CC Resolution 2011-074RESOLUTION 2011 - 074
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, GRANTING APPROVAL OF
TENTATIVE TRACT MAP 36279, DIVIDING ± 9.14 ACRES
INTO ELEVEN SINGLE-FAMILY LOTS
CASE NO: TTM 36279
APPLICANT: PEDCOR COMMERCIAL DEVELOPMENT
WHEREAS, the City Council of the City of La Quinta, California, did, on the 2nd
day of August, 2011, conduct a duly -noticed Public Hearing to consider a
recommendation from the Planning Commission on Tentative Tract Map 36279, a
request to subdivide ±9.14 acres into eleven single-family residential lots and certain
lettered lots, located at the southwest corner of Madison'Street and Avenue 51 (Vista
Bonita Trail), more particularly described as:
BEING PARCELS 1, 2, A PORTION OF PARCEL 3,
AND PORTIONS OF LOTS B, C, AND D OF PM 16457,
MAP BOOK 100, PAGE 48 OF MAPS, RIVERSIDE COUNTY
WHEREAS, the Planning Commission of the City of La Quinta, California, did, on
the 121" day of July, 2011, conduct a duly -noticed Public Hearing, to make a
recommendation of approval to the City Council on Tentative Tract Map 36279, said
recommendation being included in the staff report for consideration by the City
Council; and,
WHEREAS, the Historic Preservation Commission of the City of La Quinta,
California, did, on the 20' day of January, 2011, hold a public meeting to review and
provide archaeological and paleontological recommendations, with the minutes of said
meeting being included in the staff report for consideration by the City Council; and,
WHEREAS, the La Quinta Planning Department has prepared Environmental
Assessment 2010-608, 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, the Planning Department published a City Council public hearing
notice for this request in The Desert Sun newspaper on July 22, 2011, as prescribed
by the La Quinta Municipal Code, with public hearing notices also having been mailed
to all property owners within 500 feet of the site; and
WHEREAS, at said City Council Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
City Council did make the following findings to justify their approval of Tentative Tract
36279:
Resolution No. 2011-074
Tentative Trect Map 36279 - Pedcor commercial Development
Adopted: August 2, 2011
Page 2 of 29
1. The proposed Tentative Tract Map 36279 is consistent with the City's General
Plan, with the implementation of Conditions of Approval. The project density of
1.2 units per acre 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.
2. The design and improvements of the proposed Tentative Tract Map 36279 are
consistent with the City's General Plan, to provide for adequate storm water
drainage, and other infrastructure improvements with the implementation of
recommended conditions of approval to ensure proper street widths, perimeter
walls, storm drainage facilities, and timing of.their construction.
3. The La Quinta Planning Department has prepared Environmental Assessment
2010-608. Based on this Assessment, the Planning Director has determined
that, although the proposed project could have a significant effect on the
environment, there will not be a significant I 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. A pre -construction
survey will be conducted for burrowing owl species, the only species of concern
identified for this site. Monitoring for potential paleontological resources will be
required. A perimeter block wall requirement will address the potential for noise
impacts. A Mitigation Monitoring Program (MMP) has been prepared and is
recommended for certification with said Environmental Assessment.
4. The design of Tentative Tract Map 36279 and type of improvements are not
likely to cause serious public health problems, in that this issue was considered
in Environmental Assessment 2010-608, in which no significant health or safety
impacts were identified for the proposed project.
5. As conditioned, the design of Tentative Tract Map 36279 and 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. A
reciprocal access agreement has been provided for drainage and roadway
improvements affecting the proposed tentative map and the adjacent approved
Tentative Tract Map 33085.
6. The site for Tentative Tract Map 36279 is physically suitable for the proposed
subdivision, 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 proposed subdivision.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the City
Resolution No. 2011-074
Tentative Treat Map 36279 - Pedcor Commercial Development
Adopted: August 2, 2011
Page 3 of 29
Council in this case;
2. That it does hereby require compliance with those mitigation measures specified
by the Mitigation Monitoring Program of Environmental Assessment 2011-608,
prepared for Tentative Tract Map 36279;
3. That it does hereby grant approval of Tentative Tract Map 36279, for the
reasons set forth in this Resolution and subject to the attached Conditions of
Approval.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City
Council, held on this 2nd day of August, 2011, by the following vote to wit:
AYES: Council Members Evans, Franklin, Henderson, Sniff, Mayor Adolph
NOES: None
ABSENT: None
ABSTAIN: None (11
D N ADO PH, &fyor
City of La Quinta, California
01
VERONICA J ONTECINO,
City of La Q ta, California
(City Seal)
APPROVED A/ TO FORM:
l�
. K THERINE JENJON, City
City Clerk
Resolution No. 2011-074
Tentative Tract Map 36279 - Pedcor Commercial Development
Adopted: August 2, 2011
Page 4 of 29
CONDITIONS OF APPROVAL
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La
Quints ("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, and 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"►. This Tentative Tract Map shall expire two years from
the date of City Council approval, unless recorded or granted a time extension
pursuant to Title 13 of the La Quints Municipal Code (§13.12.160; Extensions
of Time for Tentative Maps). The two year time period shall be tolled during the
pendency of any lawsuit that may be filed, challenging this Tentative Tract Map
and/or the City's CEQA compliance.
The City of La Quinta's Municipal Code can be accessed on the City's Web Site
at www.la-guinta.org.
3. Tentative Tract 36279 shall comply with all applicable mitigation measures as
adopted under Environmental Assessment 2010-608.
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: -
• Riverside County Fire Marshal
• Public Works Department (Grading Permit, Green Sheet (Public Works
Clearance) for Building Permits, Water Quality Management Plan (WQMP)
Exemption Form — Whitewater River Region, Improvement Permit)
• Planning Department
• Riverside Co. Environmental Health Department
• Coachella Valley Unified School District (CVUSD)
• Coachella Valley Water District (CVWD)
Resolution No. 2011-074
Tentative Tract Map 36279 — Pedcor Commercial Development
Adopted: August 2, 2011
Page 5 of 29
0 Imperial Irrigation District (IID)
0 California Regional Water Quality Control Board (CRWQCB)
0 State Water Resources Control Board
e SunLine Transit Agency (SunLine)
0 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 these requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
5. A California Construction General Permit must be obtained by the applicant;
who then shall submit a copy of the Regional Water Quality Control Board's
("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and
Waste Discharger Identification (WDID) number, prior to the issuance of a
grading or building permit by the City.
6. The applicant shall comply with applicable provisions of the City's National
Pollutant Discharge Elimination System (NPDES) stormwater discharge permit,
LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge
Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance
No. 457; the California Regional Water Quality Control Board - Colorado River
Basin Region Board Order No. R7-2008-0001 and the State Water Resources
Control Board's Order No. 2009-0009-DWQ and Order No. 2010-0014-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") to
the State Water Resources Control Board.
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 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.
Resolution No. 2011.074
Tentative Tract Map 36279 - Pedcor Commercial Development
Adopted: August 2, 2011
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C. The applicant's SWPPP shall include provisions for all of the following
Best Management Practices ("BMPs") (LQMC Section 8.70.020
(Definitions)):
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.
D. 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.
E. The SWPPP and BMPs shall remain in effect for the entire duration of
project construction until all improvements are completed and accepted
by the City Council.
F. The inclusion in the Master HOA Conditions, Covenants, and Restrictions
(CC&Rs), a requirement for the perpetual maintenance and operation of
all post -construction BMPs as required.
7. 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.
8. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual attorney's fees incurred by the City Attorney to
review, negotiate and/or modify any documents or instruments required by
these conditions, if Developer requests that the -City modify or revise any
documents or instruments prepared initially by the City to effect these
conditions. This obligation shall be paid in the time noted above without
deduction or offset and Developer's failure to make such payment shall be a
material breach of the Conditions of Approval.
9. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual consultant's fees incurred by the City for
Resolution No. 2011-074
Tentative Tract Map 36279 - Pedcor Commercial Development
Adopted: August 2, 2011
Page 7 of 29
engineering and/or surveying consultants to review and/or modify any
documents or instruments required by this project. This obligation shall be paid
in the time noted above without deduction or offset and Developer's failure to
make such payment shall be a material breach of the Conditions of Approval.
PROPERTY RIGHTS
10. 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.
11. Pursuant to the aforementioned condition, conferred rights shall include
approvals from the master developer or the HOA over easements and other
property rights necessary for construction and proper functioning of the
proposed development not limited to access rights over proposed and/or existing
private streets that access public streets and open space/drainage facilities of
the master development.
12. 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.
13. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
11 Madison Street (Primary Arterial, Option A 1 10' ROW) - The
standard 55 feet from the centerline of Madison Street for a total
1 10-foot ultimate developed right of way.
14. 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.
15. The private street rights -of -way to be retained for private use required for this
development include:
Resolution No. 2011-074
Tentative Tract Map 36279 - Pedcor Commercial Development
Adopted: August 2, 2011
Page 8 of 29
A. PRIVATE STREETS
1) Property line shall be placed at the back of curb similar to the lay
out shown on the preliminary grading plan/tentative map and the
typical street section shown in the tentative map. Use of smooth
curves instead of angular lines at property lines is recommended.
2) Beth Circle - 60 foot right of way with two minimum 20' lanes
and a raised median as shown on the Tentative Tract Map.
3) Private Street "E" - 62 foot right of way with two minimum 20'
lanes and a raised median as shown on the Tentative Tract Map.
B. CUL DE SACS
1) Cul-de-sac, 50' Right -of -Row (ROW) at the Cul-de-sac bulb.
16. Right-of-way geometry for standard knuckles and property line corner cut -backs
at curb returns shall conform to Riverside County Standard Drawings #801, and
#805, respectively, unless otherwise approved by the City Engineer.
17. 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
18. 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.
19. The applicant shall offer for dedication on the Final Map a ten -foot wide public
Resolution No. 2011-074
Tentative Tract Map 36279 - Pedcor Commercial Development
Adopted: August 2, 2011
Page 9 of 29
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.
20. The applicant shall create perimeter landscaping setbacks along all public rights -
of -way as follows:
A. Madison Street (Primary Arterial) - 20-foot from the R/W-P/L.
The listed setback depth shall be the average depth where a meandering wall
design is approved.
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.
21. 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.
22. Direct vehicular access to Madison Street from lots with frontage along Madison
Street is restricted, except for those access points identified on the tentative
tract map, or as otherwise conditioned in these conditions of approval. The
vehicular access restriction shall be shown on the recorded final tract map.
23. 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.
24. When an applicant proposes the vacation, or abandonment, of any existing
right-of-way, or access easement, the recordation of the tract map is subject to
the Applicant providing an alternate right-of-way or access easement, to those
properties, or notarized letters of consent from the affected property owners.
25. 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
Resolution No. 2011.074
Tentative Tract Map 36279 - Pedcor Commercial Development
Adopted: August 2. 2011
Page 10 of 29
approved by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
26. The applicant shall comply with the provisions of La Quinta Municipal Code
(LQMC) Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design -
Generally) & 13.24.100 (Access for Individual Properties and Development) for
public streets; and Section 13.24.080 (Street Design - Private Streets), where
private streets are proposed.
27. Streets shall have vertical curbs or other approved curb configurations that will
convey water without pond ing, and provide lateral containment of dust and
residue during street sweeping operations. If a wedge or rolled curb design is
approved, the lip at the flowline shall be near vertical with a 1 /8" batter and a
minimum height of 0.1'. Unused curb cuts on any lot shall be restored to
standard curb height prior to final inspection of permanent building(s) on the lot.
28. The applicant shall construct the following street improvements to conform with
the General Plan (street type noted in parentheses):
A. OFF -SITE STREETS
1) Madison Street (Primary Arterial) - 110' R/W:
Widen the west side of the street along all frontage 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. Interim
improvements shall be designed and constructed as approved by the City
Engineer.
Other required improvements in the Madison Street right-of-way and/or
adjacent landscape setback area include:
a) All appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs.
b) A 10-foot wide Multi -Use Path. The applicant shall construct
a multi -use path per La Quinta Standard 260 along the
Resolution No. 2011-074
Tentative Tract Map 36279 - Pedcor Commercial Development
Adopted: August 2, 2011
Page 11 of 29
Madison Street frontage within the landscaped setback.
The path surface shall be a binding, stabilized decomposed
granite as approved by the City Engineer. Multi -Use Path
boundaries shall be delineated by a 4-inch wide concrete
border between the path and adjacent landscaping. The
location and design of the path shall be approved by the
City. A split -rail fence shall be constructed along the
roadway side of the multi -use path in accordance with
Section 9.140.060 (Item E, 3a) of the Zoning Ordinance.
Bonding for the fence to be installed shall be posted prior to
final map approval. At -grade intersection crossings shall be
of a medium, design and location as approved by the
Engineering Department on the street improvement plan
submittal.
Improvements in the Madison Street right-of-way eligible for
reimbursement from the City's Development Impact Fee fund in
accordance with policies established for that program:
c) Half -width of an 18-foot wide raised landscaped median
along the entire frontage of the Tentative Tract Map.
The applicant shall extend improvements beyond the subdivision boundaries to
ensure they safely integrate with existing improvements (e.g., grading; traffic
control devices and transitions in alignment, elevation or dimensions of streets
and sidewalks).
B. PRIVATE STREETS
1) Beth Circle - Construct full improvements within a 60-foot right-
of-way, which shall be divided into two minimum 20' traveled
lanes with a center landscaped median (Entry Street) as approved
by the City Engineer.
2) Private Street "E" - Construct full improvements within a 62-foot
right-of-way, which shall be divided into two minimum 20'
traveled lanes with a center landscaped median as approved by the
City Engineer.
3) The location of driveways of corner lots shall not be located within
Resolution No. 2011-074
Tentative Tract Map 36279 - Pedcor Commercial Development
Adopted: August 2, 2011
Page 12 of 29
the curb return and away from the intersection when possible.
C. PRIVATE CUL DE SACS
1) Private Cul-de-sacs shall be constructed to Riverside County
Standard 800 for symmetrical Cul-de-sacs and Standard 800A for
offset Cul-de-sacs, and both shall be constructed with a 50-foot
curb radius, measured gutter flow -line to gutter flow -line.
29. 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, or as
approved by the City Engineer.
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. Pursuant to
said condition, there shall be a minimum of twenty five feet width provided at
the turn -around opening provided.
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 construction plans, may require additional street widths as may be
determined by the City Engineer.
30. 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
Collector
Secondary Arterial
Primary Arterial
3.0" a.c./4.5" c.a.b.
4.0" a.c./5.0" 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.
Resolution No. 2011-074
Tentative Tract Map 36279 - Pedcor Commercial Development
Adopted: August 2, 2011
Page 13 of 29
31. 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.
32. General access points and turning movements of traffic are limited to the
following:
Primary Entry (Beth Circle): Right turn in, right turn out, and left turn in only.
Left out turning movement is prohibited.
33. 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.
34. 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.
35. Standard knuckles and corner cut -backs shall conform to Riverside County
Standard Drawings #801 and #805, respectively, unless otherwise approved by
the City Engineer.
FINAL MAPS
36. 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.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
"engineer," "surveyor," and "architect," refers to persons currently certified or licensed
to practice their respective professions in the State of California.
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Tentative Tract Map 36279 - Pedcor Commercial Development
Adopted: August 2, 2011
Page 14 of 29
37. 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 LQMC Section 13.24.040 (Improvement Plans).
38. 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. PM 10 Plan 1 " = 40' Horizontal
C. WQMP (Plan submitted in Report Form)
NOTE: A through C to be submitted concurrently.
D. Off -Site Street Improvement/Storm Drain Plan
1 " = 40' Horizontal, 1 " = 4' Vertical
E. Off -Site Signing & Striping Plan 1 " = 40' Horizontal
The Off -Site street improvement plans shall have separate plan sheet(s)
(drawn at 20 scale) that show the meandering sidewalk, mounding, and
berming design in the combined parkway and landscape setback area.
F. On -Site Street Improvements/Signing & Striping/Storm Drain Plan
1 " = 40' Horizontal, 1 " = 4' Vertical
NOTE: D through F to be submitted concurrently
(Separate Storm Drain Plans if applicable)
The following plans shall be submitted to the Building and Safety Department
for review and approval. The plans shall utilize the minimum scale specified,
unless otherwise authorized by the Building and Safety Director in writing.
Plans may be prepared at a larger scale if additional detail or plan clarity is
desired. Note the applicant may be required to prepare other improvement plans
not listed here pursuant to improvements required by other agencies and utility
purveyors.
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Tentative Tract Map 36279 - Pedcor Commercial Development
Adopted: August 2. 2011
Page 15 of 29
G. On -Site Residential Precise Grading Plan 1 " = 30' Horizontal
Other engineered improvement plans prepared for City approval that are not
listed above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show
all existing improvements for a distance of at least 200-feet beyond the project
limits, or a distance sufficient to show any required design transitions.
All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit
Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue
RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans
and/or as approved by the Engineering Department.
"Rough Grading" plans shall normally include perimeter walls with Top Of Wall
& Top Of Footing elevations shown. All footings shall have a minimum of 1-
foot of cover, or sufficient cover to clear any adjacent obstructions.
The applicant shall prepare an accessibility assessment on a marked up print of
the building floor plan identifying every building egress and notes the 2010
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 Public Works Department in conjunction with the Site Development Plan
when it is submitted for plan checking.
39. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the "Plans, Notes and
Design Guidance" section of the Public Works Department at the City website
(www.la-quinta.org). Please navigate to the Public Works Department home
page and look for the Standard Drawings hyperlink.
40. The applicant shall furnish a complete set of all approved improvement plans on
a storage media acceptable to the City Engineer (currently mylars).
41. Upon completion of construction, and prior to final acceptance of the
improvements by the City, 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" 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. The applicant
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Tentative Tract Map 36279 - Pedcor Commercial Development
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Page 16 of 29
shall employ or retain the Engineer Of Record during the construction phase of
the project so that the FOR can make site visits in support of preparing "Record
Drawing". However, if subsequent approved revisions have been approved by
the City Engineer and reflect said "Record Drawing" conditions, the Engineer Of
Record may submit a letter attesting to said fact to the City Engineer in lieu of
mylar submittal.
IMPROVEMENT SECURITY AGREEMENTS
42. 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.
43. 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 LQMC Chapter 13.28 (Improvement Security).
44. 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.
45. 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 actions, as the City may require.
Resolution No. 2011-074
Tentative Tract Map 36279 - Pedcor Commercial Development
Adopted: August 2, 2011
Page 17 of 29
Off -Site Improvements should be completed on a first priority basis. The
applicant shall complete Off -Site Improvements in the first phase of
construction or by the issuance of the 3rd Residential Building Permit (11 lots
total).
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.
46. 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 as approved by the City
Engineer.
At the time the applicant submits its detailed construction cost estimates for
conditional approval of the Final Map by the City Council, the applicant shall
also submit one copy each of an 8-1 /2" x 11 " reduction of each page of the
Final Map, along with a copy of an 8-1/2" x 11" Vicinity Map.
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies and submitted to the City along with the applicant's
detailed cost estimates.
Security will not be required for telephone, natural gas, or Cable T.V.
improvements.
47. Should the applicant fail to construct the improvements for the development, or
fail to satisfy its obligations for the development in a timely manner, the City
shall have the right to halt issuance of building permits, and/or final building
inspections, withhold other approvals related to the development of the project,
or call upon the surety to complete the improvements.
GRADING
48. The applicant shall comply with the provisions of LQMC Section 13.24.050
(Grading Improvements).
49. 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.
50. To obtain an approved grading permit, the applicant shall submit and obtain
Resolution No. 2011-074
Tentative Tract Map 36279 - Pedcor Commercial Development
Adopted: August 2, 2011
Page 18 of 29
approval of all of the following:
A. A grading plan prepared by a civil engineer registered in the State of
California,
B. A preliminary geotechnical ("soils") report prepared by an engineer
registered in the State of California,
C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter
6.16, (Fugitive Dust Control), and
D. A Best Management Practices report prepared in accordance with LQMC
Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit
and Storm Management and Discharge Controls).
E. WQMP prepared by an engineer registered in the State of California.
All grading shall conform with the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by soils engineer, or
engineering geologist registered in the State of California.
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.
Additionally, the applicant shall replenish said security if expended by the City
of La Quinta to comply with the Plan as required by the City Engineer.
51. 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.
52. 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. 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
Resolution No. 2011-074
Tentative Tract Map 36279 - Pedcor Commercial Development
Adopted: August 2, 2011
Page 19 of 29
adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is
within six (6) feet 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.
53. 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.
54. Building pad elevations of perimeter lots shall not differ by more that one foot
higher from the building pads in adjacent developments.
55. 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.
56. Prior to any site grading or regrading that will raise or lower any portion of the
site by more than plus or minus half 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 City Engineer for a substantial conformance review.
57. 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.
DRAINAGE
58. Stormwater handling shall conform to the approved hydrology and drainage
report for Tentative Tract Map No. 36279. Nuisance water shall be disposed of
in an approved manner.
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Tentative Treat Map 36279 - Pedcor Commercial Development
Adopted: August 2. 2011
Page 20 of 29
59. The applicant shall comply with the provisions of LQMC Section 13.24.120
(Drainage), 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 the 1 hour, 3 hour, 6
hour or 24 hour event producing the greatest total run off.
60. 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.
61. 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 and as approved by the
City Engineer.
62. 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.
63. No fence or wall shall be constructed around any retention basin unless
approved bythe Planning Director and the City Engineer.
64. 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.
65. 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
Resolution No. 201 "74
Tentative Tract Map 39279 - Pedcor Commercial Development
Adopted: August 2, 2011
Page 21 of 29
with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7).
66. The design of the development shall not cause any increase in flood boundaries
and levels in any area outside the development.
67. 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.
68. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
69. The applicant shall comply with applicable provisions for post construction
runoff per the City's NPDES stormwater discharge permit, LQMC Sections
8.70.010 et seq. (Stormwater Management and Discharge Controls), and
13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and
the California Regional Water Quality Control Board - Colorado River Basin
(CRWQCB-CRB) Region Board Order No. 137-2008-001.
A. For post -construction urban runoff from New Development and
Redevelopments Projects, the applicant shall implement requirements of
the NPDES permit for the design, construction and perpetual operation
and maintenance of BMPs per the approved Water Quality Management
Plan (WQMP) for the project as required by the California Regional Water
Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region
Board Order No. 137-2008-001.
B. The applicant shall implement the WQMP Design Standards per
(CRWQCB-CRB) Region Board Order No. R7-2008-001 utilizing BMPs
approved by the City Engineer. A project specific WQMP shall be
provided which incorporates Site Design and Treatment BMPs utilizing
first flush infiltration as a preferred method of NPDES Permit Compliance
for Whitewater River receiving water, as applicable.
C. The developer shall execute and record a Stormwater Management/BMP
Facilities Agreement that provides for the perpetual maintenance and
operation of stormwater BMPs.
Resolution No. 2011-074
Tentative Tract Map 36279 - Pedcor Commercial Development
Adopted: August 2, 2011
Page 22 of 29
UTILITIES
70. The applicant shall comply with the provisions of LQMC Section 13.24.110
(Utilities).
71. 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.
72. Existing overhead utility lines within, or adjacent to the proposed development,
and all proposed utilities shall be installed underground. Interim improvements
shall be designed and constructed as approved by the City Engineer, as well as
the appropriate utility provider. All existing utility lines attached to joint use 92
KV transmission power, poles are exempt from the requirement to be placed
underground.
73. 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. Additionally, grease traps and the maintenance
thereof shall be located as to not conflict with access aisles/entrances.
CONSTRUCTION
74. 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.
FIRE DEPARTMENT
75. For residential areas, provide approved standard fire hydrants, located at each
Resolution No. 2011-074
Tentative Tract Map 36279 - Pedcor Commercial Development
Adopted: August 2, 2011
Page 23 of 29
intersection and spaced 330 feet apart with no portion of any lot frontage more
than 400 or 600 feet from a hydrant. Minimum fire flow shall be 1000 GPM for
a two-hour duration at 20 PSI.
76. For any buildings with public access i.e. recreational halls, clubhouses, etc. or
buildings with a commercial use, i.e. gatehouses, maintenance sheds, etc.,
minimum fire flow for these areas would be 1500 GPM for a two-hour duration
at 20 PSI.
77. Residential fire sprinklers are required in all single-family dwellings per the
California Residential Code, California Building Code, and the California Fire
Code. Applicants for residential permits in this subdivision must contact the
Riverside County Fire Department for the Residential Fire Sprinkler Standard.
78. 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 any individual lot. Two sets of water plans are to be
submitted to the Fire Department for approval.
79. Fire apparatus access roads and driveways shall comply with Riverside County
Fire Department Standard t/06-05 (located at www.rvcfire.org). Access lanes
will be designed to withstand a weight of 80,000 lbs. over two axles, have a
turning radius capable of accommodating fire apparatus, and shall be
constructed as an all-weather driving surface.
80. Applicant/Developer shall mount blue dot retro-reflectors pavement markers on
private streets, public streets and driveways to indicated location of fire
hydrants. Markers shall be 8 inches from centerline to the side that the fire
hydrant is on, to identify fire hydrant locations.
81. All structures shall be accessible from an approved roadway to within 150 feet
of all portions of the exterior of the first floor.
82. Any turn -around requires a minimum 38-foot turning radius.
83. The minimum dimension for gates is 20 feet clear and unobstructed width and a
minimum vertical clearance of 13 feet 6 inches in height. Any gate providing
access from a road 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.
Resolution No. 2011-074
Tentative Tract Map 36279 - Pedcor Commercial Development
Adopted: August 2, 2011
Page 24 of 29
Where a one-way road with a single traffic lane provides access to a gate
entrance, a 38-foot turning radius shall be used.
84. Gates may be automatic or manual and shall be equipped with a rapid entry
system (KNOX). 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. Automatic gates shall be
provided with backup power.
LANDSCAPE AND IRRIGATION
85. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping
Setbacks) & 13.24.140 (Landscaping Plans).
86. The applicant shall submit final landscape plans for review, processing and
approval to the Planning Department, in accordance with the Final Landscape
Plan application process. Planning Director approval of the final landscape plans
is required prior to issuance of the first building permit unless the Planning
Director determines extenuating circumstances exist which justifies an
alternative processing schedule.
When plan checking has been completed by the Planning Department, the
applicant shall obtain the signatures of. CVWD and the Riverside County
Agricultural Commissioner, prior to re -submittal for signature by the Planning
Director. Landscape plans for landscaped medians on public streets shall be
approved by the both the Planning Director and the City Engineer.
Final landscape plans for on -site planting shall be reviewed by the ALRC and
approved by the Planning Director prior to issuance of first building permit. Final
plans shall include all landscaping associated with this project.
NOTE: Plans are not approved for construction until signed by the appropriate
City official, including the Planning Director and/or City Engineer.
87. The final landscape plan submittal shall incorporate the following provisions:
• All Citrus trees, relocated or removed/replaced, shall be an equivalent
minimum 24-inch box size (equivalent 2.0 caliper).
• Both Washingtonia Robusta and Washingtonia Filifera palms shall be planted
at the project entry, with every third palm to be of the Filifera species.
Resolution No. 2011-074
Tentative Tract Map 36279 - Pedcor Commercial Development
Adopted: August 2. 2011
Page 25 of 29
• A rip -rap or cobble stone treatment shall be provided in the retention basin
at the drywell inlet, to mitigate sediment intrusion to the drywell system.
e Final landscape plans shall identify that Gazanias, Red Yucca, Blue Elf Aloe
and Pink Mulhy shall be at least 2 gallon size.
88. Final field inspection of all landscaping materials, including all vegetation,
hardscape and irrigation systems is required by the Planning Department prior to
final project sign -off by the Planning Department. Prior to such field inspection,
written verification by the project's landscape architect of record stating that all
vegetation, hardscape and irrigation systems have been installed in accordance
with the approved final landscape plans shall be submitted to the Planning
Department.
89. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Planning Director. Use of lawn areas shall be minimized
with no lawn, or spray irrigation, being placed within 24 inches of curbs along
public streets.
90. 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" or latest edition, in the design and/or installation of all
landscaping and appurtenances abutting and within the private and public street
right-of-way.
91. Lighting plans shall be submitted with the final landscaping plans for a
recommendation to the Planning Director for his approval. Exterior lighting shall
be consistent with LQMC Section 9.100.150 (Outdoor Lighting). Any
freestanding lighting shall not exceed 18 feet in height, and shall be fitted with
a visor if deemed necessary by staff to minimize trespass of light off the
property.
92. Any water features shall be designed to minimize "splash", and use high
efficiency pumps and lighting to the satisfaction of the Planning Director. Any
proposal for renovation or other re -use of the existing water feature at Lot 'F'
shall be included in the final landscape plans and water efficiency calculations
per Municipal Code Chapter 8.13.
Resolution No. 2011-074
Tentative Tract Map 36279 - Pedcor Commercial Development
Adopted: August 2. 2011
Page 28 or 29
PUBLIC SERVICES
93. The applicant shall provide public transit improvements as required by SunLine
Transit Agency and approved by the City Engineer.
MAINTENANCE
94. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
95. The applicant shall make provisions for the continuous and perpetual
maintenance of perimeter landscaping up to the curb, access drives, sidewalks,
and stormwater BMPs.
FEES AND DEPOSITS
96. The applicant shall comply with the provisions of LQMC Section 13.24.180
(Fees and Deposits). 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.
97. Perrmits 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)•
98. Provisions shall be made to comply with the terms and requirements of the
City's adopted Art in Public Places program in effect at the time of issuance of
building permits.
99. Tentative Tract 36279 shall provide for parks through payment of an in -lieu fee,
as specified in Chapter 13.48, LQMC. Based on the requirements of Section
13.48.050 LQMC, the amount of park land required for 11 lots is 0.084 acres.
The in -lieu payment shall be based upon this acreage requirement, and on the
fair market value of the land within the subdivision. Land value information
shall be provided to the Planning Director, via land sale information, a current
fair market value appraisal, or other information on land value within the
subdivision. Payment of the in -lieu fee shall be made prior to, or concurrently
with recordation of the first final map within the tentative map.
100. A fee shall be paid to Riverside County, as required by the County to post the
Resolution No. 201 "74
Tentative Tract Map 36279 - Pedcor Commercial Development
Adopted: August 2, 2011
Page 27 of 29
Notice of Determination and offset costs associated with AB 3158 (Fish and
Game Code 711.4). The fee shall be based on the established County fee
schedule for filing a Negative Declaration for posting. The fee is to be payable to
Riverside County, and is due to the Planning Department within 24 hours of City
Council approval.
101. Applicant shall pay the fees as required by the Coachella Valley Unified School
District, as in effect at the time requests for building permits are submitted.
102. Permits issued under this approval shall be subject to the Coachella Valley Multi -
Species Habitat Conservation Plan/Natural Community Habitat Conservation
Plan Mitigation Fee, in accordance with LQMC Chapter 3.34.
PLANNING DEPARTMENT
103. Within 30 days of the initiation of any ground disturbing activity on the project
site, the project proponent shall cause a protocol -compliant burrowing owl
survey to be completed, submitted to the Planning Department, and approved.
Should the species be identified on the site, the biologist's recommendations for
relocation shall be implemented prior to the issuance of any ground disturbance
permit.
104. An archaeological monitor shall be required to be present during all earth moving
activities. The monitor shall be empowered to stop or redirect such activities if
resources are identified. The applicant shall provide verification to the Planning
Department of the execution of a monitoring contract to perform services prior
to any ground disturbance on the site. The findings of the monitoring effort
shall be documented in a report delivered to the Planning Department no more
than 30 days from the completion of monitoring activities and/or project
grading.
105. Excavation, trenching and grading shall be monitored by a qualified
paleontological monitor. The monitor shall be prepared to quickly salvage
fossils, if unearthed, to avoid construction delays, but shall have power to stop
construction to remove large or abundant specimens. Recovered specimens
should be identified and curated at a repository with permanent retrievable
storage that would allow for further research in the future.
A report of findings, including, when appropriate, an itemized inventory of
recovered specimens and a discussion of their significance, shall be prepared.
Resolution No. 2011-074
Tentative Tract Map 36279 - Pedcor Commercial Development
Adopted: August 2, 2011
Page 28 of 29
The report and inventory shall be submitted to the City within 30 days of the
completion of earth moving activities on the site.
106. The following mitigation measure is required for compliance with interior and
exterior noise level thresholds:
• All perimeter homes adjacent to Madison Street shall have central air
conditioning as, a standard feature, and should be equipped to provide 60
CFM of supplemental ventilation in any rooms directly facing Madison
Street.
107. A final acoustical analysis shall be completed and submitted for review at time
of building permit plan check for each proposed dwelling unit along Madison
Street, based on final lot layout and pad elevations, to demonstrate that the
City's standards for interior and exterior CNEL levels will be met and that the
existing Madison Street wall will adequately mitigate noise levels.
108. Review of architecture and landscaping for production and/or individual custom
homes, shall be subject to Title 9, Section 9.60.330 and 9.60.340, LOMC, as
applicable. The Planning Director shall determine if the unit(s) applied for
constitute custom homes or production -level units. Any custom home design
guidelines that may be required shall be reflected or referenced in the CC&R's
for TTM 36279.
109. For any new and existing walls or wall, sections,, including any proposed sound
walls, entry wall areas, and property line walls, a master wall plan shall be
subject to review and approval by the Planning Department. The master wall
plan shall specify colors and materials to be used for all existing and proposed
walls, capping, pilasters, entry monuments, planters, and any other such
features, as may be applicable.
110. For all lots, any structure or portion thereof, located within 150' of the Madison
Street ROW, 150' of the west perimeter property line, or 40' of the north
perimeter property line shall not exceed 22' in height except as noted in
Condition #112 regarding Lot 6.
111. Street name approval shall be required for Evangeline Way, as proposed on the
Tentative Tract Map exhibit. Street name(s) shall be reviewed by the Planning,
Public Works, and Fire Departments at or prior to final map plan checking.
Resolution No. 2011-074
Tentative Tract Map 36279 - Pedcor Commercial Development
Adopted: August 2, 2011
Page 29 of 29
112. Lot 6 of the Tentative Tract Map exhibit includes an accessory building that has
previously been used as an equipment and storage garage for various purposes.
It has been determined that the building was legally permitted, and can be
retained. However, no expansion of the structure's use is permitted until the
Building and Safety Department has conducted a Special Inspection to
determine if the building is structurally sound and in compliance with applicable
building codes, as determined by the Building and Safety Director. At that time,
the building must also meet all otherwise applicable zoning regulations
pertaining to the underlying zoning district(s). As this building is considered a
legal pre-existing structure, only zoning standards not related to structural
development standards, such as lot coverage, shall be enforced, provided that
no structural expansions or substantial alterations to the structure are
undertaken. Nothing in this condition shall be construed as precluding the
applicant/owner of Lot 6 from demolition or removal of the structure, at his/her
discretion.
113. The existing entry wall signs shall be submitted for sign permit review, in
accordance with the sign application procedures, and shall be shown to conform
to requirements of Chapter 9.160 (Signs) of the LQMC. Signs found not in
conformance with the City sign regulations shall be removed and/or modified,
based on the sign permit application provisions.