PCRES 2004-102PLANNING COMMISSION RESOLUTION 2004-102
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF THE SUBDIVISION OF ±9.25 ACRES INTO 29
SINGLE-FAMILY LOTS AND MISCELLANEOUS LOTS
CASE NO.: TENTATIVE TRACT MAP 32751
APPLICANT: GROVE PARTNERS LQ, LLC
WHEREAS, the Planning Commission of the City of La Quinta,
California, did, on the 141h day of December 2004, hold a duly noticed Public
Hearing to consider a request by Grove Partners LQ, LLC, to subdivide ±9.25 acres
into 29 single-family lots and miscellaneous lots, generally located at the southwest
corner of Jefferson Street and Pomelo, more particularly described as follows:
APN: 772-190-020
WHEREAS, said Tentative Tract Map 32751 has complied with the
requirements and rules to implement the California Environmental Quality Act
(CEQA) of 1970, as amended (Resolution 83-63), in that the project has been
assessed in conjunction with Environmental Assessment 85-034 for Specific Plan
85-006 which was certified by the City Council on October 15, 1985. No changed
circumstances or conditions are proposed, or new information submitted which
would trigger the preparation of a subsequent environmental review pursuant to
Public Resources Code Section 21166.
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 32751:
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 of La Quinta General Plan in that all streets and improvements in the
proposed project will conform to City standards contained in the General Plan
and Subdivision Ordinance. Access for the land uses on the site will be
provided from an existing street in the immediate area. The density and design
for the tract will comply with the Land Use Element of the General Plan.
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Planning Commission Resolution 2004-102
Tentative Tract Map 32751
Grove Partners LQ, LLC
December 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 project has been assessed in conjunction with
Environmental Assessment 85-034 for Specific Plan 85-006 which was
certified by the City Council on October 15, 1985. No changed circumstances
or conditions are proposed, or new information submitted which would trigger
the preparation of a subsequent environmental review pursuant to Public
Resources Code Section 21166.
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 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 is an existing street 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:
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 32751 to the
City Council, subject to the attached Conditions of Approval.
PASSED, APPROVED and ADOPTED at a regular meeting of the City
of La Quinta Planning Commission, held on this 14th day of December, 2004, by
the following vote, to wit:
AYES: Commissioners Daniels, Krieger, Ladner, Quill, and Chairman Kirk
NOES: None
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Planning Commission Resolution 2004-
Tentative Tract Map 32751
Grove Partners LQ, LLC
December 14, 2004
ABSENT: None
ABSTAIN: None
AIRK, Chairman
of La Quinta, California
ATTEST:
THOMA P. GENOVESE, City Manager/
Interim Community Development Director
City of La Quinta, California
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PLANNING COMMISSION RESOLUTION 2004-102
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 32751 — GROVE PARTNER LQ, LLC
DECEMBER 14, 2004
hFNFRAI_
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
Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
SCAQMD Coachella Valley
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
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PLANNING COMMISSION RESOLUTION 2004-102
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 32751 — GROVE PARTNER LQ, LLC
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 ("NOI"), 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 (11 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 design professional can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com for
use in their SWPPP preparation.
B. The applicant's SWPPP shall be approved by the City Engineer prior to any
on or off -site grading being done in relation to this project.
C. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including acceptance
of all improvements by the City.
D. The applicant's SWPPP shall include provisions for all of the following Best
Management Practices ("BMPs") (8.70.020 (Definitions), LQMC):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
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_ PLANNING COMMISSION RESOLUTION 2004-102
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 32751 — GROVE PARTNER LQ, LLC
DECEMBER 14, 2004
E. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading,
pursuant to this project.
F. The approved SWPPP and BMPs shall remain in effect for the entire
duration of project construction until all improvements are completed and
accepted by the City.
5. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at the
time of issuance of building permit(s).
PROPERTY RIGHTS
6. Prior to issuance of any permit(s), the applicant shall acquire or confer easements
and other property rights necessary for the construction or proper functioning of
the proposed development. Conferred rights shall include irrevocable offers to
dedicate or grant access easements to the City for emergency services and for
maintenance, construction and reconstruction of essential improvements.
7. The applicant shall offer for dedication on the Final Map all public street right-of-
ways in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and/or as required by the City Engineer.
8. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Jefferson Street (Major Arterial, 120' ROW) — No additional right of
way dedication is required. The following is conditioned for the
existing Golf Tunnel beneath Jefferson Street:
The applicant shall abandon the existing golf tunnel constructed
under Jefferson Street. The method of abandonment shall be
approved by the City Engineer. As a minimum, the existing tunnel
shall be filled with slurry to the point it has been blocked off by the
Mountain View Country Club Development on the easterly side of
Jefferson Street.
Additionally, the applicant shall enter into a license agreement with
the City of La Quinta for the repair of any damage to Jefferson
Street caused by any undermining of the tunnel and in perpetuity.
The applicant shall notify perspective owners of property within the
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PLANNING COMMISSION RESOLUTION 2004-102
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 32751 — GROVE PARTNER LQ, LLC
DECEMBER 14, 2004
development of said license agreement and the possible transfer of
the obligation to the HOA.
9. The applicant shall retain for private use on the Final Map all private street right-
of-ways in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and/or as required by the City Engineer.
10. The private street right-of-ways to be retained for private use required for this
development include:
A. PRIVATE STREETS
Private Residential Streets measured at gutter flow line to gutter flow line
shall have a 36-foot travel width with streets double loaded.
B. CUL DE SACS
11 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, potential shared bus turnouts for SunLine and Desert Sand unified
School District, and other features contained in the approved construction plans.
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.
14. 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. The Open Space at the
north end of the tentative tract shall be dedicated as Open Space in perpetuity on
the Final Map and shall be designated such as a lettered lot.
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PLANNING COMMISSION RESOLUTION 2004-102
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 32751 - GROVE PARTNER LQ, LLC
DECEMBER 14, 2004
15. Direct vehicular access to Jefferson Street from lots with frontage along
Jefferson 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.
16. The applicant shall furnish proof of easements, or written permission, as
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, permanent slopes, or other encroachments will occur.
17. The applicant shall convey the Open Space Lot south of Pomelo Drive to the
Citrus HOA prior to the release of bonds.
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 Tentative
Tract Map 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.
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," refers 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,
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PLANNING COMMISSION RESOLUTION 2004-102
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 32751 - GROVE PARTNER LQ, LLC
DECEMBER 14, 2004
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.
PM 10 Plan:
1 "
= 40'
Horizontal
C.
SWPPP:
1"
= 40'
Horizontal
D.
Storm Drain Plans:
1 "
= 40'
Horizontal
Note: A through D shall be submitted concurrently.
E. On -Site Street Improvements/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.
F. 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 On -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.
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PLANNING COMMISSION RESOLUTION 2004-102
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 32751 - GROVE PARTNER LQ, LLC
DECEMBER 14, 2004
"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.
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 Tentative Tract Map, 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.
27. Depending on the timing of the development of this Tentative Tract Map, and the
status of the off -site improvements at the time, the applicant may be required to:
A. Construct certain off -site improvements.
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PLANNING COMMISSION RESOLUTION 2004-102
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 32751 — GROVE PARTNER LQ, LLC
DECEMBER 14, 2004
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 tentative tract map.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these means, as the City may require.
Off -Site Improvements should be completed on a first priority basis.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Final Map,
or the issuance of any permit related thereto, reimburse the City for the costs of
such improvements.
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.
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.
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PLANNING COMMISSION RESOLUTION 2004-102
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 32751 - GROVE PARTNER LQ, LLC
DECEMBER 14, 2004
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
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
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PLANNING COMMISSION RESOLUTION 2004-102
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 32751 - GROVE PARTNER LQ, LLC
DECEMBER 14, 2004
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 (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
higher 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.
38. Prior to any site grading or regrading that will raise or lower any portion of the site
by more than plus or minus three tenths of a foot from the elevations shown on
the approved Tentative Tract Map, the applicant shall submit the proposed
grading changes to the City Staff for a substantial conformance finding review.
39. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or
surveyor.
Each pad certification shall list the pad elevation as shown on the approved
grading plan, the actual pad elevation and the difference between the two, if any.
Such pad certification shall also list the relative compaction of the pad soil. The
data shall be organized by lot number, and listed cumulatively if submitted at
different times.
DRAINAGE
40. Stormwater handling shall conform with the approved hydrology and drainage
report for The Citrus Development. The applicant or design professional shall
submit a revised hydrology and drainage report to address off -site drainage
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PLANNING COMMISSION RESOLUTION 2004-102
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 32751 - GROVE PARTNER LQ, LLC
DECEMBER 14, 2004
displaced by this development and the adequacy of the proposed underground
drainage system. Nuisance water shall be retained onsite and disposed of via an
underground percolation improvement approved by the City Engineer.
Additionally, the applicant shall redesign the proposed retention basins to accept
off site storm water that is currently handled by the existing retention basin.
41. The applicant shall revise proposed retention basins to comply with the provisions
of Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No. 97.03. More
specifically, stormwater falling on site during the 100 year storm shall be retained
within the development, unless otherwise approved by the City Engineer.
Additionally, the 100 year stormwater shall be retained within the interior street
right of way. The tributary drainage area shall extend to the centerline of adjacent
public streets. The design storm shall be either the 3 hour, 6 hour or 24 hour
event producing the greatest total run off.
42, The applicant shall redesign Lot C and D retention basins to provide for a bleed
line between Lot C and D to handle overflow from Lot C.
43. 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 landscape area, residential unit,
and off -site street nuisance water. Flow from adjacent well sites shall be designed
for retention area percolation by separate infiltration system approved by the City
Engineer. The sand filter design shall be per La Quinta Standard 370 with the
equivalent of 137.2 gph of water feed per sand filter to accept the
abovementioned nuisance water requirements. Leach line requirements are 1.108
feet of leach line per gph of flow.
44. 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.
45. No fence or wall shall be constructed around any retention basin unless approved
by the Community Development Director and the City Engineer.
46. 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
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PLANNING COMMISSION RESOLUTION 2004-102
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 32751 - GROVE PARTNER LQ, LLC
DECEMBER 14, 2004
planted with maintenance free ground cover.
47. 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.
48. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
49. 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.
50. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
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. 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
54. 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
1 3.24.080 (Street Design - Private Streets), where private streets are proposed.
55. The applicant shall construct the following street improvements to conform with
P:\Reports - PC\12-14-2004\TTM 32751 Grove Partners\TTM 32751 COA.doc
PLANNING COMMISSION RESOLUTION 2004-102
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 32751 - GROVE PARTNER LQ, LLC
DECEMBER 14, 2004
the General Plan.
A. PRIVATE STREETS
11 Lot A except for except for the entry drive - Construct full 36-foot
wide travel width improvements measured gutter flow line to gutter
flow line where the residential streets are double loaded.
2) Lot A (Entry Drive) — At a minimum, there shall be at least 20 feet of
paved roadway at the entry drive and at the proposed median.
3) 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.
D. EMERGENCY ACCESS
11 The applicant shall design the emergency access of Jefferson Street
with decorative concrete, pavers or other pavement structure as
approved by the City Engineer and the Fire Department.
56. The applicant shall design street pavement sections using CalTrans' design
procedure for 20-year life pavement, and the site -specific data for soil strength
and anticipated traffic loading (including construction traffic). Minimum structural
sections shall be as follows:
Residential 3.0" a.c./4.5" c.a.b.
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.
PAReports - PC\12-14-2004\TTM 32751 Grove Partners\TTM 32751 COA.doc
PLANNING COMMISSION RESOLUTION 2004-102
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 32751 - GROVE PARTNER LQ, LLC
DECEMBER 14, 2004
58. General access points and turning movements of traffic are limited to the
following:
A. Primary Entry (Mandarina Driver Full turn movements are allowed.
59. Improvements shall include appurtenances such as traffic control signs, markings
and other devices, raised medians if required, street name signs and sidewalks.
Mid -block street lighting is not required.
60. Improvements shall be designed and constructed in accordance with City adopted
standards, supplemental drawings and specifications, or as approved by the City
Engineer. Improvement plans for streets, access gates and parking areas shall be
stamped and signed by qualified engineers.
CONSTRUCTION
61. The City will conduct final inspections of habitable buildings only when the
buildings have improved street and (if required) sidewalk access to publicly -
maintained streets. The improvements shall include required traffic control
devices, pavement markings and street name signs. If on -site streets in
residential developments are initially constructed with partial pavement thickness,
the applicant shall complete the pavement prior to final inspections of the last ten
percent of homes within the development or when directed by the City,
whichever comes first.
LANDSCAPING
62. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
63. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas.
64. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
65. The applicant shall submit the landscape plans for approval by the Community
Development Department (CDD), prior to plan checking by the Public Works
Department. When plan checking has been completed by CDD, the applicant
shall obtain the signatures of CVWD and the Riverside County Agricultural
Commissioner, prior to submittal for signature by the City Engineer.
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PLANNING COMMISSION RESOLUTION 2004-102
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 32751 - GROVE PARTNER LQ, LLC
DECEMBER 14, 2004
NOTE: Plans are not approved for construction until signed by the City Engineer.
66. 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.
QUALITY ASSURANCE
67. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
68. The applicant shall employ, or retain, qualified engineers, surveyors, and such
other appropriate professionals as are required to provide the expertise with which
to prepare and sign accurate record drawings, and to provide adequate
construction supervision.
69. The applicant shall arrange for, and bear the cost of, all measurements, sampling
and testing procedures not included in the City's inspection program, but which
may be required by the City, as evidence that the construction materials and
methods employed comply with the plans, specifications and other applicable
regulations.
70. Upon completion of construction, the applicant shall furnish the City with
reproducible record drawings of all improvement plans which were approved by
the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -
Constructed" and shall be stamped and signed by the engineer or surveyor
certifying to the accuracy and completeness of the drawings. The applicant shall
have all AutoCAD or raster -image files previously submitted to the City, revised to
reflect the as -built conditions.
MAINTENANCE
71. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
` 72. The applicant shall make provisions for the continuous and perpetual maintenance
of all private on -site improvements, perimeter landscaping, access drives, and
sidewalks.
FEES AND DEPOSITS
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PLANNING COMMISSION RESOLUTION 2004-102
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 32751 — GROVE PARTNER LQ, LLC
DECEMBER 14, 2004
73. The applicant shall comply with the provisions of Section 13.24.180 (Fees and
Deposits), LQMC. These fees include all deposits and fees required by the City
for plan checking and construction inspection. Deposits and fee amounts shall be
those in effect when the applicant makes application for plan check and permits.
74. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at the
time of issuance of building permit(s).
FIRE DEPARTMENT
75. For single-family 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
600 feet around the perimeter of the project.
76. Blue dot retro-reflectors shall be placed in the street 8 inches from the centerline
to the side that the fire hydrant is on, to identify fire hydrant locations.
77. Any turn or cul-de-sac requires a minimum 38-foot outside turning radius.
78. Roadways may not exceed 1,320 feet without secondary access/egress. This
access/egress way may be restricted to emergency vehicles only however, public
egress must be unrestricted. This access/egress way must be a minimum clear
and unobstructed width of 20 feet with a vertical clearance of 13 feet 6 inches.
79. 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. The gate shall be
automatic and be equipped with a rapid entry system (KNOX). Plans shall be
submitted to the Fire Department for approval prior to installation.
80. 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 the an individual lot. Two sets of water plans are to be submitted the
Fire Department for review and approval.
81. The applicant or developer shall prepare and submit to the Fire Department for
review and approval, a site plan designating any required fire lanes with
appropriate lane paintings and/or signs.
P:\Reports - PC\12-14-2004\TTM 32751 Grove Partners\TTM 32751 COA.doc
PLANNING COMMISSION RESOLUTION 2004-102
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 32751 - GROVE PARTNER LQ, LLC
DECEMBER 14, 2004
COMMUNITY DEVELOPMENT DEPARTMENT
82, The applicant shall comply with all the mitigation measures in the Mitigation
Monitoring Plan attached to the Environmental Assessment for this project.
83. Remove the emergency access along Jefferson Street as being an unnecessary
intrusion of the traffic flow along Jefferson Street. If an emergency access be
required, it would be developed at Pomelo at the end of the cul-de-sac.
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