PCRES 2007-014 Griffin Ranch TTM 34642PLANNING COMMISSION RESOLUTION 2007-014
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE
CITY COUNCIL APPROVAL OF TENTATIVE TRACT 34642, AN
ADDITIONAL ±45.0 ACRES DIVIDED INTO 90 SINGLE-
FAMILY LOTS FOR THE GRIFFIN RANCH DEVELOPMENT
CASE NO. TENTATIVE TRACT MAP 34642
APPLICANT: TRANSWEST HOUSING
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 27th day of March, 2007, hold a duly -noticed Public Hearing, to consider a
recommendation on Tentative Tract Map 34642, a request to subdivide ±45.0 acres
into 90 single-family residential lots, one ±5.3 acre recreation lot, one well site, and
other common lots, located generally on the south side of Avenue 54 and west of
Monroe Street, more particularly described as:
PORTIONS OF THE NORTH 1/2 OF SECTION 15, T6S, R7E, S.B.B.M.
WHEREAS, the La Quinta Community Development Department has
prepared Environmental Assessment 2006-577, 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
for approval of Tentative Tract Map 34642:
1. The proposed Tentative Tract Map 34642 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 project is consistent with the adopted Very
Low Density Residential land use designation of up to two dwelling units per
acre, as set forth in the General Plan as amended by General Plan Amendment
2004-103.
Planning Commission Resolution No. 2007-014
Tentative Tract 34642
Transwest Housing, Griffin Ranch
March 27, 2007
2. The design and improvements of the proposed Tentative Tract Map 34642 are
consistent with the City's General Plan, with the implementation of
recommended conditions of approval to ensure proper street widths, perimeter
walls, and timing of their construction.
3. As conditioned, the design of Tentative Tract Map 34642 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 Map 34642 and type of improvements are not
likely to cause serious public health problems, in that this issue was considered
in Environmental Assessment 2006-577, in which no significant health or safety
impacts were identified for the proposed project.
5. The site for Tentative Tract 34642 is physically suitable for the proposal as
natural slopes do not exceed 20%, and there are no identified geological
constraints on the property that would prevent development pursuant to the
geotechnical study prepared for the subdivision.
6. The proposed design for Tentative Tract 34642 is consistent with the existing
portions of the Griffin Ranch residential development and is consistent with
existing rural and equestrian -oriented developments in the vicinity. Provisions
have been made for procuring the necessary right-of-way and construction of
off -site improvements associated with this parcel, as required under the La
Quinta General Plan.
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 2006-577, prepared for Tentative Tract Map
34642;
3. That it does recommend approval of Tentative Tract Map 34642 to the City
Council, for the reasons set forth in this Resolution and subject to the attached
Conditions of Approval.
PAReports - PC\2007\3-27-07\Griffin Ranch TT 34642 & SRPC Resos\PC RESO TT34642.doc
Planning Commission Resolution No. 2007-014
Tentative Tract 34642
Transwest Housing, Griffin Ranch
March 27. 2007
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
Planning Commission held on this 27th day of March, 2007, by the following vote to
wit:
AYES: Commissioners Barrows, Engle, and Acting Chairman Alderson
NOES: None
ABSENT: Commissioner Daniels and Chairman Quill
ABSTAIN: None
ED ALDERSON, Acting Chairman
City of La Quinta, California
ATTEST:
,
Qf
DOOGLAWH.EVANS
Community Development Director
City of La Quinta, California
PAReports - PC\2007\3-27-07\Griffin Ranch TT 34642 & SRPC Resos\PC RESO TT34642.doc
PLANNING COMMISSION RESOLUTION 2007-014 EXHIBIT "A"
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 34642
TRANS WEST HOUSING / GRIFFIN RANCH
MARCH 27, 2007
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. 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"), Chapter 13 of the La Quinta Municipal Code ("LQMC"),
Conditions of Approval for Tentative Tract Map No. 32879, Site Development Permit
2005-853, Site Development Permit 2005-848, Site Development Permit 2006-876,
and the Griffin Ranch Specific Plan 2004-074, Amendment #1.
The City of La Quinta's Municipal Code and Engineering Handbook can be accessed
on the City's Web Site at www.la-quinta.org.
4. This tentative tract map shall expire two years after City Council approval, unless
recorded or granted a time extension pursuant to the requirements of La Quinta
Municipal Code 9.200.080 (Permit expiration and time extensions).
5. 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, if required:
• Fire Marshal
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Planning Commission Resolution 2007-014
Conditions of Approval - Adopted
Tentative Tract 34642
March 27, 2007
•, Public Works Department (Grading Permit, Green Sheet (Public Works
Clearance) for Building Permits, Improvement Permit)
• Community Development Department (Mitigation Monitoring)
• Riverside County Environmental Health Department
• Coachella Valley Unified School District (CVUSD)
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• South Coast Air Quality Management District Coachella Valley (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
improvements plans for City approval.
A project -specific NPDES construction permit or revision to the existing Griffin Ranch
permit must be obtained by the applicant; and who then shall submit a copy of the
Regional Water Quality Control Board's ("RWQCB") acknowledgment of the
applicant's Notice of Intent ("NOI"), prior to the issuance of a grading or site
construction permit by the City.
6. 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").
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Planning Commission Resolution 2007-014
Conditions of Approval - Adopted
Tentative Tract 34642
March 27, 2007
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.
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.
6. 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).
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Planning Commission Resolution 2007-014
Conditions of Approval - Adopted
Tentative Tract 34642
March 27, 2007
PROPERTY RIGHTS & RIGHTS -OF -WAY
7. 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. Said conferred rights shall
also include grant of access easement to the City of La Quinta for the purpose of
graffiti removal by City staff or assigned agent in perpetuity and agreement to the
method to remove graffiti and to paint over to best match existing. The applicant
shall establish the aforementioned requirements in the CC&R's for the development
or other agreements as approved by the City Engineer.
8. The applicant shall offer for dedication on the Final Map all public street rights -of -way
in conformance with the City's General Plan, Municipal Code, applicable specific
plans, and/or as required by the City Engineer.
9. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Monroe Street (Primary Arterial - Option A, 1 10' ROW) - The standard
55 feet from the centerline of Monroe Street for a total 110-foot
ultimate developed right of way except for an additional right of way
dedication for a deceleration/right turn only lane at the proposed entry
measured 63 feet west of the centerline of Monroe Street. The required
right of way shall be for a length of 248 feet plus storage length and a
tapered transition length of 150 additional feet to accommodate
improvements conditioned under STREET AND TRAFFIC
IMPROVEMENTS.
2) Avenue 54 (Secondary Arterial with Class II Bike Lane, 96' ROW) - 48
feet from the centerline of Avenue 54 for a total 96-foot ultimate
developed right of way except for an additional right of way for a
deceleration/right turn only lane on Avenue 54 at the Avenue 54 and
Monroe Street intersection measured 60 feet south of the centerline of
Avenue 54. The required right of way shall be for a length of 132 feet
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Planning Commission Resolution 2007-014
Conditions of Approval - Adopted
Tentative Tract 34642
March 27. 2007
plus a storage length and a tapered transition length of 120 additional
feet to accommodate improvements conditioned under STREET AND
TRAFFIC IMPROVEMENTS.
10. The applicant shall retain for private use on the Final Map all private street rights -of -
way in conformance with the City's General Plan, Municipal Code, applicable specific
plans, and/or as required by the City Engineer.
11. The private street rights -of -way to be retained for private use required for this
development include:
B. PRIVATE STREETS
1) Firenze Gate — Entry access road street width as shown on the
tentative tract map unless additional width is required by the City
Engineer as determined in plan check due to vehicular conflict
movements with Lot 90 ingress and egress.
2) Damascus Way, Haflinger Way, Challedon Circle, Man-O-War Court,
MacBeth Street (along Lot 85), and Ardennais Drive. - Private
Residential Streets measured at gutter or curb flow line to gutter or curb
flow line shall have a minimum 36-foot travel width for double loaded
streets.
3) MacBeth Street (along Lots 79 through 83) - Private Residential Streets
measured at gutter flow line to gutter flow line shall have a 32-foot
travel width and on -street parking is prohibited on one side 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 CC&R's shall be reviewed and approved
by the Engineering Department prior to recordation.
4) Wedge curbs approved by the City Engineer shall be used on all private
streets.
C. Knuckle
1) The knuckle shall conform to the shape shown on the tentative tract
map except for minor revision as may be required by the City Engineer.
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Planning Commission Resolution 2007-014
Conditions of Approval - Adopted
Tentative Tract 34642
March 27, 2007
12. 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,
deceleration lane(s) 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.
13. When the City Engineer determines that access rights to the proposed street rights -
of -way shown on the approved Tentative Tract Map are necessary prior to approval
of the Final Map dedicating such rights -of -way, the applicant shall grant the
necessary rights -of -way within 60 days of a written request by the City.
14. 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.
15. The applicant shall create perimeter landscaping setbacks along all public rights -of -
way as follows:
A. Monroe Street (Primary Arterial) — A minimum 20-foot from the R/W-P/L.
B. Avenue 54 (Secondary Arterial) — A minimum 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.
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.
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Planning Commission Resolution 2007-014
Conditions of Approval - Adopted
Tentative Tract 34642
March 27, 2007
16. 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.
17. Direct vehicular access to Monroe Street and Avenue 54 from lots with frontage
along Monroe Street and Avenue 54 are 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.
18. 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.
19. 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.
STREET AND TRAFFIC IMPROVEMENTS
20. 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.
21. The applicant shall construct the following street improvements to conform with the
General Plan (street type noted in parentheses):
A. OFF -SITE STREETS
1) Monroe Street (Primary Arterial — Option A, 1 10' ROW):
Widen the west side of the street along all frontages adjacent to the Tentative
Map boundary. to its ultimate width on the west side as specified in the
General Plan and the requirements of these conditions. Rehabilitate and/or
reconstruct existing roadway pavement as necessary to augment and convert
it from a rural county road design standard to La Quinta's urban arterial design
standard. The west curb face shall be located forty three feet (43') west of
the centerline, except at locations where additional street width is needed to
accommodate:
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Planning Commission Resolution 2007-014
Conditions of Approval - Adopted
Tentative Tract 34642
March 27, 2007
a) A deceleration/right turn only lane at the Project's Entry on
Monroe Street. The west curb face shall be located fifty-one feet
(51') west of the centerline and a length of 248 feet plus a
storage length and a taper transition of an additional length of
150 feet.
Other required improvements in the Monroe Street 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) Half width of an 18' - foot wide raised landscaped median along
the entire boundary of the Tentative Tract Map.
d) Establish a benchmark in the Monroe Street right of way and file
a record of the benchmark with the County of Riverside.
e) A 10-foot wide Multi -Purpose Trail. The applicant shall construct
a multi -use trail along the Monroe Street frontage within the
landscaped setback. The location and design of the trail shall be
approved by the City. A split rail fence shall be constructed on
the street side of the trail in accordance with designs approved
under Site Development Permit 2005-848. Bonding for the fence
to be installed shall be posted prior to final map approval. At
grade intersection crossings shall be of a medium and design and
location as approved by the Engineering Department on the street
improvement plan submittal.
2) Avenue 54 (Secondary Arterial with Class II Bike Lane, 96' ROW):
Widen the south side of the street along the southerly boundary of the
Tentative Tract and the requirements of these conditions. Rehabilitate and/or
reconstruct existing roadway pavement as necessary to augment and convert
it from a rural county -road design standard to La Quinta's urban arterial design
standard. The south curb face shall be located thirty six feet (38') south of
the centerline, except at locations where additional street width is needed to
accommodate:
a) A deceleration/right turn only lane on Avenue 54 at the Avenue
54 and Monroe Street intersection. The south curb face shall be
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Planning Commission Resolution 2007-014
Conditions of Approval - Adopted
Tentative Tract 34642
March 27, 2007
located forty eight (48') south of the centerline a length of 132
feet plus storage length and a tapered transition length of an
additional 120 feet.
Other required improvements in the Avenue 54 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.
c1 A 10-foot wide Multi -Purpose Trail along the Avenue 54 frontage
within the landscaped setback. The location and design of the
trail shall be approved by the City and shall be constructed in
accordance with designs approved under Site Development
Permit 2005-848. Bonding for the fence to be installed shall be
posted prior to final map approval. At grade intersection
crossings shall be of a medium and design and location as
approved by the Engineering Department on the street
improvement plan submittal. Trail design shall accommodate
future connections on the adjacent private estate and include
warning signs to indicate "NOT A THROUGH TRAIL" and
bollards, designed to the approval of the Community
Development Department. The on -site sidewalk including curb
ramp and multi -purpose trail alignments shall be separated when
possible. Should at any point in time the adjacent private estate
be redeveloped with a multi -purpose trail, on -site warning signs
and bollards shall be removed by the applicant.
d) A 6-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.
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Planning Commission Resolution 2007-014
Conditions of Approval - Adopted
Tentative Tract 34642
March 27. 2007
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).
3) When warrants are met inclusive of traffic signal warrants per the
California MUTCD and particularly, Warrant 6, Coordinated Signal
System, the applicant is responsible for 25% of the cost to design and
install the traffic signal at the Monroe Street/Avenue 54 intersection.
Applicant shall enter into a SIA to post security for 25 % of the cost to
design and install the traffic signal prior to issuance of an on -site
grading permit.
4) When warrants are met inclusive of traffic signal warrants per the
California MUTCD and particularly, Warrant 6, Coordinated Signal
System, the applicant is responsible for 100% of the cost to design and
install the traffic signal at the Firenze Gate/Monroe Street intersection.
Applicant shall enter into a SIA to post security for 100% of the cost to
design and install the traffic signal prior to issuance of an on -site
grading permit.
The applicant is responsible for 50 % of the cost to design and install
the traffic signal if complementing cost share from a development on
other side of street is available at time signal is required. Applicant shall
enter into a SIA to post security for 50 % of the cost to design and
install the traffic signal prior to issuance of an on -site grading permit;
the security shall remain in full force and effect until the signal is
actually installed by the applicant or the developer on the other side of
the street. If the land on the other side of the street does not have an
approved project connecting to the subject intersection, the applicant
shall pay 100% of the cost to design and install the signalization for the
resulting "T" intersection. If, however, the applicant's development
trails the progress of the development on the other side of the street,
the applicant shall be responsible for 50% of the cost as previously
stated.
The applicant is not entitled for any DIF reimbursement for the traffic
signal at the Firenze Gate entrance and Monroe Street.
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Planning Commission Resolution 2007-014
Conditions of Approval - Adopted
Tentative Tract 34642
March 27, 2007
5) Associated with the design and installation of traffic signals mentioned
in Items 3 and 4 above, the applicant is responsible for the cost to
design and interconnection improvements on Monroe Street from the
Avenue 54 intersection to the Primary Entry and up to the southerly
tentative tract boundary. The interconnection improvements shall be at
a minimum to include conduit(s), wiring, and pull boxes necessary for
the interconnection along Monroe Street from Avenue 54 to the
southerly end of the tentative tract.
The applicant is not entitled for any DIF reimbursement for the
interconnection improvements conditioned in item 5 unless future
reimbursements are made available per the DIF Study in effect at the
time of construction.
The aforementioned requirement for traffic signals (Item 3 and 4) shall
sunset after 5 years from the date of recordation of the final map,
unless an extension is mutually agreed upon by both the City and the
developer.
B. PRIVATE STREETS
1) Construct full 36-foot wide travel width measured gutter flow line to
gutter flow line within a 41-foot right-of-way where the residential
streets are double loaded.
2) Construct a 32-foot wide measured gutter flow line to gutter flow line
where on -street parking is permitted on one side and the applicant
makes provisions for perpetual enforcement of the No Parking
restrictions.
3) The location of driveways of corner lots shall not be located within the
curb return and away from the intersection when possible. Additionally,
as the street layout proposed creates inherent problems with vehicular
conflict, the applicant shall submit driveway locations for approval by
the City Engineer.
D. KNUCKLE
1) Construct the knuckle to conform to the lay -out shown in the tentative
tract map, except for minor revisions as may be required by the City
Engineer.
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Planning Commission Resolution 2007-014
Conditions of Approval - Adopted
Tentative Tract 34642
March 27, 2007
E. ON -SITE MULTI -PURPOSE TRAILS. The on -site sidewalk including curb ramp
and multi -purpose trail alignments shall be separated when possible. The
design of multi -purpose trails including finished surface, geometry, curb
transitions, slopes, sight distances, signing, and location shall be approved by
the Public Works Department and the Community Development Department on
the final landscaping plan submittal and shall be in accord with the designs
approved under Site Development Permits 2005-848 and 2006-876. The
applicant shall submit engineered drawings of multi -purpose trails for each
phase with the on -site street improvement plans. A solid concrete, "Trex"
brand, or similar type of inflexible edging material shall be installed along the
edges of perimeter equestrian and multi -purpose trails. Should the "Trex"
brand or similar type of inflexible edging material be installed, and the City
Engineer determines the material to be incompatible or performs
unsuccessfully, the applicant shall be responsible for replacement of the
aforementioned edging material with a 4 inch concrete mow strip. The
applicant shall post bonds for the 4 inch concrete mow strip improvements.
Said requirement shall sunset five years after recordation of the final map
unless otherwise agreed upon by both the developer and the City Engineer.
Improvements including multi -purpose trail street intersections shall include
appurtenances such as traffic control signs, markings and other devices, and
raised medians if required.
22. All gated entries shall provide for a three -car minimum stacking capacity for inbound
traffic to be a minimum length of 62 feet from call box to the street; and shall
provide for a full turn -around outlet for non -accepted vehicles.
Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a
scale of 1 " = 10', demonstrating that those passenger vehicles that do not gain
entry into the development can safely make a full turn -around (minimum radius to be
24 feet) out onto the main street from the gated entry.
Two lanes of traffic shall be provided on the entry side of each gated entry, one lane
shall be dedicated for residents, and one lane for visitors. The two travel lanes shall
be a minimum of 20 feet of total paved roadway surface or as approved by the Fire
Department.
Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus
turnouts, dedicated turn lanes and other features shown on the approved
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Planning Commission Resolution 2007-014
Conditions of Approval - Adopted
Tentative Tract 34642
March 27. 2007
construction plans, may require additional street widths as may be determined by the
City Engineer.
23. Entries having access to public streets shall be designed so that pavers are not
constructed within the revised street right-of-way unless otherwise approved by the
Public Works Department and constructed as per City standards. Said street right-of-
way requirements are per conditions of approval for this tentative tract map to
include curb cuts and deceleration lane requirements at the Firenze Gate entry and as
approved by the City Engineer.
24. 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
Primary Arterial
3.0" a.c./4.5" c.a.b.
4.0" a.c./6.0" c.a.b.
4.5" a.c./6.0" c.a.b.
or the approved equivalents of alternate materials.
25. 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.
26. General access points and turning movements of traffic are limited to the following:
Monroe Street
Primary Entry (Firenze Gate at Monroe Street): Full turn movements in and out are
allowed.
27, Improvements shall include appurtenances such as traffic control signs, markings and
other devices, raised medians if required, street name signs and sidewalks. Mid -block
street lighting is not required.
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Planning Commission Resolution 2007-014
Conditions of Approval - Adopted
Tentative Tract 34642
March 27, 2007
28. 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.
FINAL MAPS
29. Prior to the City's approval of a Final Map, the applicant shall furnish accurate mylars
of the Final Map that was approved by the City's map checker on a storage media
acceptable to the City Engineer. The Final Map shall be of a 1 " = 40' scale or as
approved by the City Engineer.
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.
30. 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.
31. 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 shall be processed concurrently.
D. Storm Drain Plans
1 " = 40' Horizontal
E. Off -Site Street Plan 1 " = 40' Horizontal, 1 " = 4' Vertical
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Planning Commission Resolution 2007-014
Conditions of Approval - Adopted
Tentative Tract 34642
March 27, 2007
F. 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.
G, On -Site Street Improvement/ Signing & Striping Plan
1 " = 40' Horizontal, 1 " = 4' Vertical
The following plans shall be submitted to the Building and Safety Department for
review and approval. The plans shall utilize the minimum scale specified, unless
otherwise authorized by the Building and Safety Director in writing. Plans may be
prepared at a larger scale if additional detail or plan clarity is desired. Note, the
applicant may be required to prepare other improvement plans not listed here
pursuant to improvements required by other agencies and utility purveyors.
H. 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.
32. 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 Standard Drawings hyperlink.
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Planning Commission Resolution 2007-014
Conditions of Approval - Adopted
Tentative Tract 34642
March 27, 2007
33. The applicant shall furnish a complete set of the mylars of all approved improvement
plans on a storage media acceptable to the City Engineer.
At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall submit mylars in order to reflect the as -
built conditions.
IMPROVEMENT SECURITY AGREEMENTS
34. 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.
35. 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.
36. 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.
When improvements are phased through a "Phasing Plan," or an administrative
approval (e.g., Site Development Permits), all off -site improvements and common on -
site improvements (e.g., backbone utilities, retention basins, perimeter walls,
landscaping and gates) shall be constructed, or secured through a SIA, prior to the
issuance of any permits in the first phase of the development, or as otherwise
approved by the City Engineer.
Improvements and obligations required of each subsequent phase shall either be
completed, or secured through a SIA, prior to the completion of homes or the
occupancy of permanent buildings within such latter phase, or as otherwise approved
by the City Engineer.
In the event the applicant fails to construct the improvements for the development,
or fails to satisfy its obligations for the development in a timely manner, pursuant to
the approved phasing plan, the City shall have the right to halt issuance of all
permits, and/or final inspections, withhold other approvals related to the development
of the project, or call upon the surety to complete the improvements.
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Planning Commission Resolution 2007-014
Conditions of Approval - Adopted
Tentative Tract 34642
March 27, 2007
37. 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 Monroe Street and Avenue 54 improvements shall be completed and
accepted by the City of La Quinta prior to the issuance of the 45th "production
home" Building Permit for the project.
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.
38. If the applicant elects to utilize the secured agreement alternative, the applicant shall
submit detailed construction cost estimates for all proposed on -site and off -site
improvements, including an estimate for the final survey monumentation, for
checking and approval by the City Engineer. Such estimates shall conform to the unit
cost schedule adopted by City resolution, or ordinance.
For items not listed in the City's unit cost schedule, the proposed unit costs shall be
approved by the City Engineer.
At the time the applicant submits its detailed construction cost estimates for
conditional approval of the Final Map by the City Council, the applicant shall also
submit one copy each of an 8-1 /2" x 11 " reduction of each page of the Final Map,
along with a copy of an 8-1 /2" x 11 " Vicinity Map.
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Planning Commission Resolution 2007-014
Conditions of Approval - Adopted
Tentative Tract 34642
March 27, 2007
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.
GRADING
39. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
40. 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.
41. To obtain an approved grading permit, the applicant shall submit and obtain approval
of all of the following:
A. A grading plan prepared by a qualified engineer,
B. A preliminary geotechnical ("soils") report prepared by a qualified engineer,
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
(Fugitive Dust Control), LQMC, and
D. A Best Management Practices report prepared in accordance with Sections
8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm
Management and Discharge Controls), LQMC.
All grading shall conform to the recommendations contained in the Preliminary Soils
Report, and shall be certified as being adequate by a soils engineer, or by an
engineering geologist.
A statement shall appear on the Final Map that a soils report has been prepared in
accordance with the California Health & Safety Code § 17953.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust Control
Plan provisions as submitted with its application for a grading permit.
42. 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
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Planning Commission Resolution 2007-014
Conditions of Approval - Adopted
Tentative Tract 34642
March 27, 2007
either be planted with interim landscaping, or stabilized with such other erosion
control measures, as were approved in the Fugitive Dust Control Plan.
43. Grading within the perimeter setback and parkway areas shall have undulating terrain
and shall conform with the requirements of LQMC Section 9.60.240(F) except as
otherwise modified by this condition requirement. The maximum slope shall not
exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e.
the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted
with ground cover. The maximum slope in the first six (6) feet adjacent to the curb
shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the
curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All
unpaved parkway areas adjacent to the curb shall be depressed one and one-half
inches (1.5") in the first eighteen inches (18") behind the curb.
44. Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform with pad elevations shown ron the tentative map, unless the
pad elevations have other requirements imposed elsewhere in these Conditions of
Approval.
45. Building pad elevations of perimeter lots shall not differ by more that one foot from
the building pads in adjacent developments unless otherwise approved by the City
Engineer.
46. 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.
47. 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.
48. 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
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Planning Commission Resolution 2007-014
Conditions of Approval - Adopted
Tentative Tract 34642
March 27. 2007
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.
49. The footings of perimeter walls along abutting properties shall be designed to be
within the Tentative Tract Map property and not encroach into the abutting
properties.
DRAINAGF
50. The applicant shall comply with the provisions of Section 13.24.120 (Drainage),
LQMC, Retention Basin Design Criteria, Engineering Bulletin No. 06-16 — Hydrology
Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and
Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements.
More specifically, stormwater falling on site during the 100 year storm shall be
retained within the development, unless otherwise approved by the City Engineer.
The design storm shall be either the 3 hour, 6 hour or 24 hour event producing the
greatest total run off.
51. Nuisance water shall be retained on site. Nuisance water shall be disposed of per
approved methods contained in Engineering Bulletin No. 06-16 — Hydrology Report
with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering
Bulletin No. 06-015 - Underground Retention Basin Design Requirements.
52. 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.
53. The project shall be designed to accommodate purging and blowoff water (through
underground piping and/or retention facilities) from any on -site or adjacent well sites
granted or dedicated to the local water utility authority as a requirement for
development of this property.
54. No fence or wall shall be constructed around any retention basin unless approved by
the Community Development Director and the City Engineer.
55. For on -site above ground common retention basins, retention depth shall be according
to Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic
Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall
be planted with maintenance free ground cover. Additionally, retention basin widths
shall be not less than 20 feet at the bottom of the basin.
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Planning Commission Resolution 2007-014
Conditions of Approval - Adopted
Tentative Tract 34642
March 27, 2007
56. 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.
57. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
58. 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.
59. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
UTILITIES
60. The applicant shall comply with the provisions of Section 13.24.110 (Utilities),
LQMC.
61. 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.
62. 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.
63. 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 2007-014
Conditions of Approval - Adopted
Tentative Tract 34642
March 27, 2007
CONSTRUCTION
64. 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.
LANDSCAPE AND IRRIGATION
65. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
66. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas.
67. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a licensed landscape architect.
68. The applicant shall submit "Lot B" and Firenze Gate final landscape plans for approval
by the Community Development Department. When plan checking has been
completed by the Community Development Department, the applicant shall obtain the
signatures of CVWD and the Riverside County Agricultural Commissioner, prior to
submittal for signature by the Community Development Director, however landscape
plans for landscaped median on public streets shall be approved by the both the
Community Development Director and the City Engineer unless specifically
conditioned under separate Site Development Permit for approval by the Architecture
and Landscaping Review Committee. Final landscaping plans shall be in compliance
with Chapter 8.13 (Water Efficient Landscaping) of the Municipal Code and AASHTO
site distance guidelines.
69. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Community Development Director. Use of lawn areas shall be
minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs
along public streets.
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Planning Commission Resolution 2007-014
Conditions of Approval - Adopted
Tentative Tract 34642
March 27, 2007
70. The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the AASHTO "A Po/icy on Geometric Design of
Highways and Streets," 5`h Edition or latest, in the design and/or installation of all
landscaping and appurtenances abutting and within the private and public street right-
of-way.
71. All landscaping, walls, fences, trail details, and gates shall conform to those designs
approved under Site Development Permit 2006-853, Site Development Permit 2005-
876, Site Development Permit 2006-872, and Specific Plan 2004-074.
QUALITY ASSURANCE
72. The applicant shall employ construction quality -assurance measures that meet with
the approval of the City Engineer.
73. 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.
74. 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.
75. 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
mylars previously submitted to the City, revised to reflect the as -built conditions.
MAINTENANCE
76. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance),
LQMC.
77. The applicant shall make provisions for the continuous and perpetual maintenance of
all private on -site improvements, perimeter landscaping, access drives, and
sidewalks.
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Planning Commission Resolution 2007-014
Conditions of Approval - Adopted
Tentative Tract 34642
March 27, 2007
FEES AND DEPOSITS
78. 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.
79. 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).
80. The developer shall pay school mitigation fees based on their requirements. Fees
shall be paid prior to building permit issuance by the City.
81. Tentative Tract 34642 shall provide for parks through payment of an in -lieu fee, as
specified in Chapter 13.48, LQMC. The in -lieu fee (sometimes referred to as the
"Quimby 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 MARSHAL
82. For residential areas, approved standard fire hydrants, located at each intersection
and spaced 330 feet apart with no portion of any lot frontage more than 165 feet
from a hydrant. Minimum fire flow shall be 1000 GPM for a 2-hour duration at 20
PSI. Off -site hydrants are required at any entry and every 660 feet around the
perimeter of the project.
83. 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.
84. If required, sprinkler plans shall be submitted to the Fire Department. Area separation
walls may not be used to reduce the need for sprinklers.
85. Any turn or cul-de-sac requires a minimum 38-foot outside turning radius.
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Planning Commission Resolution 2007-014
Conditions of Approval - Adopted
Tentative Tract 34642
March 27, 2007
86. All structures shall be accessible from an approved roadway to within 150 feet of all
portions of the exterior of the first floor of the buildings, as measured by outside path
of travel.
87. The minimum dimension for access roads and gates is 20 feet clear and unobstructed
width and a minimum vertical clearance of 13 feet, 6 inches in height, unless
otherwise approved by the Fire Department.
88. Any gate providing access from a public roadway to a private entry roadway shall be
located at least 35 feet setback from the roadway and shall open to allow a vehicle
to stop without obstructing traffic on the road. Where a one-way road with a single
traffic lane provides access to a gate entrance, a 38-foot turning radius shall be used.
89. Gates shall be automatic, minimum 20 feet in width and shall be equipped with a
rapid entry system (KNOX) unless otherwise approved by the Fire Department. Plans
shall be submitted to the Fire Department for approval prior to installation. Automatic
gate pins shall be rated with a shear pin force, not to exceed 30 pounds. Gates
activated by the rapid entry system shall remain open until closed by the rapid entry
system.
90. 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.
91. The applicant or developer shall prepare and submit to the Fire Department for
approval, a site plan designating required fire lanes with appropriate lane painting
and/or signs.
COMMUNITY DEVELOPMENT
92. All mitigation measures included in Environmental Assessment 2006-577 are hereby
included in this approval.
93. All public agency letters received for this case are made part of the case file
documents for plan checking purposes.
94. A permit from the Community Development Department is required for any temporary
or permanent tract signs. Up -lighted tract identification signs are allowed subject to
the provisions of Chapter 9.160 of the Zoning Ordinance.
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Planning Commission Resolution 2007-014
Conditions of Approval - Adopted
Tentative Tract 34642
March 27. 2007
95. The Community Development Director shall cause to be filed with the County Clerk a
"Notice of Determination" pursuant to CEQA Guideline § 15075(a) once reviewed
and approved by the City Council. The appropriate filing fee shall be paid by the
developer within 24 hours of Council approval of the Tentative Tract Map.
96. A master Minor Use Permit for all casitas shall be secured in conjunction with the
recordation of the Final Map, unless special arrangements are otherwise approved by
the Community Development Department. A covenant and provision in the CC&R's
shall be recorded informing all property owners of the Minor Use Permit and its
conditions of approval.
97. The site shall be monitored during on- and off -site trenching and rough grading by
qualified archaeological monitors and a Native American monitor shall be present
during all ground -breaking activities. Proof of retention of monitors shall be given to
the City prior to issuance of the first earth -moving or clearing permit. The monitor
shall be empowered to temporarily halt or divert equipment to allow for City
notification and analysis.
If prehistoric or historic resources are discovered during monitoring or the subsequent
construction phase, the Community Development Department shall be notified
immediately.
98. 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 and
to remove samples of sediments that are likely to contain the remains of small fossil
invertebrates and vertebrates, including a program of screen washing for micro
invertebrate fossils. 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.
99. The final report on all required monitoring shall be submitted to the Community
Development Department prior to issuance of any Certificate of Occupancy for
residences within this phase of the project.
100. Collected archaeological and paleontological 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
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Planning Commission Resolution 2007-014
Conditions of Approval - Adopted
Tentative Tract 34642
March 27, 2007
property. Materials shall be accompanied by descriptive catalogue, field notes and
records, photographs, primary research data, and the original graphics.
101. Only lighting installed in accord with the Outdoor Lighting Ordinance shall be
permitted. Details of all perimeter landscape lighting fixtures and a photometric plan
for the Firenze Gate entry shall be submitted to the Community Development
Department with the final landscaping plans to ensure conformance with the Outdoor
Lighting Ordinance.
102. Prototypical residential units constructed within Tentative Tract 34642 shall conform
to those approved under Site Development Permit 2006-853.
103. The applicant shall be responsible for the daily removal of all nuisance manure from
the on -site equestrian trails and the Avenue 54 perimeter.
104. 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&R's) for the project. If Community Development Director
determines City Attorney review is necessary, a deposit will be required for
reimbursement of City Attorney review fees.
105. It shall be the developer's responsibility to coordinate with other developers in the
area to acquire a power substation site for the Imperial Irrigation District. Expenses
for the substation shall be the responsibility of those developers involved with the
coordination and acquisition.
106. All applicable conditions or provisions of Specific Plan SP 04-074 Amendment #1
shall be in force and effect for Tentative Tract Map 34642.
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