PCRES 2006-020PLANNING COMMISSION RESOLUTION NO. 2006-020
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE
CITY COUNCIL APPROVAL OF TENTATIVE TRACT 34038,
DIVIDING ± 1.23 ACRES INTO ONE CONDOMINIUM LOT
CASE NO. TT 34038
APPLICANT: BORREGO RESORT HOLDINGS, INC.
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 11`hday of April, 2006, hold a duly -noticed Public Hearing to consider a
recommendation on Tentative Tract 34038, a request to subdivide 2.23 acres into one
condominium lot, to allow development of 20 residential airspace condominium units,
located on the south side of Calle Tampico, between Avenida Villa and Avenida
Navarro, more particularly described as:
LOTS 3 THROUGH 11, BLOCK 123, SANTA CARMELITA AT VALE LA QUINTA,
UNIT 14, MAP BOOK 18/82-83
WHEREAS, the La Quinta Community Development Department has
prepared Environmental Assessment 2005-552, and has determined that, although the
proposed project could have a significant effect on the environment, there will not be a
significant effect in this case because mitigation measures incorporated into the
project approval will mitigate or reduce any potential impacts to a level of non -
significance; and,
WHEREAS, at said public hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Planning Commission did make the following findings to justify their recommendation
on Tentative Tract 34038:
The proposed Tentative Tract Map 34038 is consistent with the City's General
Plan, as amended, with the implementation of Conditions of Approval to provide
for adequate storm water drainage, street improvements and other
infrastructure improvements. The map is consistent with the adopted Village
Commercial land use designation, which does allow a residential density of up
to 16 dwelling units per acre, as set forth in the La Quinta General Plan Land
Use Element.
2. The design and improvements of the proposed Tentative Tract Map 34038 are
consistent with the City's General Plan, with the implementation of
recommended conditions of approval to ensure proper improvements and timing
of their construction.
Planning Commission Resolution No. 2006-020
Tentative Tract 34038
April 11, 2006
3. As conditioned, the design of Tentative Tract 34038 and type of improvements,
acquired for access through, or use of, property within the proposed subdivision
will not conflict with such easements.
4. The design of Tentative Tract 34038 and type of improvements are not likely to
cause serious public health problems, in that this issue was considered in
Environmental Assessment 2005-552, in which no significant health or safety
impacts were identified for the proposed project.
5. The site for Tentative Tract 34038 is physically suitable for the proposal as
natural slopes do not exceed 20%, and there are no identified geological or
other physical constraints on the property that would prevent development of
the subdivision.
6. The proposed site for Tentative Tract 34038 provides for the necessary right-of-
way and construction of off -site improvements associated with this parcel, as
required under the La Quinta General Plan. All adjacent perimeter street rights -
of -way are in place, and only transitional off -site improvements will be
necessary.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1 . That the above recitations are true and constitute the findings of the Planning
Commission in this case;
2. That it does hereby require compliance with those mitigation measures specified
by Environmental Assessment 2005-552, prepared for Tentative Tract Map
34038;
3. That it does recommend approval of Tentative Tract Map 34038 to the City
Council, for the reasons set forth in this Resolution and subject to the attached
Conditions of Approval.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
Planning Commission held on this 11 th day of April, 2006, by the following vote to wit:
Planning Commission Resolution No. 2006-020
Tentative Tract 34038
April 11, 2006
AYES: Commissioners Alderson, Barrows, Daniels, Ladner, and Chairman Quill
NOES: None
ABSENT: None
ABSTAIN: None
City of La Quinta, California
ATTEST:
DOUGLA R. EVANS
Comm ity Development Director
City of La Quinta, California
PLANNING COMMISSION RESOLUTION 2006-020 EXHIBIT "A"
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 34038'
CASA LA QUINTA — BORREGO RESORT HOLDINGS, INC.
APRIL 11, 2006
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 Title 13 of the La Quinta
Municipal Code (LQMC).
3. Tentative Tract 34038 shall comply with all applicable conditions and/or
mitigation measures for the following related approvals:
Environmental Assessment 2005-552
Specific Plan 2005-076
Village Use Permit 2005-030
In the event of any conflict(s) between approval conditions and/or provisions
of these approvals, the Community Development Director shall determine
precedence.
4. Prior to the issuance of any grading, construction, or building permit by the
City, the applicant shall obtain the necessary clearances and/or permits from
the following agencies:
X Fire Marshal
X Public Works Department (Grading Permit, Green Sheet, Public Works
Clearance for Building Permits, Improvement Permit)
X La Quinta Community Development Department
X Riverside County Environmental Health Department
X Desert Sands Unified School District
X Coachella Valley Water District (CVWD)
X Imperial Irrigation District (IID)
X California Water Quality Control Board (CWQCB)
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PLANNING COMMISSION RESOLUTION 2006-020
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 34038
CASA LA QUINTA - BORREGO RESORT HOLDINGS, INC.
APRIL 11. 2006
X SunLine Transit Agency
X SCAQMD
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 improvement plans for City approval.
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 ("NO]"), 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
storm water discharge permit, Sections 8.70.010 et seq. (Storm water
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 (11 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):
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PLANNING COMMISSION RESOLUTION 2006-020
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 34038
CASA LA QUINTA - BORREGO RESORT HOLDINGS, INC.
APRIL 11, 2006
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.
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. Approval of this Tentative Tract Map shall not be construed as approval for
any horizontal dimensions implied by any site plans or exhibits unless
specifically identified in the following conditions of approval
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
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PLANNING COMMISSION RESOLUTION 2006-020
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 34038
CASA LA QUINTA - BORREGO RESORT HOLDINGS, INC.
APRIL 11, 2006
1. Calle Tampico (Primary Arterial - Option B, 100' ROW) - No
additional right of way dedication is required from the standard 50
feet from the Centerline of Calle Tampico for a total of 100-foot
ultimate developed right-of-way.
2. Avenida Villa (west frontage), Avenida Navarro (Local Streets, 60'
ROW) - No additional right of way dedication is required from the
standard 30 feet from the centerline of the street for a total of 60-
foot ultimate developed right-of-way.
3. Avenida Villa (south frontage); Local Street, 50' ROW) - No
additional right of way dedication is required from the standard 30
feet from the centerline of the street for a total of 50-foot ultimate
developed right-of-way. An additional 5-foot utility easement shall
be established along the property line on Avenida Villa.
9. The applicant shall create perimeter landscaped setbacks along all public
rights -of way as follows:
A. Calle Tampico (Primary Arterial) - 20 feet from right-of-way/property
line.
The setback requirement shall apply to all frontages including, but not limited
to, remainder parcels, right-of-way reversions, and sites dedicated for utility
purposes.
Where public facilities (e.g. sidewalks) are placed on privately -owned
setbacks, the applicant shall offer for dedication blanket easements for those
purposes on the Final Map.
10. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins,
mailbox clusters, and common areas on the Final Map,
11. Direct vehicular access to Calle Tampico, Avenida Villa, and Avenida Navarro
from TT 34038 is restricted, except for the entry drive access from Avenida
Villa, which shall be shown on the recorded Final Map, along with the other
vehicular access restrictions.
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PLANNING COMMISSION RESOLUTION 2006-020
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 34038
CASA LA QUINTA - BORRE60 RESORT HOLDINGS, INC.
APRIL 11, 2006
12. 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.
13. 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
14. 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.
15. A right-of-way vacation process is ongoing with the Public Works
Department for a portion of Calle Tampico. Final Plan recordation is
contingent upon the City of La Quinta vacating this right-of-way to the
applicant.
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 City. A separate set of plans for each line item specified
below shall be prepared. The plans shall utilize the minimum scale specified,
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PLANNING COMMISSION RESOLUTION 2006-020
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 34038
CASA LA QUINTA - BORREGO RESORT HOLDINGS, INC.
APRIL 11, 2006
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.
PM 10 Plan:
1 "
= 40'
Horizontal
C.
SWPPP:
1"
= 40'
Horizontal
D.
On -Site Precise Grading/Storm Drain Plan:
1"
= 30'
Horizontal
Note: Items A through D to be submitted concurrently
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.
"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.
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 the Engineering Department in conjunction with the On -Site
Precise Grading Plan when it is submitted for plan checking.
On -Site Precise Grading plans shall normally include all on -site surface
improvements including but not necessarily limited to finish grades for curbs
& gutters, building floor elevations, parking lot improvements and ADA
requirements.
19. The City maintains standard plans, detail sheets and/or construction notes
for elements of construction. For a fee, established by City Resolution, the
applicant may purchase such standard plans, detail sheets and/or
construction notes from the City.
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
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PLANNING COMMISSION RESOLUTION 2006-020
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 34038 ,
CASA LA QUINTA - BORREGO RESORT HOLDINGS, INC.
APRIL 11, 2006
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 the 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.
22. 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.
23. 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.
24. 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.
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PLANNING COMMISSION RESOLUTION 2006-020
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 34038
CASA LA QUINTA - BORREGO RESORT HOLDINGS, INC.
APRIL 11, 2006
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.
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.
25. The applicant elects to utilize the secured agreement alternative, the
applicant shall submit detailed construction cost estimates for all proposed
on -site and off -site improvements, including an estimate for the final survey
monumentation, for checking and approval by the City Engineer. Such
estimates shall conform to the unit cost schedule adopted by City resolution,
or ordinance.
For items not listed in the City's unit cost schedule, the proposed unit costs
shall be approved by the City Engineer.
At the time the applicant submits its detailed construction cost estimates for
conditional approval of the Final Map by the City Council, the applicant shall
also submit one copy each of an 8-1 /2" x 11 " reduction of each page of the
Final Map, along with a copy of an 8-1 /2" x 11 " Vicinity Map.
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies and submitted to the City along with the
applicant's detailed cost estimates.
Security will not be required for telephone, natural gas, or Cable T.V.
improvements.
26. Should the applicant fail to construct the improvements for the development,
or fail to satisfy its obligations for the development in a timely manner, the
City shall have the right to halt issuance of building permits, and/or final
building inspections, withhold other approvals related to the development of
the project, or call upon the surety to complete the improvements.
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PLANNING COMMISSION RESOLUTION 2006-020
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 34038
CASA LA QUINTA - BORREGO RESORT HOLDINGS, INC.
APRIL 11, 2006
GRADING
27. The applicant shall comply with the provisions of Section 13.24.050
(Grading Improvements), LQMC.
28. 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.
29. 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 or architect,
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.
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.
30. 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. Grading within the perimeter setback and parkway areas shall have
undulating terrain and shall conform to 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
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PLANNING COMMISSION RESOLUTION 2006-020
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 34038
CASA LA QUINTA - BORREGO RESORT HOLDINGS, INC.
APRIL 11, 2006
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.
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. 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.
34. 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.
35. 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.
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PLANNING COMMISSION RESOLUTION 2006-020
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 34038
CASA LA QUINTA - BORREGO RESORT HOLDINGS, INC.
APRIL 11, 2006
DRAINAGE
36. Stormwater handling shall conform with the approved hydrology and
drainage report for this Tentative Tract Map. The applicant shall comply with
the provisions of Section 13.24.120 (Drainage), LQMC, Engineering Bulletin
No. 97.03 and Public Works Department Underground Retention Basin
Design Requirements submitted July 16, 2005 and revised November 17,
2005, as applicable.
On -site nuisance water shall be transported through underground drainage
facilities to the existing 2.5' high by 10' wide double reinforced concrete box
along the south side of Calle Tampico and as approved by the City Engineer.
37. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
38. As preliminary exploratory soils borings indicate no percolation for existing
soils, the percolation rate will be considered to be zero.
39. The design of the development shall not cause any increase in flood
boundaries, levels or frequencies in any area outside the development.
HTll ITIFS
40. The applicant shall comply with the provisions of Section 13.24.110
(Utilities), LQMC.
41. 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.
42. All proposed utilities shall be installed underground. 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.
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PLANNING COMMISSION RESOLUTION 2006-020
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 34038
CASA LA QUINTA - BORREGO RESORT HOLDINGS, INC.
APRIL 11, 2006
43. 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.
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44. 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.
45. The applicant shall construct the following street improvements to conform
with the General Plan (street type noted in parentheses):
A. OFF -SITE STREETS
1) Calle Tampico (Primary Arterial - Option B; 100' WW1:
a) No additional widening on the south side of the street
along all frontage adjacent to the Tentative Map boundary.
2)• Avenida Villa (along west project boundary) (Local Street, 60'
ROW):
a) No additional widening on the east side of Avenida Villa
along all frontage adjacent to the Tentative Map boundary.
Other required improvements in the Avenida Villa right of way and/or
adjacent landscape setback area include:
b) A minimum 6-foot wide sidewalk along the existing back of
curb.
3). Avenida Navarro (Local Street, 60' ROW):
a) No additional widening on the west side of the street along
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PLANNING COMMISSION RESOLUTION 2006-020
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 34038
CASA LA QUINTA - BORREGO RESORT HOLDINGS, INC.
APRIL 11, 2006
all frontage adjacent to the Tentative Map boundary.
Other required improvements in the Avenida Navarro right of way
and/or adjacent landscape setback area include:
b) A minimum 6-foot wide sidewalk along the existing back of
curb.
c) Curb ramp and intersection curb return per City of La
Quinta standards.
d) Curb ramp, curb and curb return at the southerly boundary
of the adjacent office building as approved by the City
Engineer.
4). Avenida Villa (along the southerly boundary) (Local Street, 50'
ROW):
a) No additional widening on the north side of the street along
all frontage adjacent to the Tentative Map boundary.
Other required improvements in the Avenida Villa right of way
and/or adjacent landscape setback area include:
b) A minimum 6-foot wide sidewalk along the existing back of
curb.
c) Curb ramp and intersection curb return per City of La
Quinta standards.
The applicant shall extend improvements beyond the development
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).
46. The proposed gated entry to the below ground parking garage shall be
designed to have guest parking access via a pedestrian call box method to
alleviate stacking at the gated entry and backing out onto Avenida Villa due
to refusal, as approved by the City Engineer. Additionally, the applicant shall
apply for a 2-car Loading/Stopping Zone on Avenida Villa for temporary
parking of visitor's vehicles to comply with the aforementioned pedestrian
call box access entry.
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PLANNING COMMISSION RESOLUTION 2006-020
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 34038
CASA LA QUINTA - BORREGO RESORT HOLDINGS, INC.
APRIL 11, 2006
The applicant shall design the gate speed for rapid entry of the visitors and
residents. Resident access shall be via transponder actuation to alleviate
stacking at the gated entry. Operation and maintenance the of gated entry
shall be incorporated into the project CC&R's.
47. 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.
48. General access points and turning movements of traffic are limited to the
following:
A. Primary Entry (Avenida Villa along westerly property boundary) - All
turn movements are permitted.
49. Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians if required, street name signs
and sidewalks.
50. 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.
PARKING LOTS AND ACCESS DRIVEWAY
51. The design of parking facilities shall conform to LQMC Chapter 9.150
(Parking), except where the approved plans and/or these conditions shall
take precedence. Al designs shall comply with the latest ADA standards and
policies.
52. The high point of the access driveway to the parking garage shall be at least
one foot higher than the gutter flow line at the street. -
53. Grade breaks and vertical curves at the access driveway to the parking
garage shall be designed at a minimum to the Institute of Transportation
Engineer's design standards and as approved by the City Engineer.
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PLANNING COMMISSION RESOLUTION 2006-020
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 34038
CASA LA QUINTA - BORREGO RESORT HOLDINGS, INC.
APRIL 11, 2006
CONSTRUCTION
54. 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.
PUBLIC SERVICES
55. IThe applicant shall comply with all applicable requirements of the Riverside
County Fire Department, as set forth under approval conditions for VUP 2005-
030. Any additional requirements not addressed therein shall also be met.
QUALITY ASSURANCE
56. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
57. 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.
58. 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.
59. Upon completion of construction, the applicant shall furnish the City with
reproducible record drawings of all improvement plans that 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
60. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC. Applicant shall submit CC&R's for the project for
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PLANNING COMMISSION RESOLUTION 2006-020
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 34038
CASA LA QUINTA - BORREGO RESORT HOLDINGS, INC.
APRIL 11, 2006
review by Public Works and Community Development, prior to their
recordation.
61. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on -site improvements, perimeter landscaping,
access drives, and sidewalks, which shall be reflected in the tract CC&R's.
FEES AND DEPOSITS
62. 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.
63. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program, as in effect
at the time of issuance of building permit(s).
64. 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
reapportionment of any bonded assessment(s) against the property and pay
the cost of such reapportionment.
65. Tentative Tract 34038 shall provide payment of an in -lieu park dedication fee,
as specified in Chapter 13.48, LQMC. Based on the requirements of Section
13.48.050 LQMC, the amount of park land required is 0.168 acres. The fee
amount will be determined when the appropriate land value information is
submitted. The in -lieu payment(s) shall be based upon this acreage
requirement. Payment of the in -lieu fee shall be made no later than prior to, or
concurrently with, recordation of the first final map within the Tentative Map.
CULTURAL RESOURCES
66. The site shall be monitored during on and off -site trenching and rough grading
by qualified archaeological monitors. Proof of retention of monitors shall be
given to the City prior to issuance of first earth -moving or clearing permit.
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PLANNING COMMISSION RESOLUTION 2006-020
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 34038 ,
CASA LA QUINTA - BORREGO RESORT HOLDINGS, INC.
APRIL 11, 2006
67. The final report on the monitoring shall be submitted to the Community
Development Department prior to the issuance of the first Certificate of
Occupancy for the project.
68. Collected archaeological resources shall be properly packaged for long term
curation, in polyethylene self -seal bags, vials, or film cans as appropriate, all
within acid -free, standard size, comprehensively labeled archive boxes and
delivered to the City prior to issuance of first Certificate of Occupancy for the
property.
Materials shall be accompanied by descriptive catalogue, field notes and
records, primary research data, and the original graphics.
69. The conditions of approval for this item shall be included in the submitted
report, "A Cultural Resources Survey of the Proposed Casa La Quinta Project,
Riverside County, California", prepared by Foothill Archaeological Services,
prior to issuance of first permit requiring monitoring.
70. Pursuant to their request, the monitoring crew shall include a member of the
Ramona Band of Cahuilla Indians, if requested by the Ramona Band in writing.
71. If Native American cultural resources are discovered during monitoring or the
subsequent construction phase, the Morongo Band of Mission Indians,
Ramona Band of Cahuilla Indians and the Agua Caliente Band of Cahuilla
Indians, shall each be notified and allowed to consult on the discovery and its
disposition.
PALEONTOLOGICAL RESOURCES
72. Prior to groundbreaking, a field survey shall be conducted by the applicant in
order to identify and document potential surface fossiliferous resources. A
report of findings from the field survey shall be transmitted to Community
Development Department and shall be provided to site monitors prior to
beginning of any earth -moving.
73. On and off -site monitoring of earth -moving and grading in areas identified as
likely to contain paleontological resources shall be conducted by a qualified
paleontological monitor. The monitor shall be equipped to salvage fossils as
they are unearthed to avoid construction delays and to remove samples of
sediments that are likely to contain the remains of small fossil invertebrates
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PLANNING COMMISSION RESOLUTION 2006-020
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 34038
CASA LA QUINTA - BORREGO RESORT HOLDINGS, INC.
APRIL 11, 2006
and vertebrates. The monitor shall be empowered to temporarily halt or divert
equipment to allow removal of abundant or large specimens. Proof that a
monitor has been retained shall be given to City prior to issuance of first earth -
moving permit, or before any clearing of the site is begun.
74. Recovered specimens shall be prepared to the point of identification and
permanent preservation, including washing of sediments to recover small
invertebrates and vertebrates.
75. iA report of findings with an appended itemized inventory of specimens shall
be submitted to the City prior to the first occupancy of a residence being
granted by the City. The report shall include pertinent discussions of the
significance of all recovered resources where appropriate. The report and
inventory, when submitted will signify completion of the program to mitigate
impacts to paleontological resources.
76. Collected resources and related reports, etc. shall be given to the City for
curation. Packaging of resources, reports, etc. shall comply with standards
commonly used in the paleontological industry.
LANDSCAPING
77. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks)
& 13.24.140 (Landscaping Plans), LQMC.
78. 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.
79. The applicant shall submit all landscape plans, to include landscape lighting,
for approval through plan checking by the Public Works Department.
Community Development Department review will take place during this plan
check process. When plan checking has been completed by the both
Departments, the applicant shall obtain the signatures of CVWD and the
Riverside County Agricultural Commissioner, prior to submittal for signature by
the City Engineer. Prior to CVWD review, the applicant shall provide
calculations that meet the requirements of Chapter 8.13 of the Municipal Code
- Water Efficient Landscaping. Additional landscape conditions under VUP
2005-030 are hereby incorporated by reference.
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PLANNING COMMISSION RESOLUTION 2006-020
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 34038
CASA LA QUINTA - BORREGO RESORT HOLDINGS, INC.
APRIL 11, 2006
NOTE: Plans are not approved for construction until signed by the City
Engineer. All landscape and irrigation plans shall be signed and stamped by a
licensed landscape architect.
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