PCRES 2005-030PLANNING COMMISSION RESOLUTION 2005-030
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL APPROVAL OF
THE SUBDIVISION OF EIGHT ACRES INTO 23
RESIDENTIAL LOTS AND MISCELLANEOUS LOTS
CASE NO.: TENTATIVE TRACT 33336
GLC/DUC LA QUINTA, LLC
WHEREAS, The Planning Commission of the City of La Quinta,
California, did on the 281" day of June, 2005, hold a duly noticed Public Hearing to
consider the request of GLC/Duc La Quinta, LLC. for the subdivision of eight acres
into 23 single-family residential lots and other miscellaneous lots, located at on the
north side of Avenue 58, approximately 1,950 feet west of Madison Street, more
particularly described as:
APN 763-240-012
WHEREAS, said Tentative Tract Map has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act
of 1970" as amended (Resolution 83-63) in that the La Quinta Community
Development Department has prepared Environmental Assessment 2004-535 for
this Tentative Tract Map in compliance with the requirements of the California
Environmental Quality Act of 1970, as amended. The Community Development
Director has determined that the project will not have a significant adverse impact
on the environment and therefore, is recommending that a Mitigated Negative
Declaration of environmental impact be certified; 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 Mandatory Findings of Approval
to justify a recommendation for approval of said Tentative Tract Map 33336:
1. The Tentative Tract Map and its improvement and design are consistent with
the General Plan in that its street design and lots are in conformance with
applicable goals, policies, and development standards, such as lot size, and
will provide adequate infrastructure and public utilities.
2. The design of the subdivision and its proposed improvements are not likely
to create environmental damage or substantially and avoidably injure wildlife
or their habitat because mitigation measures and conditions have been
incorporated into the project approval to mitigate impacts where needed.
Planning Commission Resolution 2005-030
Tentative Tract Map 33336
GLC/Duc La Quinta, LLC
Adopted: June 28,2005
3. The design of the subdivision and subsequent improvements are not likely to
cause serious public health problems because urban infrastructure
improvements are existing, or will be installed based on applicable local,
State, and Federal requirements.
4. The design of the revised subdivision and the proposed types of
improvements will not conflict with easements acquired by the public at
large, for access through or use of the property within the subdivision in that
none presently exist and access is provided within the project and to
adjacent public streets.
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 the Planning Commission does hereby recommend approval of Tentative
Tract Map 33336 to the City Council for the reasons set forth in this
Resolution, subject to the attached Conditions of Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this 28" day of June, 2005, by the following
vote, to wit:
AYES: Commissioners Alderson, Daniels, Ladner, Quill, and Chairman Kirk
NOES: None
ABSENT: None
ABSTAIN: None
/f(IRK, Chairman
of La Quinta, California
Planning Commission Resolution 2005-030
Tentative Tract Map 33336
GLC/Duc La Quinta, LLC
Adopted: June 28, 2005
ATTEST:
as
DOUGLA9 R.EVANS
Community Development Director
City of La Quinta, California
PLANNING COMMISSION RESOLUTION 2005-030
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 33336
GLC/DUC LA QUINTA, LLC
ADOPTED: JUNE 28, 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\6-28-05\TT 33336 et al GLC Duc LO\COA.doc
Planning Commission Resolution 2005-030
Conditions of Approval — Adopted
Tentative Tract Map 33336
GLC/Duc LA Quinta, LLC
Adopted: June 28, 2005
4. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management
and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside
County Ordinance No. 457; and the State Water Resources Control Board's Order
No. 99-08-DWQ .
A. For construction activities including clearing, grading or excavation of land that
disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of
land, but which is a part of a construction project that encompasses more
than one (1) acre of land, the Permitee shall be required to submit a Storm
Water Pollution Protection Plan ("SWPPP").
The applicant or his/her designer can obtain the California Stormwater Quality
Association SWPPP template at www.cabmphandbooks.com for use in their
SWPPP preparation.
B. The applicant's SWPPP shall be approved by the City Engineer prior to any on
or off -site grading being done in relation to this project.
C. The applicant shall ensure that the required SWPPP is available for inspection
at the project site at all times through and including acceptance of all
improvements by the City.
D. The applicant's SWPPP shall include provisions for all of the following Best
Management Practices ("BMPs") (8.70.020 (Definitions), LQMC):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
E. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading, pursuant
to this project.
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Planning Commission Resolution 2005-030
Conditions of Approval — Adopted
Tentative Tract Map 33336
GLC/Duc LA Quinta, LLC
Adopted: June 28, 2005
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 58 (Secondary Arterial, 88' ROW) — The standard 44 feet from
the centerline of Avenue 58 for a total 88-foot ultimate developed right
of way. The deceleration/right turn only lane conditioned of Tentative
Tract Map No. 33279 at the shared entry with this Tract Map has been
retracted by the Public Works Department.
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
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Planning Commission Resolution 2005-030
Conditions of Approval - Adopted
Tentative Tract Map 33336
GLC/Duc LA Quinta, LLC
Adopted: June 28, 2005
Property line shall be placed at the back of curb similar to the lay out and
typical street section shown on the tentative map.
Private Residential Streets without Median. Measured at gutter flow line to
gutter flow line shall be 36 feet.
B. CUL DE SACS
1) The cul de sac shall conform to the shape shown on the tentative map
with a 38-foot curb radius at the bulb or larger.
11. Dedications shall include additional widths as necessary for dedicated right and left
turn lanes, bus turnouts, and other features contained in the approved construction
plans.
Pursuant to this requirement, the Applicant shall include in the submittal packet
containing the draft final map submitted for map checking, an offsite street
geometric layout, drawn at 1 " equals 40 feet, detailing the following design aspects:
median curb line, outside curb line, lane line alignment including lane widths, left
turn lanes, and bus stop turnout(s). The geometric layout shall be accompanied with
sufficient professional engineering studies to confirm the appropriate length of all
proposed turn pockets and auxiliary lanes that may impact the right of way
dedication required of the project and the associated landscape setback requirement
12. When the City Engineer determines that access rights to the proposed street right-of-
ways shown on the approved Tentative Tract Map are necessary prior to approval of
the Final Map dedicating such right-of-ways, the applicant shall grant the necessary
right-of-ways within 60 days of a written request by the City.
13. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility
easement contiguous with, and along both sides of all private streets. Such
easement may be reduced to five feet in width with the express written approval of
IID.
14. The applicant shall create perimeter landscaping setbacks along all public right-of-
ways as follows:
A. Avenue 58 (Secondary Arterial) - 10-foot from the R/W-P/L.
The setback requirements shall apply to all frontages including, but not limited to,
remainder parcels and sites dedicated for utility purposes.
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Planning Commission Resolution 2005-030
Conditions of Approval - Adopted
Tentative Tract Map 33336
GLC/Duc LA Quinta, LLC
Adopted: June 28, 2005
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 Avenue 58 from lots with frontage along Avenue 58 is
restricted, except for the shared entry conditioned in Tentative Tract Map No.
32279. The vehicular access restriction shall be shown on the recorded final 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. This shall include
reciprocal access agreement to the shared entry with Tentative Tract Map No. 32279
and this tentative tract map.
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.
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.
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Planning Commission Resolution 2005-030
Conditions of Approval - Adopted
Tentative Tract Map 33336
GLC/Duc LA Quinta, LLC
Adopted: June 28, 2005
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 to be submitted concurrently.
D. Off -Site Street Improvement/Storm Drain Plan
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.
(Separate Storm Drain Plans if applicable)
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
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Planning Commission Resolution 2005-030
Conditions of Approval — Adopted
Tentative Tract Map 33336
GLC/Duc LA Quinta, LLC
Adopted: June 28, 2005
applicant may be required to prepare other improvement plans not listed here
pursuant to improvements required by other agencies and utility purveyors.
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 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
www.la-quinta.org.
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
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Planning Commission Resolution 2005-030
Conditions of Approval - Adopted
Tentative Tract Map 33336
GLC/Duc LA Quinta, LLC
Adopted: June 28, 2005
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. 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
28. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
29. 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.
30. 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.
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Planning Commission Resolution 2005-030
Conditions of Approval - Adopted
Tentative Tract Map 33336
GLC/Duc LA Quinta, LLC
Adopted: June 28, 2005
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.
31. 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.
32. Grading within the perimeter setback and parkway areas shall have undulating terrain
and shall conform with the requirements of LQMC Section 9.60.240(F) except as
otherwise modified by this condition requirement. The maximum slope shall not
exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e.
the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted
with ground cover. The maximum slope in the first six (6) feet adjacent to the curb
shall not exceed 4:1 when the nearest edge of sidewalk is within six (6) of the curb,
otherwise the maximum slope within the right of way shall not exceed 3:1. All
unpaved parkway areas adjacent to the curb shall be depressed one and one-half
inches (1.5") in the first eighteen inches (18") behind the curb.
33. 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.
34. Building pad elevations of perimeter lots shall not differ by more that one foot from
the building pads in adjacent developments.
35. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development.
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Planning Commission Resolution 2005-030
Conditions of Approval — Adopted
Tentative Tract Map 33336
GLC/Duc LA Quinta, LLC
Adopted: June 28, 2005
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.
36. 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.
37. 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
38. 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. At a minimum, the tributary drainage area shall
extend to the centerline of adjacent public streets. The applicant or his design
professional may be required to demonstrate acceptance of additional upstream
tributary storm water. The design storm shall be either the 3 hour, 6 hour or 24 hour
event producing the greatest total run off.
39. Storm drainage historically received from adjoining property and upstream street
facilities shall be received and retained or passed through into the historic
downstream drainage relief route.
40. For properties where sump conditions exist, the applicant must either define a
diversion/overflow strategy or retain upstream stormwater as required for existing as -
built conditions from all off -site tributary flow from the respective high points. The
applicant must provide either on -site retention or alternative facilities of
diversion/pass through, if selected. Historical flow paths should be identified and
routing provided in the hydrology analysis equivalent to historical flow direction. As
local topography allows, tributary areas may exceed limits of property lines adjacent
to public roads. The 100-year storm shall be the governing event in the designer's
evaluation.
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Planning Commission Resolution 2005-030
Conditions of Approval - Adopted
Tentative Tract Map 33336
GLC/Duc LA Quinta, LLC
Adopted: June 28, 2005
41. 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.
42. 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.
43. No fence or wall shall be constructed around any retention basin unless approved by
the Community Development Director and the City Engineer.
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.
45. 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.
46. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
47. 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.
UTILITIES
48. The applicant shall comply with the provisions of Section 13.24.110 (Utilities),
LQMC.
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Planning Commission Resolution 2005-030
Conditions of Approval - Adopted
Tentative Tract Map 33336
GLC/Duc LA Quinta, LLC
Adopted: June 28, 2005
49. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within any right-of-way, and all above -ground utility structures including,
but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone
stands, to ensure optimum placement for practical and aesthetic purposes.
50. Existing overhead utility lines within, or adjacent to the proposed development, and
all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles are
exempt from the requirement to be placed underground.
51. Underground utilities shall be installed prior to overlying hardscape. For installation of
utilities in existing improved streets, the applicant shall comply with trench
restoration requirements maintained, or required by the City Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
52. The applicant shall comply with the provisions of Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For
Individual Properties And Development), LQMC for public streets; and Section
13.24.080 (Street Design - Private Streets), where private streets are proposed.
53. The applicant shall construct the following street improvements to conform with the
General Plan (street type noted in parentheses.)
A. OFF -SITE STREETS
1) Avenue 58 (Secondary Arterial, 88' ROW):
a) Widen the north side of the street along all frontage adjacent to
the Tentative Tract Map and Tentative Parcel Map 33609
boundary to its ultimate width on the north 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 to
include structural pavement sections and profile grades. The
north curb face shall be located thirty two feet (32') north of the
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Planning Commission Resolution 2005-030
Conditions of Approval - Adopted
Tentative Tract Map 33336
GLC/Duc LA Quinta, LLC
Adopted: June 28, 2005
centerline. The deceleration/right turn only lane conditioned of
Tentative Tract Map No. 33279 at the shared entry with this
Parcel Map has been retracted by the Public Works Department.
Other required improvements in the Avenue 58 right or way and/or adjacent
landscape setback area include:
b) All appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs.
c) 8-foot wide meandering sidewalk. The meandering sidewalk shall
have an arrhythmic horizontal layout that utilizes concave and
convex curves with respect to the curb line that touches the
back of curb at intervals not to exceed 250 feet. The sidewalk
curvature radii should vary between 50 and 300 feet and at each
point of reverse curvature, the radius should change to assist in
creating the arrhythmic layout. The sidewalk shall meander into
the landscape setback lot and approach within 5 feet of the
perimeter wall at intervals not to exceed 250 feet.
d) Lighting at the project entry. The applicant shall design and
install a single street light or equivalent landscape lighting at the
shared entry. Additionally, the applicant or Home Owners
Association shall pay for the perpetual maintenance of the street
light or landscape lighting.
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).
Pursuant to the aforementioned condition to rehabilitate and/or reconstruct existing
roadway pavement to La Quinta's urban arterial for street profiles, the applicant shall
work with neighboring developments in attaining continuity along the public streets
affected. Additionally, the applicant along with the neighboring developers shall
utilize a common referenced benchmark in the design and construction of street
improvements. For purposes of these conditions, neighboring shall include adjacent
development as well as development on the opposite side of the public streets.
B. PRIVATE STREETS
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Planning Commission Resolution 2005-030
Conditions of Approval - Adopted
Tentative Tract Map 33336
GLC/Duc LA Quinta, LLC
Adopted: June 28, 2005
Private Residential Streets. Measured at gutter flow line to gutter flow line
shall be 36 feet.
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. The minimum grade at the end of cul
de sacs shall be 1 % high point to bulb.
54. All gated entries shall provide for a three -car minimum stacking capacity for inbound
traffic; and shall provide for a full turn -around outlet for non -accepted vehicles.
Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a
scale of 1 " = 10', demonstrating that those passenger vehicles that do not gain
entry into the development can safely make a full turn -around out onto the main
street from the gated entry.
Two lanes of traffic shall be provided on the entry side of each gated entry, one lane
shall be dedicated for residents and one lane for visitors.
Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus
turnouts, dedicated turn lanes and other features shown on the approved
construction plans, may require additional street widths as may be determined by the
City Engineer.
55. 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.
or the approved equivalents of alternate materials.
56. 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
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Planning Commission Resolution 2005-030
Conditions of Approval — Adopted
Tentative Tract Map 33336
GLC/Duc LA Quinta, LLC
Adopted: June 28, 2005
(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.
57. General access points and turning movements of traffic are limited to the following:
Shared Entry with Tentative Tract Map No. 32279 (Avenue 58): Full turn movements
are permitted.
58. Improvements shall include appurtenances such as traffic control signs, markings and
other devices, raised medians if required, street name signs and sidewalks.
59. 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
60. 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
61. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
62. The applicant shall provide landscaping in the required setbacks, along the frontage
of Tentative Tract 33336 and Tentative Parcel Map 33609, retention basins,
common lots and park areas.
63. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a licensed landscape architect.
64. The applicant shall submit the landscape plans for approval by the Community
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Planning Commission Resolution 2005-030
Conditions of Approval — Adopted
Tentative Tract Map 33336
GLC/Duc LA Quinta, LLC
Adopted: June 28, 2005
Development Department (CDD) and Planning Commission, prior to plan checking by
the Public Works Department. When plan checking has been completed by CDD, the
applicant shall obtain the signatures of CVWD and the Riverside County Agricultural
Commissioner, prior to submittal for signature by the City Engineer.
NOTE: Plans are not approved for construction until signed by the City Engineer.
65. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn areas shall be minimized with no
spray irrigation, being placed within 18 inches of curbs along streets.
ALITY ASSURANCE
66. The applicant shall employ construction quality -assurance measures that meet with
the approval of the City Engineer.
67. The applicant shall employ, or retain, qualified engineers, surveyors, and such other
appropriate professionals as are required to provide the expertise with which to
prepare and sign accurate record drawings, and to provide adequate construction
supervision.
68. The applicant shall arrange for, and bear the cost of, all measurements, sampling and
testing procedures not included in the City's inspection program, but which may be
required by the City, as evidence that the construction materials and methods
employed comply with the plans, specifications and other applicable regulations.
69. Upon completion of construction, the applicant shall furnish the City with
reproducible record drawings of all improvement plans which were approved by the
City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -
Constructed" and shall be stamped and signed by the engineer or surveyor certifying
to the accuracy and completeness of the drawings. The applicant shall have all
AutoCAD or raster -image files previously submitted to the City, revised to reflect the
as -built conditions.
MAINTENANCE
70. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance),
LQMC.
71. The applicant shall make provisions for the continuous and perpetual maintenance of
all private on -site improvements, perimeter landscaping, access drives, and
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Planning Commission Resolution 2005-030
Conditions of Approval - Adopted
Tentative Tract Map 33336
GLC/Duc LA Quinta, LLC
Adopted: June 28, 2005
sidewalks.
FEES AND DEPOSITS
72. The applicant shall comply with the provisions of Section 13.24.180 (Fees and
Deposits), LQMC. These fees include all deposits and fees required by the City for
plan checking and construction inspection. Deposits and fee amounts shall be those
in effect when the applicant makes application for plan check and permits.
73. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at the
time of issuance of building permits►.
74. Quimby in -lieu park fees shall be paid prior recordation of Final Map per City Code
requirements. The fees may be paid per Phase or for the entire tract.
75. Within 24 hours after final approval by the Planning Commission, applicant shall
submit to the Community Development Department a check for $1,314. (made out
to the "County of Riverside"). This check will accompany the required Notice of
Determination filed by the City of La Quinta.
MISCELLANEOUS
76. The Tract Map shall be submitted to the Fire Marshal for review and approval prior to
submission to the City of any plan for plan check.
77. Proposed street names with a minimum of two alternative names per street shall be
submitted to the Community Development Department for approval. Names are to
be approved prior to recordation of final map.
78. All mitigation measures contained in Environmental Assessment 2005-535 shall be
met.
79. Prior to final map approval, the developer shall submit to the Community
Development Department for review, a copy of the proposed Covenants, Conditions,
and Restrictions (CC and R's) for the project.
80. This Tentative Tract Map shall expire two years after City Council approval, unless
recorded or granted a time extension pursuant to the requirements of Division 13 of
the La Quinta Municipal Code.
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Planning Commission Resolution 2005-030
Conditions of Approval — Adopted
Tentative Tract Map 33336
GLC/Duc LA Quinta, LLC
Adopted: June 28,2005
81. Production home designs and associated landscaping, including perimeter wall design
require approval of a Site Development Permit application by the Planning
Commission.
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