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PCRES 2005-010PLANNING COMMISSION RESOLUTION 2005-010 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A ONE LOT SUBDIVISION OF ± 10.76 ACRES FOR CONDOMINIUMS PURPOSES CASE NO.: TENTATIVE TRACT MAP 33220 APPLICANT: THE GREYSTONE GROUP WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 81" day of February 2005 hold a duly noticed Public Hearing, and continued said Public Hearing to the 22"d day of February, 2005, and the 8" day of March, 2005 to consider a request by the Greystone Group to subdivide±10.76 acres into air space condominiums, generally located east of Jefferson Street and south of Avenue 52, more particularly described as follows: A.P.N.: 772-300-002 & 772-300-003 and; WHEREAS, said Tentative Tract Map 33220 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 2002-443, Zone Change 2002-106, and Site Development Permit 2002-730 which was certified by the City Council on the 4`h day of June, 2002. 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 33220: 1. The proposed tract map will be consistent with the City of La Quinta General Plan in that the property is designated High Density Residential (HDR) which allows multi -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 P:\Reports - PC\2005\03-08-05\TT 33220 Greystone\2nd cont PC RESO TTM 33220.doc Planning Commission Resolution 2005-010 Tentative Tract Map 33220 The Greystone Group March 8, 2005 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. 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 2002-443, Zone Change 2002-106, and Site Development Permit 2002-730 which was certified by the City Council on June 4, 2002. 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: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission for this Tentative Tract Map; 2. That it does hereby recommend approval of Tentative Tract Map 33220 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 8" day of March, 2005, by the following vote, to wit: P:\Reports - PC\2005\03-08-05\TT 33220 Greystone\2nd cont PC RESO TTM 33220.doc Planning Commission Resolution 2005-010 Tentative Tract Map 33220 The Greystone Group March 8, 2005 AYES: Commissioners Alderson, Daniels, Ladner, Quill, and Chairman Kirk NOES: None ABSENT: None ABSTAIN: None T04 KIRK, Chairman City o a Quinta, California ATTEST: DO GLAS .EVANS Commun' Development Director City of La Quinta, California P:\Reports - PC\2005\03-08-05\TT 33220 Greystone\2nd cont PC RESO TTM 33220.doc PLANNING COMMISSION RESOLUTION 2005- 010 CONDITIONS OF APPROVAL — ADOPTED TENTATIVE TRACT 33220 THE GREYSTONE GROUP MARCH 8, 2005 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Tentative Tract Map, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) Community Development Department • Riverside Co. Environmental Health Department • Coachella Valley Unified School District • Coachella Valley Water District (CVWD) Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) SunLine Transit Agency 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. PAReports - PC\2005\03-08-05\TT 33220 Greystone\2nd AMENDED PC COA - TT 33220.doc PLANNING COMMISSION RESOLUTION 2005-010 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT 33220 THE GREYSTONE GROUP MARCH 8, 2005 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"1 18.70.020 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. PLANNING COMMISSION RESOLUTION 2005-010 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT 33220 THE GREYSTONE GROUP MARCH 8. 2005 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. 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 . Avenue 52 (Primary Arterial, 110' ROW) - The standard 55 feet from the centerline of Avenue 52 for a total 110-foot ultimate developed right of way. PLANNING COMMISSION RESOLUTION 2005-010 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT 33220 THE GREYSTONE GROUP MARCH 8, 2005 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. Dedications shall include additional widths as necessary for turn lanes, bus turnouts, and other features contained in the approved construction plans. 11. 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. 12. 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 eliminated with the expressed written approval of IID. 13. The applicant shall create perimeter landscaping setbacks along all public right- of-ways as follows: A. Avenue 52 (Major Arterial) - 20-foot from the R/W-P/L. The listed setback depth shall be the average depth where a meandering wall design is approved. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. The applicant shall screen parking areas visible from Avenue 52 utilizing full perimeter walls and landscape parkway berms subject to the approval of the Community Development Department and City Engineer. 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. 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. PLANNING COMMISSION RESOLUTION 2005-010 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT 33220 THE GREYSTONE GROUP MARCH 8, 2005 15. When an applicant proposes the vacation, or abandonment, of any existing right-of-way, or access easement, the recordation of the tract map is subject to the Applicant providing an alternate right-of-way or access easement, to those properties, or notarized letters of consent from the affected property owners. 16. 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 Site Development Permit and the date of final acceptance of the on and off -site improvements for the Site Development Permit, unless such easement is approved by the City Engineer. 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. 17. 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. 18. 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 to be submitted concurrently. PLANNING COMMISSION RESOLUTION 2005-010 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT 33220 THE GREYSTONE GROUP MARCH 8, 2005 D. Off -Site Street Improvement/Storm Drain Plan (Separate Storm Drain Plans if applicable) 1 " = 40' Horizontal, 1 " = 4' Vertical E. 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. F. On -Site Street Improvements/Signing & Striping/ Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical NOTE: D through F to be submitted concurrently. G. 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 one masonry course of cover (typically 8 inches), or sufficient cover to clear any adjacent obstructions. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2001 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to PLANNING COMMISSION RESOLUTION 2005-010 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT 33220 THE GREYSTONE GROUP MARCH 8, 2005 the Engineering Department in conjunction with the On -Site Precise Grading Plan when it is submitted for plan checking. 19. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the Online Engineering Library at the City website (www.la-quinta.org). Navigate to the Public Works Department home page and look for the Online Engineering Library hyperlink. 20. 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 21. Prior to approval of any Final Map, 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. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 22. 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. PLANNING COMMISSION RESOLUTION 2005-010 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT 33220 THE GREYSTONE GROUP MARCH 8, 2005 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. The applicant shall complete Off -Site Improvements within six months of issuance of the Multi -Family Building Permit or within six months of issuance of the first building permit if such application is done by phases. The off -site improvements must be completed before the Certificate of Occupancy to the Sales/Rental Office is issued by the Building and Safety Department. Additionally, the applicant shall keep the visitor parking lot to the development closed until off - site improvements are completed if not completed within the six-month time frame. 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. 23. 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. PLANNING COMMISSION RESOLUTION 2005-010 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT 33220 THE GREYSTONE GROUP MARCH 8, 2005 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. 24, Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. GRADING 25. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 26. 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. 27. 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. PLANNING COMMISSION RESOLUTION 2005-010 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT 33220 THE GREYSTONE GROUP MARCH 8, 2005 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. 28. 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. 29. 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 (1 .5") in the first eighteen inches (18") behind the curb. 30. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on Site Development Permit, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 31. 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 Site Development Permit, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 32. 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 PLANNING COMMISSION RESOLUTION 2005-010 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT 33220 THE GREYSTONE GROUP MARCH 8, 2005 soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 33. 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. Stormwater volumes beyond the 100 year storm shall be routed to the All American Canal. 34. 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. 35. Nuisance water shall be retained on site. In residential developments, nuisance water shall be disposed of in a trickling sand filter and leach field or equivalent system approved by the City Engineer. The sand filter and leach field shall be designed to contain surges of up to 3 gph/1,000 sq. ft. of landscape area, and infiltrate 5 gpd/1,000 sq. ft. The 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. PLANNING COMMISSION RESOLUTION 2005-010 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT 33220 THE GREYSTONE GROUP MARCH 8, 2005 36, 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. 37. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 38. For on -site common retention basins, maximum retention water depth to 100 year storm levels shall be no greater than 5 feet unless approved by the City Engineer according to design guidance in City of La Quinta Engineering Bulletin 97.03, and side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. 39. 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. 40. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 41. 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. 42. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. I ITII ITIFS 43. The applicant shall comply with the provisions of Section 13.24.110 (Utilities), LQMC. PLANNING COMMISSION RESOLUTION 2005-010 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT 33220 THE GREYSTONE GROUP MARCH 8, 2005 44. 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. 45. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. 46. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 47. 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. EET AND TRAFFIC IMPROVEMENTS 48. 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. 49. Perimeter parking areas shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust and residue during street sweeping operations. If a wedge or rolled curb design is approved, the lip at the flowline shall be near vertical with a 1/8" batter and a minimum height of 0.1'. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 50. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF -SITE STREETS PLANNING COMMISSION RESOLUTION 2005-010 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT 33220 THE GREYSTONE GROUP MARCH 8, 2005 1) Avenue 52 (Primary Arterial 110' R/W option): Widen the south side of the street along all frontage adjacent to the Tentative Map boundary to its ultimate width on the south side as specified in the General Plan and the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county -road design standard to La Quinta's urban arterial design standard. The south curb face shall be located 43 feet from the centerline. The edge of public right of way shall be located 55 feet south of the centerline, except at locations where additional street width is needed to accommodate: a). Bus turnout if required by Coachella Valley Unified School District and/or Sunline Transit. Other required improvements in the public right or way and/or adjacent landscape setback area include: a) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. b) 8-foot wide meandering sidewalk. The meandering sidewalk shall have an arrhythmic horizontal layout that utilizes concave and convex curves with respect to the curb line that either touches the back of curb or approaches within five feet of the curb at intervals not to exceed 250 feet. The sidewalk curvature radii should vary between 50 and 300 feet, and at each point of reverse curvature, the radius should change to assist in creating the arrhythmic layout. The sidewalk shall meander into the landscape setback lot and approach within 5 feet of the perimeter wall at intervals not to exceed 250 feet. c) Half width of an 18' wide raised landscaped median from the westerly property line to the easterly project limits. Necessary transitions and tapers into the existing bridge at the All American Canal will need to be designed and is subject to approval by the City Engineer. The applicant shall extend improvements beyond the development boundaries to PLANNING COMMISSION RESOLUTION 2005-010 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT 33220 THE GREYSTONE GROUP MARCH 8, 2005 ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). Extension of the Avenue 52 pavement width may also require supplemental guard rail installation adjacent to the All American Canal by applicant. The applicant is responsible for construction of all improvements mentioned above. The development is eligible for reimbursement from the City's Development Impact Fee fund relative to Avenue 52 median and landscape improvements in accordance with policies established for that program. B. PRIVATE STREETS 1) Construct full improvements within the perimeter parking isles and parking areas including a minimum parking isle width at opposing parking slots of 26 feet with parking slot lengths of 19 feet. 2) Curbside parallel parking shall be prohibited and the applicant shall make provisions for perpetual enforcement of the No Parking restrictions. The applicant shall establish provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Engineering Department prior to recordation. 51. 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 PLANNING COMMISSION RESOLUTION 2005-010 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT 33220 THE GREYSTONE GROUP MARCH 8, 2005 approved construction plans, may require additional street widths as may be determined by the City Engineer. 52. 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 Collector Secondary Arterial Primary Arterial Major Arterial 3.0" a.c./4.5" c.a.b. 4.0" a.c /5.0" c.a.b. 4.0" a.c./6.0" c.a.b. 4.5" a.c./6.0" c.a.b. 5.5" a.c./6.5" c.a.b. or the approved equivalents of alternate materials. 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. 53. General access points and turning movements of traffic are limited to the following: A. Primary Entry for Residents (Avenue 52) adjacent to the eastern property line with the driveway center line positioned approximately 758 feet east from the westerly property line. This driveway shall have a right in, right out and left in turning movements. The median improvements shall accommodate a left in only turn lane design. The location of this proposed driveway shall take into account the proposed entry for the Mountain View Country Club on the north side of Avenue 52. The Mountain View Country Club entrance will also have a left in only turn lane design. The Primary Entry for Residents will also have access to the Club House parking. B. Secondary Entry for Residents (Avenue 52) adjacent to the westerly property line with the driveway center line positioned approximately 60 feet east from the westerly property line. This driveway shall have right PLANNING COMMISSION RESOLUTION 2005-010 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT 33220 THE GREYSTONE GROUP MARCH 8, 2005 in, right out and left in turning movements. The median improvements shall accommodate a left in only turn lane design. This Condition amends Condition 56(A) for SDP 2002-730 by not requiring a shared access drive/road with the adjacent landowner centered on the westerly property line. C. Entry for Club House (Avenue 52) adjacent to the center of the property with the driveway center line positioned approximately 290 feet east from the westerly property line. This driveway shall have right in, right out turning movements only. Primary & secondary general access points will be gated. The security gates for this project shall be located away from the property line a sufficient distance with the following access road design features: 3 car stacking, a rejection turnaround feature, and a separate lane for guests. 54. The applicant shall provide 40-foot uninterrupted driveway throats into the parking lot at each of the three entrances. 55. 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. 56. 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 57. 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 buildings within the development or when directed by the City, whichever comes first. LANDSCAPI PLANNING COMMISSION RESOLUTION 2005-010 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT 33220 THE GREYSTONE GROUP MARCH 8, 2005 58. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. The applicant shall screen parking areas visible from Avenue 52 utilizing full perimeter walls and landscape parkway berms subject to the approval of the Community Development Department and City Engineer. 59, Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 60. The applicant shall submit the landscape plans to Public Works Department for plan checking and approval by the Public Works Department and the Community Development Department (CDD)• When plan checking has been completed by CDD, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. NOTE: Plans are not approved for construction until signed by the City Engineer. 61. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. PUBLIC SERVICES 62. The applicant shall provide public transit improvements as required by SunLine Transit Agency and approved by the City Engineer. QUALITY ASSURANCE 63. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 64. 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. PLANNING COMMISSION RESOLUTION 2005-010 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT 33220 THE GREYSTONE GROUP MARCH 8, 2005 65. 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. 66. 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 67. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 68. 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 69. 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. 70. 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). PLANNING COMMISSION RESOLUTION 2005-010 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT 33220 THE GREYSTONE GROUP MARCH 8, 2005 FIRE MARSHALL 71. Final conditions will be addressed when building plans are reviewed. A plan check fee must be paid to the Fire Department at the time building plans are submitted. All questions regarding Fire Marshall conditions should be directed to the Fire Department Planning & Engineering staff at (760) 863- 8886. SHERIFF DEPARTMENT 72. Final conditions will be addressed when building plans are reviewed. Prior to issuance of a building permit, applicant shall review building plans with the Sheriff's Department regarding vehicle code requirements, defensible space, and other law enforcement and public safety concerns. All questions regarding the Sheriff Department should be directed to the Deputy at (760) 863-8950. MISCELLANEOUS 73. Applicant shall comply with Parkland Dedication and/or In Lieu Fee requirements, as specified in Chapter 13.48, LQMC.