PCRES 2006-008PLANNING COMMISSION RESOLUTION 2006-008
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA, APPROVING
THE SUBDIVISION OF 3.14 ACRES INTO NINE
RESIDENTIAL LOTS AND MISCELLANEOUS LOTS
CASE NO.: TENTATIVE TRACT 34185
APPLICANT: SIENNA CORPORATION
WHEREAS, The Planning Commission of the City of La Quinta,
California, did on the 14" day of February, 2006, hold a duly noticed Public
Hearing to consider the request of the Sienna Corporation for the subdivision of
3.14 acres into nine single-family residential lots and other miscellaneous lots,
located 425 t feet west of Jefferson Street along the north bank of the CVWD
Stormwater Channel, south of Fiesta Drive accessed from Hummingbird Lane, more
particularly described as:
APN 649-020-072 and 649-063-009
WHEREAS, said Tentative Tract Map has been determined by the La
Quinta Community Development Department to be exempt from the requirements
of "The Rules to Implement the California Environmental Quality Act of 1970" as
amended (Resolution 83-63), pursuant to Section 15332, and has thus prepared a
Notice of Exemption in compliance with the requirements of the California
Environmental Quality Act of 1970, as amended. The project has been determined
to be a Class 32 infill project, as it is less than five acres in size and is located
within existing subdivided land; 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 approval of said Tentative Tract Map 34185:
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, as the project is located within existing subdivided land and
has been determined to be an urban infill project of less than five acres.
3. Unless the project is reduced by one residential lot from among Tract lots 1
through 7, the project shall have an adverse impact on the public health and
safety. Specifically, the project as proposed with 10 residential lots would
Planning Commission Resolution 2006-008
Tentative Tract Map 34185
Sienna Corporation
Approved: February 14' 2006
be inconsistent with the character of the surrounding community in that
there would be building massing along lot boundaries that would be out of
character with the massing in the surrounding community. The lots
proposed for project Tract lots 1 through 7 are significantly smaller and are
not within the character of the abutting properties on Hummingbird Lane.
Unless one lot is removed, the Planning Commission concludes that this
disparity in the size of abutting lots conflicts with section 9.10.010 of the
Municipal Code which provides that the objectives of the Zoning Code
include establishing "conditions which allow various types of land uses to
exist in harmony and to promote the stability of existing land uses by
protecting them" and "to prevent undue intensity of land use or
development". Furthermore, the RL zoning designation is specifically
intended for the "preservation of low density neighborhoods"; permitting
smaller lots along the boundary of larger existing residential lots does not
preserve the low density character of the existing development. As permitted
by section 9.10.040 of the Zoning Code, the City "reserves the right to limit
projects to intensities below the General Plan's upper limits." Unless one lot
is removed, the lot size and massing proposed by the project may also lead
to a visual incompatibility with the abutting properties.
4. There is no other feasible method to mitigate or avoid the impact identified in
finding No. 3 other than by removing one lot in Tract lots 1 through 7
because the compatibility with the adjacent property can only be achieved by
increasing the lot size among the lots abutting the Hummingbird Lane
properties. Thus, in order to achieve continuity with the existing
neighborhood and specifically with those existing lots on Hummingbird Lane,
it is necessary to remove one lot among Tract lots 1 through 7.
5. 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.
6. The findings made in this resolution are supported by substantial evidence in
the record, including the testimony received at public hearings, the staff
presentations, the staff reports, all material in the project files, and the
written correspondence and telephone messages left by area residents.
There is no other evidence that amounts to "substantial evidence," nor are
there other facts that detract from the findings made in this Resolution and
the Planning Commission expressly declares that it considered all evidence
presented to it and reached these findings after due consideration of all
evidence presented to it.
Planning Commission Resolution 2006-008
Tentative Tract Map 34185
Sienna Corporation
Approved: February 14'h 2006
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 constitute the findings of the
Planning Commission in this case;
2. That the Planning Commission does hereby recommend to the City Council
approval of Tentative Tract Map 34185 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 14`h day of February, 2006, by the
following vote, to wit:
AYES: Commissioners Alderson, Daniels, Ladner, Quill, and Chairman Kirk
NOES: None
ABSENT: None
ABSTAIN: None
T, If(IRK, Chairman
Pinq Commission
ATTEST:
6
DOUGLAS RAVANS
Community Development Director
PLANNING COMMISSION RESOLUTION 2006-008
CONDITIONS OF APPROVAL — ADOPTED
TENTATIVE TRACT MAP 34185
SIENNA CORPORATION
FEBRUARY 14, 2006
GFNFRAL
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
Desert Sands Unified School District
Coachella Valley Unified School District
Coachella Valley Water District (CVWD)
Imperial Irrigation District (IID)
California Water Quality Control Board (CWQCB)
SunLine Transit Agency
South Coast Air Quality Management District Coachella Valley
(SCAQMDCV)
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.
PLANNING COMMISSION RESOLUTION 2006-008
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 34185
SIENNA CORPORATION
FEBRUARY 14, 2006
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 ("N01"), prior to
the issuance of a grading or site construction permit by the City.
4. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water),
LQMC; Riverside County Ordinance No. 457; and the State Water Resources
Control Board's Order No. 99-08-DWQ.
A. For construction activities including clearing, grading or excavation of
land that disturbs one (1) acre or more of land, or that disturbs less than
one (1) acre of land, but which is a part of a construction project that
encompasses more than one (1) acre of land, the Permitee shall be
required to submit a Storm Water Pollution Protection Plan ("SWPPP").
The applicant or 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 2006-008
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 34185
SIENNA CORPORATION
FEBRUARY 14, 2006
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) Hummingbird Lane (Cul-de-sac, 50' ROW) — The applicant may be
required to dedicate right of way at the private road intersection to
Hummingbird Lane as required by the City Engineer.
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:
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PLANNING COMMISSION RESOLUTION 2006-008
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 34185
SIENNA CORPORATION
FEBRUARY 14, 2006
A. PRIVATE STREETS
1) Property line shall be placed at the back of curb similar to the lay
out shown on the tentative map and the typical street section
shown in the tentative map.
2) Private Residential Streets measured at gutter flow line to flow line
to be 28 feet of travel width as shown on the tentative tract map
if on -street parking is prohibited, and provided there is adequate
off-street parking for residents and visitors, and the applicant
establishes provisions for ongoing enforcement of the parking
restriction in the CC&R's. The applicant shall establish provisions
identifying the parking restriction in the CC&R's. The CC&R's shall
be reviewed by the Public Works Department prior to recordation
and concurrent with finalizing the tract map.
B. CUL DE SACS
1) The cul de sac shall conform to the shape shown on the tentative
map with a 38-foot curb radius at the bulb or larger as shown on
the tentative map.
C. Dead End Street
1) The dead end street shall be redesigned to accommodate U-turn
vehicular movement as required by the City Engineer.
Curve radii for curbs at all street intersections shall not be less than 25 feet.
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.
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.
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PLANNING COMMISSION RESOLUTION 2006-008
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 34185
SIENNA CORPORATION
FEBRUARY 14, 2006
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 with the express written approval of IID.
14. Direct vehicular access to Hummingbird Lane from lots with frontage along
Hummingbird Lane 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.
15. 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.
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 Tentative
Tract Map and the date of recording of any Final Map, unless such easement is
approved by the City Engineer.
FINAL MAPS
17. 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," refer to persons currently certified or licensed
to practice their respective professions in the State of California.
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PLANNING COMMISSION RESOLUTION 2006-008
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 34185
SIENNA CORPORATION
FEBRUARY 14, 2006
18. 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.
19. 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 (Revisions)
1"
= 40'
Horizontal
B.
PM10 Plan
1"
= 40'
Horizontal
C.
SWPPP
1 "
= 40'
Horizontal
NOTE: A through C to be submitted concurrently.
D. On -Site Street Improvements/Signing & Striping/Storm Drain 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.
E. On -Site Residential Precise Grading Plan 1 " = 30' Horizontal
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 2006-008
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 34185
SIENNA CORPORATION
FEBRUARY 14, 2006
"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.
"Street Parking" plan shall include appropriate signage to implement the "No
Parking"
concept, or alternatively an on -street parking policy shall be included in the CC
& R's subject to City Engineer's Approval. The parking plan or CC & R's shall
be submitted concurrently with the Street Improvement Plans.
20. 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.
21. 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
22. 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.
23. 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.
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PLANNING COMMISSION RESOLUTION 2006-008
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 34185
SIENNA CORPORATION
FEBRUARY 14, 2006
24. 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.
25. 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.
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 in the first phase of
construction or by the issuance of the third Building Permit.
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.
26. 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
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PLANNING COMMISSION RESOLUTION 2006-008
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 34185
SIENNA CORPORATION
FEBRUARY 14, 2006
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.
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.
All grading shall conform to the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by a soils engineer, or by
an engineering geologist.
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PLANNING COMMISSION RESOLUTION 2006-008
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 34185
SIENNA CORPORATION
FEBRUARY 14, 2006
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. 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.
33. Building pad elevations of the proposed development shall not exceed the
building pad elevations of the existing adjacent lots by more than one foot.
34. 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.
35. 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.
36. 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.
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PLANNING COMMISSION RESOLUTION 2006-008
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 34185
SIENNA CORPORATION
FEBRUARY 14, 2006
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.
37. This development shall comply with Chapter 8.11 (Flood Hazard Regulations),
LQMC. If any portion of any proposed building lot in the development is or may
be located within a flood hazard area as identified on the City's Flood Insurance
Rate Maps, the development shall be graded to ensure that all floors and
exterior fill (at the foundation) are above the level of the project (100-year) flood
and building pads are compacted to 95% Proctor Density as required in Title 44
of the Code of Federal Regulations, Section 65.5(a) (6). Prior to issuance of
building permits for lots which are so located, the applicant shall furnish
elevation certifications, as required by FEMA, that the above conditions have
been met.
DRAINAGE
38. Nuisance water shall be retained on site. In residential developments, nuisance
water shall be passed through a prefilter system comparable to the MaxWell
Plus Primary Settling Chamber (or equivalent) before being disposed in the
proposed drywell system or equivalent system approved by the City Engineer. A
geotechnical study shall confirm the applicability of drywell use for the
development based on the existing soil conditions. The drywell or equivalent
system 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 drywell shall be designed
to contain nuisance water surges from landscape area, residential unit, and off -
site street nuisance water. The drywell shall be designed to accept the
abovementioned nuisance water requirements.
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.
40. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
41. When an applicant proposes discharge of storm water directly, or indirectly, into
the Coachella Valley Stormwater Channel, the applicant shall indemnify the City
from the costs of any sampling and testing of the development's drainage
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PLANNING COMMISSION RESOLUTION 2006-008
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 34185
SIENNA CORPORATION
FEBRUARY 14, 2006
discharge which may be required under the City's NPDES Permit or other City -
or area -wide pollution prevention program, and for any other obligations and/or
expenses which may arise from such discharge. The indemnification shall be
executed and furnished to the City prior to the issuance of any grading,
construction or building permit, and shall be binding on all heirs, executors,
administrators, assigns, and successors in interest in the land within this
tentative tract map excepting therefrom those portions required to be dedicated
or deeded for public use. The form of the indemnification shall be acceptable to
the City Attorney. If such discharge is approved for this development, the
applicant shall make provisions in the final development CC&Rs for meeting
these potential obligations. The applicant shall make available to all buyers in
this tentative tract map, educational material from the Riverside County Flood
Control & Water Quality District regarding stormwater discharge into the
Whitewater River System.
UTILITIES
42. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities),
LQMC.
43. 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.
44. Existing overhead utility lines impacted by the proposed project which are on -
site or adjacent to the site, and all proposed utilities, shall be installed
underground. The existing 10-foot or 12-foot P.U.E. established on Tract Map
No. 2180 and not affected by this tentative tract map shall remain in effect
unless access requirements are required by the affected Utility Companies for
this tentative tract map. The existing P.U.E. along the northerly boundary of Lot
62 of Tract Map No. 2180 shall remain unless utilities are relocated and said
easement is not required. The easement along the southerly boundary of Lot 62
shall be removed from the tentative tract map.
All existing utility lines attached to joint use 92 KV transmission power poles -
are exempt from the requirement to be placed underground.
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CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 34185
SIENNA CORPORATION
FEBRUARY 14, 2006
45. 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
46. 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.
47. The applicant shall construct the following street improvements to conform with
the General Plan (street type noted in parentheses.)
A. OFF -SITE STREETS
1) Hummingbird Lane (Cul-de-sac, 50' ROW
a) No addition street widening is required.
Other required improvements in the Hummingbird Lane right or way include:
b) All appurtenant components such as, but not limited to:
curb, gutter, traffic control striping, legends, and signs.
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).
B. PRIVATE STREETS
1) Construct 28-foot wide travel width as shown on the tentative
map measured from gutter flow line to gutter flow line, provided
parking is prohibited and there is adequate off-street parking for
residents and visitors, and the applicant makes provisions for
perpetual enforcement of the restrictions.
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PLANNING COMMISSION RESOLUTION 2006-008
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 34185
SIENNA CORPORATION
FEBRUARY 14, 2006
2) The applicant shall design the entrance off Hummingbird Lane with
decorative pavement material and other features to distinguish the
private street from the public street right of way as approved by
the City Engineer and the Community Development Director.
3) The curb return for the private street shall confirm to La Quinta
Standard Plan 220 to include adjustments of the proposed private
street curb returns or existing driveways to conform to said
standard plan as approved by the City Engineer.
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.
48. 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.
49. 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.
50. General access points and turning movements of traffic are limited to the
following:
Primary Entry (Hummingbird Lane): Full turn movements are permitted.
51. Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians and bollards if required, street name
signs, and sidewalks.
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PLANNING COMMISSION RESOLUTION 2006-008
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 34185
SIENNA CORPORATION
FEBRUARY 14, 2006
52. 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
53. 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.
54. Any new home constructed on site shall be limited to a single -story structure as
per LQMC Section 9.60.310.
IAvnuT
55. In order to achieve continuity with the existing neighborhood and abutting
properties, one lot shall be removed from among lots 1 through 7. The tentative
tract map shall thus be redrawn to have a total of nine numbered residential
lots.
LANDSCAPING
56. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
57. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots and park areas.
58. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
59. The applicant shall submit the landscape plans for approval to plan checking by
the Public Works Department. When plan checking has been completed by the
Public Works Department, the applicant shall obtain the signatures of CVWD
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PLANNING COMMISSION RESOLUTION 2006-008
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 34185
SIENNA CORPORATION
FEBRUARY 14, 2006
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.
60. 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.
i
61. Parking spaces identified on Lot B shall be eliminated from the tentative tract
map and replaced with landscaping.
62. Brick pavers and landscaping shall be installed at the entry of the project,
identified as the portion of Lot A adjacent to Lots B and C. Brick pavers shall be
constructed to the specifications of the City Engineer.
63. A 6' masonry wall shall be constructed adjacent to Lot 8, 9, 10 and entry lot B.
prior to the issuance of building permits on the subject lots. Said wall shall be
consistent with the previously installed wall adjacent to Lots 2-7.
64. Wall construction along the landscaped portion of the CVWD Stormwater
Channel shall be designed as a partial -view fence, with masonry on the lower
portion and painted wrought -iron or tubular steel on the upper portion. This
condition does not apply to those residential numbered lots which directly abut
the Stormwater Channel.
QUALITY ASSURANCE
65. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
66. 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.
67. The applicant shall arrange for, and bear the cost of, all measurements,
sampling and testing procedures not included in the City's inspection program,
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PLANNING COMMISSION RESOLUTION 2006-008
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 34185
SIENNA CORPORATION
FEBRUARY 14, 2006
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.
68. 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
69. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
70. 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
71. 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.
72. 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).
73. The developer shall pay school mitigation fees based on their requirements.
Fees shall be paid prior to building permit issuance by the City.
(If this subdivision falls within an existing assessment district or in an area that
may be subject to an assessment district, add the following condition:)
74. Prior to completion of any approval process for modification of boundaries of
the property or lots subject to these conditions, the applicant shall process a
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PLANNING COMMISSION RESOLUTION 2006-008
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 34185
SIENNA CORPORATION
FEBRUARY 14, 2006
reapportionment of any bonded assessment(s) against the property and pay the
cost of such reapportionment.
75. Tentative Tract 34185 shall provide for parks through payment of an in -lieu fee,
as specified in Chapter 13.48, LQMC. The in -lieu fee shall be based on the fair
market value of the land within the subdivision. Land value information shall be
provided to the Community Development Director, via land sale information, a
current fair market value of land appraisal, or other information on land value
within the subdivision. The Community Development Director may consider any
subdivider -provided or other land value information source for use in calculation
of the parkland fee.
FIRE DEPARTMENT
76. Blue dot retro-reflectors shall be placed in the street 8 inches from centerline to
the side that the fire hydrant is on, to identify fire hydrant locations.
77. The required water system, including fire hydrants, shall be installed and
accepted by the appropriate water agency prior to any combustible building
material being placed on an individual lot. Two sets of water plans are to be
submitted to the Fire Department for approval.
78. Final Fire Department conditions will be addressed prior to final map. 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.
MISCELLANEOUS
79. A permit from the Community Development Department is required for any
temporary or permanent tract signs. Uplighted tract identification signs are
allowed subject to the provisions of Chapter 9.160 of the Zoning Ordinance.
80. The Community Development Director shall cause to be filed with the County
Clerk a "Notice of Exemption" pursuant to CEQA Guideline § 15332 once
reviewed and approved by the City Council. The appropriate filing fee shall be
paid by the developer.
81. Should casitas be part of the home design for the production homes on the site,
a master Minor Use Permit for all such casitas shall be secured in conjunction
with the recordation of the Final Map. A covenant and provision in the CC&R's
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PLANNING COMMISSION RESOLUTION 2006-008
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 34185
SIENNA CORPORATION
FEBRUARY 14, 2006
shall be recorded informing all property owners of the Minor Use Permit and its
conditions of approval.
82. The Community Development and Public Works Directors may allow minor
design changes to final map applications that include a reduction in the number
of buildable lots, changes in lot sizes, relocation of common open space areas
or other required public facilities (e.g., CVWD well sites, etc.) and changes in
the alignment of street sections, provided the applicant submits a Substantial
Compliance Application to the Public Works Department during plan check
disclosing the requested changes and how the changes occurred. These
changes shall be conveyed to the City Council when the map is presented for
recordation consideration.
83. All public agency letters received for this case are made part of the case file
documents for plan checking purposes.
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