PCRES 2007-022PLANNING COMMISSION RESOLUTION 2007-022
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE
CITY COUNCIL APPROVAL OF TENTATIVE TRACT 34969,
SUBDIVIDING AN AREA WITHIN THE MADISON CLUB
RESIDENTIAL DEVELOPMENT INTO A CLUBHOUSE SITE,
PARKING LOT, TENNIS COURTS, AND FUTURE VILLAS SITE
FOR THE MADISON CLUB CLUBHOUSE
CASE NO. TENTATIVE TRACT MAP 34969
APPLICANT: EAST OF MADISON, LLC
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 121h day of June, 2007, hold a duly -noticed Public Hearing, as continued
from the regularly -scheduled Public Hearing on May 22, 2007, to consider a
recommendation on Tentative Tract Map 34969, a request to subdivide ±24.0 acres
into 8 lots, including a clubhouse lot, parking/tennis court lot, and future residential
villas lot, located generally on the south side of Avenue 52 and west of Monroe Street,
more particularly described as:
APN: 767-690-036 TO 767-690-040, 767-690-046,
767-200-091, 767-210-082
WHEREAS, the La Quinta Community Development Department has
determined that this request has been assessed in conjunction with Environmental
Assessment 2004-520 which was prepared for Specific Plan 1999-035 Amendment
1, which was certified on February 1, 2005. No changed circumstances or conditions
are proposed which would trigger the preparation of subsequent environmental
analysis pursuant to Public Resources Code Section 21 166; 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 34969:
1 . The design of proposed Tentative Tract Map is consistent with the city general
plan and any applicable specific plans in that its street design and lots are in
conformance with applicable goals, policies, and development standards, such
as lot size, and will provide adequate infrastructure and public utilities.
2. The design of the subdivision or the proposed improvements are not likely to
cause substantial environmental damage nor substantially injure fish or wildlife
or their habitat because mitigation measures and conditions have been
incorporated into the project approval to mitigate impacts where needed.
3. The design of the subdivision or type of improvements are not likely to cause
Planning Commission Resolution No. 2007-022
Tentative Tract Map 34969
East of Madison, LLC
June 12, 2007
serious public health problems because urban infrastructure improvements are
existing, or will be installed, based on applicable local, State, and Federal
requirements.
4. The design of the subdivision or type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of
property within the proposed subdivision, for access through or use of the
property within the subdivision in that none presently exist and access is
provided within the project and to adjacent public streets.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1 . That the above recitations are true and constitute the findings of the Planning
Commission in this case;
2. That the Planning Commission does hereby recommend approval of Tentative
Tract Map 34969 to the City Council for the reasons set forth in this
Resolution, subject to the attached Conditions of Approval.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
Planning Commission held on this 121h day of June, 2007, by the following vote to
wit:
AYES: Commissioners Alderson, Barrows, Engle, and Chairman Quill
NOES: None
ABSENT: Commissioner Daniels
ABSTAIN: None
PrAUL QUILL, Chairman
City of La Quinta, California
ATTEST•
— 7OM4 92
DOUGLA . VANS, Assistant City Manager/
Interim Planning Director
City of La Quinta, California
PLANNING COMMISSION RESOLUTION 2007-022
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 34969 - MADISON CLUB CLUBHOUSE
EAST OF MADISON, LLC
JUNE 12, 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 there under. 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 there under, 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-guinta.org.
3. 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).
4. 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
• Public Works Department (Grading Permit, Green Sheet (Public Works
Clearance) for Building Permits, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Coachella Valley Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SCAQMD Coachella Valley
The applicant is responsible for all requirements of the permits and/or clearances from
the above listed agencies. When the requirements include approval of improvement
Page 1 of 17
PLANNING COMMISSION RESOLUTION 2007-022
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 34969 - MADISON CLUB CLUBHOUSE
EAST OF MADISON, LLC
JUNE 12, 2007
plans, the applicant shall furnish proof of such approvals when submitting those
improvements plans for City approval.
5. Unless a project -specific NPDES construction permit is in effect at the time and
covers this tentative tract map, a permit must be obtained by the applicant; and who
then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB")
acknowledgment of the applicant's Notice of Intent ("N01"), prior to the issuance of a
grading or site construction permit by the City.
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 (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):
11 Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
Page 2 of 17
PLANNING COMMISSION RESOLUTION 2007-022
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 34969 - MADISON CLUB CLUBHOUSE
EAST OF MADISON, LLC
JUNE 12, 2007
6) Waste Management and Materials Pollution Control.
E. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading, pursuant
to this project.
F. The approved SWPPP and BMPs shall remain in effect for the entire duration of
project construction until all improvements are completed and accepted by the
City.
5. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at the time
of issuance of building permit(s).
6. 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
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 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.
9. The private street rights -of -way to be retained for private use required for this
development include:
A. PRIVATE STREETS
11 Private Residential Streets
Page 3 of 17
PLANNING COMMISSION RESOLUT►ON 2007-022
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 34969 - MADISON CLUB CLUBHOUSE
EAST OF MADISON, LLC
JUNE 12, 2007
Meriwether Way - Private Residential Street shall have a 28-foot travel width
measured flow line to flow line for curbed treated streets with on -street
parking prohibited, and provided there is adequate off-street parking for
residents and visitors, and the applicant establishes provisions for ongoing
enforcement of the parking restriction in the CC&R's. The CC&R's shall be
reviewed by the Engineering Department prior to recordation.
Shackleton Street (from the south intersection of Meriwether Way and
Shackleton Street to the Parking Lot Entrance) - Private Residential Street shall
have a 28-foot travel width measured flow line to flow line for curbed treated
streets with on -street parking prohibited, and provided there is adequate off-
street parking for residents and visitors, and the applicant establishes
provisions for ongoing enforcement of the parking restriction in the CC&R's.
The CC&R's shall be reviewed by the Engineering Department prior to
recordation. The flush curb street section shall have a full 28 feet of travelable
roadway as approved by the City Engineer and the Fire Department and
provided the method of drainage conveyance is acceptable to the City
Engineer.
Shackleton Street (from the Parking Lot Entrance to the north intersection of
Meriwether Way and Shackleton Street) — The flush curb street section shall
have a full 28 feet width of right-of-way with 20 feet of travelable roadway as
approved by the City Engineer and the Fire Department and provided the
method of drainage conveyance is acceptable to the City Engineer.
10. The applicant shall offer for dedication on the Final Map a minimum, twenty two foot
(22') wide combination drainage and 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 all utility purveyors including IID and
CVWD and as approved by the City Engineer.
11. 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.
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
Page 4 of 17
PLANNING COMMISSION RESOLUTION 2007-022
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 34969 - MADISON CLUB CLUBHOUSE
EAST OF MADISON, LLC
JUNE 12, 2007
date of recording of any Final Map, unless such easement is approved by the City
Engineer.
STREET AND TRAFFIC IMPROVEMENTS
14. 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.
15. The applicant shall construct the following street improvements to conform with the
General Plan.
A. PRIVATE STREETS
1) Private Residential Streets
Meriwether Way - Private Residential Street shall have a 28-foot travel width
measured flow line to flow line for curbed treated streets with on -street
parking prohibited, and provided there is adequate off-street parking for
residents and visitors, and the applicant establishes provisions for ongoing
enforcement of the parking restriction in the CC&R's. The CC&R's shall be
reviewed by the Engineering Department prior to recordation.
Shackleton Street (from the south intersection of Meriwether Way and
Shackleton Street to the Parking Lot Entrance) - Private Residential Street shall
have a 28-foot travel width measured flow line to flow line for curbed treated
streets with on -street parking prohibited, and provided there is adequate off-
street parking for residents and visitors, and the applicant establishes
provisions for ongoing enforcement of the parking restriction in the CC&R's.
The CC&R's shall be reviewed by the Engineering Department prior to
recordation. The flush curb street section shall have a full 28 feet of travelable
roadway as approved by the City Engineer and the Fire Department and
provided the method of drainage conveyance is acceptable to the City
Engineer.
Shackleton Street (from the Parking Lot Entrance to the north intersection of
Meriwether Way and Shackleton Street) — The flush curb street section shall
have a full 28 feet width of right-of-way with 20 feet of travelable roadway as
approved by the City Engineer and the Fire Department and provided the
method of drainage conveyance is acceptable to the City Engineer.
Page 5 of 17
PLANNING COMMISSION RESOLUTION 2007-022
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 34969 - MADISON CLUB CLUBHOUSE
EAST OF MADISON, LLC
JUNE 12, 2007
Improvements shall include appurtenances such as traffic control signs and advance
warnings signs, markings and other devices as required by the City Engineer and
Community Development Director.
Entry drives, main interior circulation routes, and other features shown on the
approved construction plans, may require additional street widths as may be
determined by the City Engineer.
16. 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:
Private Residential Streets 3.0" a.c./4.5" c.a.b.
Or the approved equivalents of alternate materials.
17. 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.
18. 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 POINTS
19. The design of parking facilities shall conform to LQMC Chapter 9.150 (Parking).
20. Entry drives, main interior circulation routes, corner cutbacks, dedicated turn lanes,
ADA accessibility route to private streets and other features shown on the approved
construction plans, may require additional street widths and other improvements as
may be determined by the City Engineer.
21. General access points and turning movements of traffic to on site private streets are
Page 6 of 17
PLANNING COMMISSION RESOLUTION 2007-022
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 34969 - MADISON CLUB CLUBHOUSE
EAST OF MADISON, LLC
JUNE 12, 2007
limited to the access locations approved for Site Development Permit 2007-883 and
these conditions of approval.
22. 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:
Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b.
Parking Lot & Aisles (High Traffic) 4.5" a.c./5.5" c.a.b.
Loading Areas 6" P.C.C./4" c.a.b.
or the approved equivalents of alternate materials.
23. 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.
24. 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.
25. 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
26. Prior to the City's approval of a Final Map, the applicant shall furnish accurate mylars
of the Final Map that were approved by the City's map checker on a storage media
acceptable to the City Engineer. The Final Map shall be 1 " = 40' Scale.
Page 7 of 17
PLANNING COMMISSION RESOLUTION 2007-022
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 34969 - MADISON CLUB CLUBHOUSE
EAST OF MADISON, LLC
JUNE 12, 2007
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.
27. 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.
28. 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 Non -Residential Precise Grading/Storm Drain Plan
1 " = 20' Horizontal
B. PM10 Plan 1" = 40' Horizontal
C. SWPPP (unless covered by SWPPP for Tentative Tract Map No. 34969)
1 " = 40' Horizontal
D. Storm Drain Plans 1 " = 40' Horizontal, 1 " = 4' Vertical
NOTE: A through D to be submitted concurrently.
E. On -Site Street Improvements/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
Page 8 of 17
PLANNING COMMISSION RESOLUTION 2007-022
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 34969 - MADISON CLUB CLUBHOUSE
EAST OF MADISON, LLC
JUNE 12, 2007
applicant may be required to prepare other improvement plans not listed here
pursuant to improvements required by other agencies and utility purveyors.
F. 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 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.
In addition to the normal set of improvement plans, an "On -Site Non -Residential
Precise Grading" plan is required to be submitted for approval by the Building Official,
Community Development Director, and the City Engineer.
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 Non -Residential Precise Grading Plan when it is
submitted for plan checking.
"On -Site Non -Residential 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.
29. 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)• Please navigate to the Public Works
Department home page and look for the Standard Drawings hyperlink.
30. The applicant shall furnish a complete set of the mylars of all approved improvement
plans on a storage media acceptable to the City Engineer.
31. At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the mylars in order to reflect the
Page 9 of 17
PLANNING COMMISSION RESOLUTION 2007-022
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 34969 - MADISON CLUB CLUBHOUSE
EAST OF MADISON, LLC
JUNE 12, 2007
as -built conditions.
IMPROVEMENT SECURITY AGREEMENTS
32. 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.
33. 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.
34. 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.
35. When improvements are phased through a "Phasing Plan," or an administrative
approval (e.g., Site Development Permits), all 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.
36. 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 on -site improvements.
B. Construct additional on -site improvements, subject to the reimbursement of its
Page 10 of 17
PLANNING COMMISSION RESOLUTION 2007-022
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 34969 - MADISON CLUB CLUBHOUSE
EAST OF MADISON, LLC
JUNE 12, 2007
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.
37. 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.
38. 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.
39. 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
40. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
41. 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.
42. 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,
Page 11 of 17
PLANNING COMMISSION RESOLUTION 2007-022
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 34969 - MADISON CLUB CLUBHOUSE
EAST OF MADISON, LLC
JUNE 12, 2007
(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.
43. The applicant shall maintain all open graded, undeveloped land in order to prevent
wind and/or water erosion of such land. All open graded, undeveloped land shall
either be planted with interim landscaping, or stabilized with such other erosion
control measures, as were approved in the Fugitive Dust Control Plan.
44. 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.
45. Building pad elevations of perimeter lots shall not differ by more that one foot higher
from the building pads in adjacent developments.
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 five tenths of a foot (0.5') from the elevations shown on the
approved Tentative Tract Map, the applicant shall submit the proposed grading
changes to the Public Works Department for a substantial conformance finding
Page 12 of 17
PLANNING COMMISSION RESOLUTION 2007-022
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 34969 - MADISON CLUB CLUBHOUSE
EAST OF MADISON, LLC
JUNE 12, 2007
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
with applicable compaction tests and over excavation documentation.
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.
nRAINAGF
49. The approved hydrology and drainage report for Tract Map No. 34969 shall be
refined for this Tentative Tract Map for stormwater handling as approved by the City
Engineer. 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. 06-15 - Underground Retention Basin Design Requirements.
50. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
UTII ITIFS
51. The applicant shall comply with the provisions of Section 13.24.110 (Utilities),
LQMC.
52. 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.
53. Existing overhead utility lines within, or adjacent to the proposed development, and
all proposed utilities shall be installed underground.
54. 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.
Page 13 of 17
PLANNING COMMISSION RESOLUTION 2007-022
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 34969 - MADISON CLUB CLUBHOUSE
EAST OF MADISON, LLC
JUNE 12, 2007
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer. Additionally, grease traps and the maintenance thereof
shall be located as to not conflict with access aisles/entrances.
CONSTRUCTION
55. 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
56. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
57. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas.
58. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a licensed landscape architect.
59. The applicant shall submit the landscape plans for approval by the Community
Development Department and green sheet sign off by the Public Works 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. Where City Engineer approval is not required, the applicant submits for
a green sheet approval by the Public Works Department.
Final landscape plans for on -site planting shall be reviewed by the ALRC and
approved by the Community Development Director prior to issuance of first building
permit. Final plans shall include all landscaping associated with this project.
Page 14 of 17
PLANNING COMMISSION RESOLUTION 2007-022
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 34969 - MADISON CLUB CLUBHOUSE
EAST OF MADISON, LLC
JUNE 12, 2007
NOTE: Plans are not approved for construction until signed by the Community
Development Director.
60. 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.
61. The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the AASHTO "A Policy on Geometric Design of
Highways and Streets, 51h 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.
QUALITY ASSURANCE
62. The applicant shall employ construction quality -assurance measures that meet with
the approval of the City Engineer.
63. 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.
64. 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.
65. 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
approved mylars previously submitted to the City, revised to reflect the as -built
conditions. However, if subsequent approved revisions have been approved by the
City Engineer and reflect said "As -Built" conditions, the Engineer Of Record may
submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal.
Page 15 of 17
PLANNING COMMISSION RESOLUTION 2007-022
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 34969 - MADISON CLUB CLUBHOUSE
EAST OF MADISON, LLC
JUNE 12, 2007
MAINTENANCE
66. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance),
LQMC.
67. The applicant shall make provisions for the continuous and perpetual maintenance of
all private on -site improvements, perimeter landscaping, access drives, and
sidewalks.
FEES AND DEPOSITS
68. 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.
69. 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).
70. Tentative Tract 34969 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 DEPARTMENT
71. Final Fire Department conditions will be addressed prior to final map. A plan check
fee must be paid to the Fire Department at the time building plans are submitted. All
questions regarding Fire Marshal conditions should be directed to the Fire Department
Planning & Engineering staff at (760) 863-8886.
COMMUNITY DEVELOPMENT
72. Prior to final map approval, the applicant shall submit to the Community Development
Department and Public Works Director for review, a copy of any proposed
Page 16 of 17
PLANNING COMMISSION RESOLUTION 2007-022
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 34969 - MADISON CLUB CLUBHOUSE
EAST OF MADISON, LLC
JUNE 12, 2007
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.
73. No Certificate of Occupancy (either temporary or final) for the Madison Club
clubhouse site shall be issued by the Building and Safety Department until Tract Map
34969 has been recorded with the County of Riverside. Said map shall include the
condominiumization of the five residential units on Lot 1 .
Page 17 of 17