval - Adopted
Tentative Tract 32879
December 14, 2004
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.
RT.7a\91124f11
29. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
30. Prior to occupancy of the project site for any construction, or other purposes, the
applicant shall obtain a grading permit approved by the City Engineer.
31. On -site grading shall be limited to a maximum of 13 acres on any work day, to the
fullest reasonable extent.
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.
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Planning Commission Resolution 2004-101
Conditions of Approval - Adopted
Tentative Tract 32879
December 14, 2004
A statement shall appear on the Final Map that a soils report has been prepared in
accordance with the California Health & Safety Code § 17953.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust Control
Plan provisions as submitted with its application for a grading permit.
33. The applicant shall maintain all open graded, undeveloped land in order to prevent
wind and/or water erosion of such land. All open graded, undeveloped land shall
either be planted with interim landscaping, or stabilized with such other erosion
control measures, as were approved in the Fugitive Dust Control Plan.
34. Grading within the perimeter setback and parkway areas shall have undulating terrain
and shall conform with the requirements of LQMC Section 9.60.240(F) except as
otherwise modified by this condition requirement. The maximum slope shall not
exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e.
the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted
with ground cover. The maximum slope in the first six (6) feet adjacent to the curb
shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (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 0.5") 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.
37. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development.
Where compliance within the above stated limits is impractical, the City may consider
alternatives that are shown to minimize safety concerns, maintenance difficulties and
neighboring -owner dissatisfaction with the grade differential.
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Planning Commission Resolution 2004-101
Conditions of Approval - Adopted
Tentative Tract 32879
December 14, 2004
38. Prior to any site grading or regrading that will raise or lower any portion of the site by
more than plus or minus three tenths of a foot from the elevations shown on the
approved Specific Plan, the applicant shall submit the proposed grading changes to
the City Staff for a substantial conformance finding review.
39. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or surveyor.
Each pad certification shall list the pad elevation as shown on the approved grading
plan, the actual pad elevation and the difference between the two, if any. Such pad
certification shall also list the relative compaction of the pad soil. The data shall be
organized by lot number, and listed cumulatively if submitted at different times.
40. The footings of perimeter walls along abutting properties shall be designed to be
within the Specific Plan property and not encroach into the abutting properties.
DRAINAGE
41. The applicant shall 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. 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.
42. 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 nuisance water surges from the following: landscape area, residential unit,
and off -site street nuisance water. Flow from adjacent well sites shall be designed for
retention area percolation by a separate infiltration system approved by the City
Engineer. The sand filter design shall be per La Quinta Standard 370 with the
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Planning Commission Resolution 2004-101
Conditions of Approval - Adopted
Tentative Tract 32879
December 14, 2004
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.
43. The project shall be designed to accommodate purging and blowoff water (through
underground piping and/or retention facilities) from any on -site or adjacent well sites
granted or dedicated to the local water utility authority as a requirement for
development of this property.
44. 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. Individual lot retention requires greater that 43,560
square feet of area.
45. Individual lot basins for lots 43,560 s.f. in size or larger shall be approved by the City
Engineer. If individual lot retention is approved, the applicant shall meet all individual
lot retention provisions of Chapter 13.24, LQMC. Additionally, the applicant shall
apprise prospective owners of said lots of the perpetual maintenance of the retention
basin either by the individual property owner or the HOA. An easement for the
individual lot retention basin shall be shown on the individual lot title documents.
46. Stormwater may not be retained in landscaped parkways or landscaped setback lots.
Only incidental storm water (precipitation which directly falls onto the setback) will
be permitted to be retained in the landscape setback areas. The perimeter setback
and parkway areas in the street right-of-way shall be shaped with berms and
mounds, pursuant to Section 9.1OO.O4O(B)(7), LQMC.
47. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
48. The development shall be graded to permit storm flow in excess of retention capacity
to flow out of the development through a designated overflow and into the historic
drainage relief route.
49. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
50. Segmented keystone retention basin walls shown as Section 1-1 are not approved.
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Planning Commission Resolution 2004-101
Conditions of Approval - Adopted
Tentative Tract 32879
December 14, 2004
The applicant shall redesign retention basin Lot "E" where the wall will be beneath
the water surface during storms to a single reinforced concrete retaining wall with
decorative face or other design approved by the City Engineer or comply with the
provisions of Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No. 97.03.
UTILITIES
51. The applicant shall comply with the provisions of Section 13.24.110 (Utilities),
LQMC.
52. 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.
53. 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.
54. Underground utilities shall be installed prior to overlying hardscape. For installation of
utilities in existing improved streets, the applicant shall comply with trench
restoration requirements maintained, or required by the City Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
55. 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.
56. The applicant shall construct the following street improvements to conform with the
General Plan. Off -site street improvements shall be completed before 20%
occupancy of the development.
A. OFF -SITE STREETS
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Planning Commission Resolution 2004-101
Conditions of Approval - Adopted
Tentative Tract 32879
December 14, 2004
1) Madison Street (Primary Arterial per GPA 2004-103, 1 10' ROW):
Widen the east side of the street along all frontage adjacent to the Tentative
Map boundary to its ultimate width on the east side as specified in the General
Plan Amendment 2004-103 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) A dual left turn lane and a deceleration/right turn only lane at the
Madison Street and Avenue 54 intersection. The east curb face
shall be located sixty-four feet (64') east of the centerline for a
length of 300 feet plus variable width taper length as required by
the City Engineer.
b) A deceleration/right turn only lane at the Project's Primary Entry
on Madison Street. The east curb face shall be located fifty feet
(50') 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 and approved by the
City Engineer. As a minimum, the required right of way shall be
for a length of 100 feet plus a variable dedication of an additional
length of 50 feet.
Other required improvements in the Madison 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) Half width of an 18' - foot wide raised landscaped median along
the entire boundary of the Specific Plan.
e) Establish a benchmark in the Madison Street right of way and file
a record of the benchmark with the County of Riverside.
f) A 10-foot wide Multi -Purpose Trail. The applicant shall construct
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Planning Commission Resolution 2004-101
Conditions of Approval - Adopted
Tentative Tract 32879
December 14, 2004
a multi -use trail per La Quinta Standard 260 along the Madison
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.
2) Avenue 54 (Secondary Arterial with Class II Bike Lane, 88' ROW):
Widen the south side of the street from Madison Street to the east boundary
lot of the Tentative Tract 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 south curb face shall be located
thirty six feet (36') south of the centerline, except at locations where
additional street width is needed to accommodate:
a) Bus turnout (as required by the Coachella Valley Unified School
District.) The bus turnout shall be located at the west project
area, and to be determined in the street improvement plan
process.
b) Deceleration/right turn only lanes at both of the Project's
Secondary Entries on Avenue 54 if required pursuant to
Engineering Bulletin #03-08. The east curb face shall be located
forty eight (48') south 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 and
approved by the City Engineer. 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 Avenue 54 right or way and/or adjacent
landscape setback area include:
c) All appurtenant components such as, but not limited to: curb,
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Planning Commission Resolution 2004-101
Conditions of Approval - Adopted
Tentative Tract 32879
December 14, 2004
gutter, traffic control striping, legends, and signs.
an
e) The applicant shall remove all existing trees adjacent to the
Avenue 54 boundary of the Tentative Tract Map. The tree root
systems shall be removed to three (3) feet below finish grade
and as approved by the City Engineer. Tree removal between the
west and east sections of the Tentative Tract Map shall occur at
the time the subject improvements are installed, and shall be
completed but is not required until issuance of the 4-00 50`h
building permit but not prior to April 1 May 31, 2006.
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).
3) The applicant shall install the traffic signal at the intersection of
Madison Street and Avenue 54 when warrants are met. Applicant is
responsible for 1100 ° design and
installation of the traffic signal. However, the applicant is eligible for
reimbursement from the City's Development Impact Fee fund in
accordance with policies established for that program. Applicant shall
bond for the traffic signal DIF reimbursement amount adjusted for
design and installation eRtOF into a SIA to post seGLiFity fOF 100 ° Of
the cast to design and ?^stall the t•^f0^ signal prior to issuance of an
on -site grading permit; the security shall remain in full force and effect
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Planning Commission Resolution 2004-101
Conditions of Approval - Adopted
Tentative Tract 32879
December 14, 2004
until the signal is actually installed by the applicant. ^• •he deyelepBF OR
!he ethelF side of the StFeet.
B. PRIVATE STREETS
1) Construct full 36-foot wide travel width measured gutter flow line to
gutter flow line within a 41-foot right-of-way where the residential
streets are double loaded.
2) Construct a 28-foot wide measured gutter flow line to gutter flow line
where on -street parking is prohibited on both sides and the applicant
makes provisions for perpetual enforcement of the No Parking
restrictions.
3) Roundabout designs shall provide adequate intersection sight distances
and signage for each approach leg. Additionally, roundabout shall be
designed by a design professional with demonstrated experience with
roundabout design and as approved by the City Engineer and the Fire
Department.
4) The location of driveways of corner lots shall not be located within the
curb return and away from the intersection when possible.
5) Private streets shall be redesigned to utilize wedge curb designs
approved by the City Engineer for proper handling of Stormwater from
lot frontages. The design of street "EE" at Lots 1 and 20 shall be
approved by the Fire Department or redesigned to accommodate
emergency vehicle turnaround.
C. PRIVATE CUL DE SACS
1) Private Cul-de-sacs shall be constructed with a 38-foot curb radius or
greater, measured gutter flow -line to gutter flow -line.
D. KNUCKLE
11 Construct the knuckle to conform to the lay -out shown in the specific
plan, except for minor revisions as may be required by the City
Engineer.
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Planning Commission Resolution 2004-101
Conditions of Approval - Adopted
Tentative Tract 32879
December 14, 2004
E. ON -SITE MULTI -PURPOSE TRAILS. The applicant shall submit a Site
Development Plan showing the proposed sidewalk and multi -purpose trail
system within the development. The on -site sidewalk including curb ramp and
multi -purpose trail alignments shall be separated when possible. The design of
multi -purpose trails including finished surface, geometry, curb transitions,
slopes, sight distances, signing, and location shall be approved by the
Engineering Department on the Site Development Plan submittal. The applicant
shall submit engineered drawings of multi -purpose trails for each phase with
the on -site street improvement plans.
Improvements including multi -purpose trail street intersections shall include
appurtenances such as traffic control signs, markings and other devices, and
raised medians if required.
57. 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.
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.
58. 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
Secondary Arterial
3.0" a.c./4.5" c.a.b.
4.0" a.c./6.0" c.a.b.
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Planning Commission Resolution 2004-101
Conditions of Approval - Adopted
Tentative Tract 32879
December 14, 2004
Primary Arterial 4.5" a.c./6.0" c.a.b.
or the approved equivalents of alternate materials.
59. 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.
60. General access points and turning movements of traffic are limited to the following:
A. Madison Street
Primary Entry (Madison Street): Full turn movements in and out are allowed.
B. Avenue 54
West Secondary Entry (Avenue 54, 850' east of Madison Street): Full turn
movements in and out are allowed.
East Secondary Entry (Avenue 54, 3075' east of Madison Street): Full turn
movements in and out are allowed.
61. 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.
62. 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
63. 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
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Planning Commission Resolution 2004-101
Conditions of Approval - Adopted
Tentative Tract 32879
December 14, 2004
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
64. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
65. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas.
66. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a licensed landscape architect.
The applicant shall submit the landscape plans for approval by the Community
Development Department (COD), prior to plan checking by the Public Works
Department. When plan checking has been completed by CDD, the applicant shall
obtain the signatures of Coachella Valley Water District (CVWD) and the Riverside
County Agricultural Commissioner, prior to submittal for signature by the City
Engineer. Prior to CVWD review, the applicant shall provide calculations that meet
the requirements of Chapter 8.13 of the Municipal Code - Water Efficient
Landscaping.
An overall preliminary landscaping shall be prepared for all common area landscaping
and parkways, pursuant to the requirements of the recently adopted Water Efficient
Landscaping Ordinance, to include a preliminary estimate of water use for the entire
site. This plan shall be reviewed by the ALRC and accepted by Planning Commission
prior to final construction plans being accepted for sign -off.
NOTE: Plans are not approved for construction until signed by the City Engineer.
67. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn areas shall be minimized with no
lawn, or spray irrigation, being placed within 18 inches of curbs along public
streets.
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Planning Commission Resolution 2004-101
Conditions of Approval - Adopted
Tentative Tract 32879
December 14, 2004
PUBLIC SERVICES
68. The applicant shall provide public transit improvements as may be required by
SunLine Transit Agency and approved by the City Engineer. The applicant shall
coordinate with Sunline Transit and Coachella Valley Unified School District to
determine any requirement for a bus turnout on Avenue 54.
FIRE MARSHAL
69. For residential areas, approved standard fire hydrants, located at each intersection
and spaced 330 feet apart with no portion of any lot frontage more than 165 feet
from a hydrant. Minimum fire flow shall be 1000 GPM for a 2-hour duration at 20
PSI. Off -site hydrants are required at any entry and every 660 feet around the
perimeter of the project.
70. Blue dot retro-reflectors shall be placed in the street 8 inches from centerline to the
side that the fire hydrant is on, to identify fire hydrant locations.
71. Any turn or cul-de-sac requires a minimum 38-foot outside turning radius.
72. Flag lots such as Lot 230 will not be permitted for safety reasons.
73. All structures shall be accessible from an approved roadway to within 150 feet of all
portions of the exterior of the first floor of the buildings, as measured by outside path
of travel.
74. The minimum dimension for access roads and gates is 20 feet clear and unobstructed
width and a minimum vertical clearance of 13 feet, 6 inches in height.
75. Any gate providing access from a public roadway to a private entry roadway shall be
located at least 35 feet setback from the roadway and shall open to allow a vehicle
to stop without obstructing traffic on the road. Where a one-way road with a single
traffic lane provides access to a gate entrance, a 38-foot turning radius shall be used.
76. Gates shall be automatic, minimum 20 feet in width and shall be equipped with a
rapid entry system (KNOX). Plans shall be submitted to the Fire Department for
approval prior to installation. Automatic gate pins shall be rated with a shear pin
force, not to exceed 30 pounds. Gates activated by the rapid entry system shall
remain open until closed by the rapid entry system.
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Planning Commission Resolution 2004-101
Conditions of Approval - Adopted
Tentative Tract 32879
December 14, 2004
77. The required water system, including fire hydrants, shall be installed and accepted by
the appropriate water agency prior to any combustible building material being placed
on an individual lot. Two sets of water plans are to be submitted to the Fire
Department for approval.
78. The applicant or developer shall prepare and submit to the Fire Department for
approval, a site plan designating required fire lanes with appropriate lane painting
and/or signs
QUALITY ASSURANCE
79. The applicant shall employ construction quality -assurance measures that meet with
the approval of the City Engineer.
80. 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.
81. 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.
82. 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
83. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance),
LQMC.
84. The applicant shall make provisions for the continuous and perpetual maintenance of
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Planning Commission Resolution 2004-101
Conditions of Approval - Adopted
Tentative Tract 32879
December 14, 2004
all private on -site improvements, perimeter landscaping, access drives, and
sidewalks.
FEES AND DEPOSITS
85. 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.
86. 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)•
87. Provisions shall be made to comply with the terms and requirements of the City's
adopted Art in Public Places program in effect at the time of issuance of building
permits.
COMMUNITY DEVELOPMENT
88. Revisions to the tentative map during plan check including, but not limited to, lot line
alignments, easements, improvement plan revisions, and similar minor changes which
do not alter the design (layout, street pattern, etc.) may be administratively approved
through the plan check process, with the mutual consent and approval of the
Community Development and Public Works Directors. This shall include increases or
decreases in number of lots meeting the general criteria above, but involving a
change of no more than 5% of the total lot count of the Tentative Map as approved.
Any revisions that would exceed the General Plan density standards, based on net
area calculations, must be processed as an amended map, as set forth in Title 13,
LQMC.
89. Architecture and site plan provisions for all proposed uses, including typical building
design for the residential unit buildings, shall be subject to review by the City under
the Site Development Permit process. Building heights for the residential unit
buildings shall be limited as specified in Condition 98. Height limits for other ancillary
use structures shall be as set forth in the Griffin Ranch Specific Plan document, or as
may be specified during site development review for each particular use.
90. Local tribes shall be contacted in writing for comments prior to issuance of the first
grubbing, earth -moving or grading permit. The applicant shall provide the Community
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Planning Commission Resolution 2004-101
Conditions of Approval - Adopted
Tentative Tract 32879
December 14, 2004
Development Department with all written responses received within one month prior
to issuance of any grading permit. One Native American monitor shall be required
should the tribes request it.
91. The site shall be monitored during on and off -site trenching and rough grading by
qualified archaeological and paleontological monitors. Proof of retention of monitors
shall be submitted to the City prior to issuance of the first earth -moving or clearing
permit.
The final report on the monitoring shall be submitted to the Community Development
Department prior to the issuance of the first production home permit for the project.
92. Collected archaeological resources shall be properly packaged for long term curation,
in polyethylene self -seal bags, vials, or film cans as appropriate, all within acid -free,
standard size, comprehensively labeled archive boxes and delivered to the City prior
to issuance of first Certificate of Occupancy for the property. Materials shall be
accompanied by descriptive catalogue, field notes and records, primary research
data, and the original graphics.
93. Results of the final artifact analysis and site interpretation shall be submitted to the
Community Development Department for review by the Historic Preservation
Commission prior to issuance of the first grading, clearing or grubbing permit.
94. A paleontologic resource survey shall be conducted on the project site prior to the
initiation of any ground disturbance. The study shall be conducted in conformance
with the City's standards for such a study, and shall be submitted for review and
approval.
95. The developer shall incorporate the recommendations contained in the acoustical
analysis prepared for the Griffin ranch Specific Plan, cited as "Griffin Ranch Specific
Plan and Tentative Map Air Quality and Noise Impact Study," Endo Engineering,
September, 2004.
96. A final noise analysis shall be completed, prior to issuance of any building permits,
when final lot layout and pad elevations have been completed to assure that the wall
requirements are sufficient to meet the City's standards.
97. Parkland dedication fees shall be determined as set forth in Chapter 13.48 (Park
Dedications) of the La Quinta Municipal Code. The required fee shall be paid prior to
City Council approval of any final map for Tentative Tract 32879.
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Planning Commission Resolution 2004-101
Conditions of Approval - Adopted
Tentative Tract 32879
December 14, 2004
98. Building heights shall be limited to one story/22 feet for all lots within 150 feet of the
ultimate right-of-way lines for Avenue 54 and Madison Street.
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