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CC Resolution 2013-058 Signature at PGA West TTM 36537RESOLUTION NO. 2013 - 058 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, GRANTING APPROVAL OF TENTATIVE TRACT 36537, TO SUBDIVIDE A ±42-ACRE PARCEL INTO A 230-UNIT RESIDENTIAL PROJECT FOR PROPERTY LOCATED WITHIN THE PGA WEST DEVELOPMENT CASE NO.: TENTATIVE TRACT MAP 36537 APPLICANT: POINTE LARSEN, LLC WHEREAS, the City Council of the City of La Quinta, California did, on the 3" day of December, 2013, hold a duly noticed Public Hearing to consider a request by Pointe Larsen, LLC for consideration of a Tentative Tract Map in order to develop a 230-unit residential project, consisting of 130 single-family detached units, and 100 condominium units, to include a guard gatehouse and 4,086 square foot community building, on ±42 acres located within the PGA West development, bounded on the north and east by the PGA West Stadium Course and clubhouse, and on the south and west by PGA Boulevard, more particularly described as: LOT 1 AND LOT L, TRACT 29421; PORTION OF PARCEL 7, PARCEL MAP 20426 WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 12" day of November, 2013, hold a duly noticed Public Hearing to consider a recommendation on said Tentative Tract Map, and after hearing and considering all testimony and arguments, did adopt Planning Commission Resolution 2013-025, recommending to the City Council approval of Tentative Tract 36537; and, WHEREAS, the Community Development Department published a public hearing notice in The Desert Sun newspaper on November 22, 2013, as prescribed by the La Quinta Municipal Code, and said hearing notice having been mailed to all property owners within the boundaries of the original PGA West Specific Plan area; and, WHEREAS, the La Quinta Community Development Director has determined that the proposal is exempt from further California Environmental Quality Act review under Section 15182 (Residential Projects Pursuant to a Specific Plan). The Community Development Director has made a Determination of Substantial Conformance for the Signature at PGA West, with respect to the previously approved Eden Rock at PGA West project, for which a Subsequent Environmental Resolution No. 2013-056 Tentative Tract Map 36537 Signature at PGA West - Pointe Larsen, LLC Adopted: December 3, 2013 Page 2 Impact Report (State Clearinghouse No. 2007061056) was certified by the La Quinta City Council on April 15, 2008; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the City Council did make the following mandatory findings pursuant to Section 13.12.130 of the La Quinta Municipal Code to justify City Council approval of said Tentative Tract Map: 1. Tentative Tract Map 36537 is consistent with the Tourist Commercial land use designation as set forth in the General Plan, and as set forth in Specific Plan 83-002, Amendment No. 6, as approved. Tentative Tract Map 36537 subdivides the 42-acre site into residential sites. Tourist Commercial permits residential developments that include single- and multi -family residential with resort amenities. 2. The design and improvement of Tentative Tract Map 36537 is consistent with the La Quinta General Plan, and Specific Plan 83-002, Amendment No. 6, with the implementation of recommended conditions of approval to ensure proper street widths, their related improvements, and timing of their construction, as well as adequate storm water drainage and other infrastructure improvements. The Draft Subsequent Environmental Impact Report requires specific off -site improvements to mitigate traffic -related impacts from this project. These improvements have been incorporated into the approval conditions for the Signature project. The project density is consistent with the La Quinta General Plan and the PGA West Specific Plan, as amended, in that the development density of 5.48 units per acre is comparable to existing residential development within PGA West which, when based on net density, ranges approximately between four to seven units per acre throughout several areas of the PGA West Specific Plan. 3. The design of Tentative Tract Map 36537 and proposed improvements are not likely to cause substantial environmental damage, nor substantially and avoidably injure fish or wildlife or their habitat. The Subsequent Environmental Impact Report prepared for the Project, which is applicable to Tentative Tract Map 36537, determined that there are no significant impacts to air or water quality, biological or cultural resources, geology and soils which can not be mitigated to less than significant levels, with incorporation of recommended mitigation measures into the Project, which has been Resolution No. 2013-058 Tentative Tract Map 36537 Signature at PGA West — Pointe Larsen, LLC Adopted: December 3, 2013 Page 3 required. 4. The design of Tentative Tract Map 36537 and type of improvements are not likely to cause serious public health problems, in that this issue was considered and addressed in the Subsequent Environmental Impact Report prepared for the Project. Necessary infrastructure improvements for this project have been partially installed within PGA West, in and around the Tentative Tract Map 36537 project area. The health, safety and welfare of current and future residents can be assured based on the recommended conditions. 5. The design and improvements required for Tentative Tract Map 36537 will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. There is an existing portion of an easement for Avenue 56, and certain utility easements that exist on the property. These easements will be relocated, retained or abandoned as appropriate in order to maintain public access as determined to be necessary in context with the Project and surrounding existing development. All necessary right-of-way for construction of off -site improvements associated with this parcel will be provided as required under the La Quinta General Plan and the approval conditions of this Project. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the Findings of the City Council in this case; SECTION 2. That the City Council does hereby approve Tentative Tract Map 36537, 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 City of La Quinta City Council, held on this the 3rd day of December, 2013, by the following vote: Resolution No. 2013-056 Tentative Tract Map 36537 Signature at PGA West - Pointe Larsen, LLC Adopted: December 3, 2013 Page 4 AYES: Council Members Evans, Henderson, Osborne NOES: None ABSENT: Council Member Franklin, Mayor Adolph ABSTAIN: None DON AD H, ayor City of La Quint , California ATTEST: si4� k SUSAN MAYSELS, City Jerk City of La Quints, California (CITY SEAQ- APPROVED AS TO FORM: n M.XATHERINE JEPSON, City Attorney City of La Quints, alifornia RESOLUTION NO. 2013-058 CONDITIONS OF APPROVAL,- ADOPTED TENTATIVE TRACT MAP 36537 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 1 of 26 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 shall expire two years after the City Council approval date, unless recorded or granted a time extension pursuant to Title 13 of the La Quinta 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. 3. 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- quinta.org. 4. Tentative Tract 36537 shall comply with all applicable terms, conditions and/or mitigation measures for the following related approvals: • Subsequent EIR; SCH #2007061056 • Specific Plan 83-002, Amendment No. 6 • Site Development Permit 2013-924 • Development Agreement 2006-01 1 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall determine precedence. 5. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Riverside County Fire Marshal • La Quinta 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) • La Quinta Community Development Department Riverside County Environmental Health Department • Coachella Valley Unified School District RESOLUTION NO. 2013-058 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 36537 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 2 of 26 • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board • SunLine Transit Agency (SunLine) • South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 6. Coverage under the State of 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 Discharge Identification (WDID) number to the City prior to the issuance of a grading or building permit. 7. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 at 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. 137-2013-0011 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. C. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)): 11 Temporary Soil Stabilization (erosion control). RESOLUTION NO. 2013-058 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 36537 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 3 of 26 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 Homeowners' Association (HOA) Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post -construction BMPs as required. 8. 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. 9. 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. 10. 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 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 11. 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 RESOLUTION NO. 2013-058 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 36537 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 4 of 26 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. 12. Pursuant to the aforementioned condition, conferred rights shall include approvals from all necessary persons or entities 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. 13. 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. 14. The private street rights -of -way to be retained for private use required for this development include: A. PRIVATE STREETS (OFF -SITE) 1) PGA Boulevard (Arterial, 110' and 120' ROW) - No additional private street dedication is required. B. PRIVATE STREETS (ON -SITE) 1) Street 'A' Main Entry - Entry Gate driveway as shown on the approved Tentative Tract Map and as per these conditions of approval. 2) Street 'A' - Private Residential Streets measured at gutter flow line to gutter flow line shall have a 36-foot travel width with parking allowed on both sides. 3) Street 'B' - Private Residential Street measured gutter flow line to gutter flow line shall have a 36-foot travel width, allowing for double -loaded on - street parking where no visual or other conflicts exist, and provided 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 Community Development Department prior to recordation. Portions of Street 'B' where the measured gutter flow line to gutter flow line is 28-foot travel width, parking is not allowed on either sides. 4) Streets 'C', 'D', and 'E' - Private Residential Streets measured gutter flow line to gutter flow line shall have a minimum 32-foot travel width with parking restricted to one side, provided there is adequate off-street parking RESOLUTION NO. 2013-058 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 36537 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 5 of 26 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 Community Development Department prior to recordation. 5) Street'F' (Lot K; Secondary access, egress only) -Private Residential Street measured at gutter flow line to gutter flow line shall have a 20-foot travel width with no parking allowed on either side and provided the applicant establishes provisions that this secondary access is for egress only. C. Turn Around at Streets 'C' and 'D'. 1) The turn around shall conform to the shape shown on the tentative tract map, except for any minor revisions as may be required by the City Engineer and/or Riverside County Fire Department. The turn -around shall incorporate signing, striping, and/or any required improvements to minimize turning conflicts, as may be determined necessary by the City Engineer. D. Common Driveways (The Villas) - Private Residential Common Driveways to be a minimum 25-foot travel width and as shown on the approved Tentative Tract Map. Additional width and turning radius may be required by the Public Works Department and Riverside Fire Department in the plan check process and as approved by the City Engineer and Fire Marshal. Curve radii for curbs at all street intersections shall not be less than 25 feet. Additionally, the inside curb radius shall be a minimum of 35 feet where road alignments are greater than 90 degrees or as approved by the City Engineer. 15. 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. 16. 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. 17. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility easement contiguous with, and along both sides of all private streets. Such easement may be reduced to five feet in width with the express written approval of IID. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. RESOLUTION NO. 2013-058 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 36537 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 6 of 26 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. 1 . 18. The applicantshall 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. 19. Direct vehicular access to PGA Boulevard from lots with frontage along PGA Boulevard 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. 20. 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. 21. The applicant -shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Tract Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. 22. The applicant shall be responsible for the vacation and granting of easements that address changes in the existing easements over the proposed tentative tract map that may be affected by proposed improvements. Pursuant to this condition, the applicant shall apply to the City for any street vacation request of public right of way and/or utility easements. The applicant must provide all applicable exhibits and legal descriptions and perform all necessary abandonments or relocation of easements and or facilities as required by all affected utility purveyors over the public right-of-way and/or utility easements, or, as approved by the City Engineer. Typically the right of way vacation process is about six to eight months. STREET AND TRAFFIC IMPROVEMENTS 23. 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. 24. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding, 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 RESOLUTION NO. 2013-058 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 36537 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 7 of 26 building(s) on the lot. 25. The applicant shall construct the following street improvements to conform to the General Plan (street type noted in parentheses.) A. OFF -SITE PRIVATE STREETS 1) PGA Boulevard (Arterial, 120' ROW) - No additional private street widening is required. 2) Other required improvements in the PGA Boulevard private 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. The applicant shall reconstruct all curb and gutter at existing intersections that do not provide access to the tentative tract as required by the City Engineer. b) 8-foot wide meandering sidewalk/Class I Golf Cart Path as shown on the approved tentative tract map from the northerly property line to the proposed primary entry. This improvement shall be installed in its entirety as part of the initial project improvement phase. c) Reconstruct the existing 22-foot wide raised landscaped median as needed to accommodate full movements at the entry. Additionally, the applicant shall provide adequate length of left turn deceleration lane with in the median as determined by a California Licensed Traffic Engineer and as approved by the City Engineer. d) Reconstruct and remove existing pavement, curb and gutter, and curb returns previously constructed and not required for access to the tentative tract. 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. REQUIRED PROJECT FAIR -SHARE IMPROVEMENTS (OFF -SITE PUBLIC STREETS 1) Jefferson Street at Avenue 54. a. Prior to issuance of the first building permit, the Applicant shall pay $107,500 to the City to cover the project's obligation for this traffic signal. Prior to issuance of the 115t' (50% of units) building permit RESOLUTION NO. 2013-058 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 36537 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 8 of 26 the developer shall conduct a traffic warrant study. It shall be determined by the Public Works Director if traffic signal warrants are met for this intersection. If warrants are met, the Public Works Director shall add the signal to the City's Capital Improvement Program (CIP) for construction the following year. If traffic signal warrants are not determined to be met pursuant to the aforementioned, a second signal warrant determination shall be conducted by the developer prior to issuance of the 230" building permit. If the Public Works Director determines warrants are met, the signal improvement shall be added to the City's Capital Improvement Program (CIP) for construction the following year. C. FUTURE PROJECT FAIR -SHARE IMPROVEMENTS (OFF -SITE PUBLIC STREETS 1) Washington Street at Avenue 50. a) The applicant shall pay his fair -share (calculated in the Final EIR, Table 11.0-12, as 0.9% for PM peak trips) for improvements to install a third northbound through lane, a second southbound left turn lane, a southbound right turn lane with right turn overlap phase, a second eastbound left turn lane, a second eastbound through lane, a second west bound through lane, and a westbound right turn overlap phase. The amount of the applicant's fair share for the above mentioned improvements shall be as approved by the City Engineer. The applicant shall pay to the City of La Quinta his fair share prior to final map recordation. 2) Jefferson Street at Avenue 50. a) The applicant shall pay his fair -share (calculated in the Final EIR, Table 11.0-12, as 6.6% for PM peak trips) for improvements to install a second southbound left turn lane, a second eastbound left turn lane, and a second westbound through lane. The amount of the applicant's fair share for the above mentioned improvements shall be as approved by the City Engineer. The applicant shall pay to the City of La Quinta his fair share prior to final map recordation. D. PRIVATE STREETS 1) Street 'A' Main Entry - Entry Gate driveway as shown on the approved Tentative Tract Map and as per these conditions of approval. 2) Street 'A' - Private Residential Streets measured at gutter flow line to RESOLUTION NO. 2013-058 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 36537 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 9 of 26 gutter flow line shall have a 36-foot travel width with parking allowed on both sides. 3) Street 'B' - Private Residential Street measured gutter flow line to gutter flow line shall have a 36-foot travel width, allowing for double -loaded on - street parking where no visual or other conflicts exist, and provided 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 Community Development Department prior to recordation. Portions of Street 'B' where the measured gutter flow line to gutter flow line is 28-foot travel width, parking is not allowed on either sides. 4) Streets 'C', 'D', and 'E' - Private Residential Streets measured gutter flow line to gutter flow line shall have a minimum 32-foot travel width with parking restricted to one side, 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 Community Development Department prior to recordation. 5) Common Driveway (The Villas) - Private Residential Common Driveways to be a minimum of 25 feet travel width and as shown on the approved Tentative Tract Map. Additional width and turning radius may be required by the Public Works Department and Riverside Fire Department in the plan check process and as approved by the City Engineer and Fire Marshal. 6) Street 'F' (Lot K; Secondary access, egress only) - Private Residential Street measured at gutter flow line to gutter flow line shall have a 20-foot travel width with no parking allowed on either side and provided the applicant establishes provisions that this secondary access is for egress only. E. Turn Around at Streets 'C' and 'D'. 1) The turn around shall conform to the shape shown on the tentative tract map, except for any minor revisions as may be required by the City Engineer and/or Riverside County Fire Department. The turn -around shall incorporate signing, striping, and/or any required improvements to minimize turning conflicts, as may be determined necessary by the City Engineer. 26. 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. RESOLUTION NO. 2013-058 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 36537 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 10 of 26 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 Riverside County Fire department. Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, 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. 27. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Residential 3.0" a.c./4.5" c.a.b. PGA Boulevard 4.5" a.c./6.0" c.a.b. Or the approved equivalents of alternate materials. 28. 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. 29. General access points and turning movements of traffic are limited to the following: A. Primary Entry (PGA Boulevard): Full turn movements are permitted. B. Secondary Entry (PGA Boulevard): Right turn out only is permitted at the existing Roundabout. Left turn in and out is prohibited due to the roundabout design concept in place. 30. 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. RESOLUTION NO. 2013-058 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 36537 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 11 of 26 31. 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. 32. Prior to the City's approval of a Final Map, the applicant shall furnish accurate mylars of the Final Map. The Final Map shall be 1 " = 40' scale 33. The applicant shall abandon or relocate existing easements over the tentative tract map prior to recordation of the Final Map as required by the agency and/or individual favored and as approved by the City Engineer. Additionally, the applicant shall relocate existing utility facilities that are required by all utility purveyors prior to issuance of the first building permit or as approved by the City Engineer. 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. 34. 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. 35. 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. On -Site Precise Grading Plan (The Villas) 1 " = 30' Horizontal E. Off -Site Private Street Improvement/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical F. Off -Site Private Street Signing & Striping Plan 1 " = 40' Horizontal RESOLUTION NO. 2013-058 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 36537 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 12 of 26 The Off -Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berm design in the combined parkway and landscape setback area. G. On -Site Street Improvements/Signing & Striping/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical H. Off -Site Public Street Traffic Signal Plan 1 " = 20' Horizontal I. Off -Site Public Street Signing & Striping Plan 1 " = 40' Horizontal NOTE: D through I to be submitted concurrently. (Separate Storm Drain Plans if applicable) 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 Public Works 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 the submittal requirements of the Building & Safety Division. 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. In addition to the normal set of improvement plans, a "Site Development" plan is required to be submitted for approval by the Building Official, Community Development Director and the City Engineer. "Site Development" plans shall normally include all on -site surface improvements including but not limited to finish grades for curbs & gutters, building floor elevations, wall elevations, parking lot improvements and ADA requirements. RESOLUTION NO. 2013-058 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 36537 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 13 of 26 "Street Parking" plan shall include appropriate signage to implement the "No Parking" concept, or alternatively an on -street parking policy shall be included in the CC & R's subject to City Engineer's Approval. The parking plan or CC & R's shall be submitted concurrently with the Street Improvement Plans. 36. 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.orn). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. 37. The applicant shall furnish a complete set of the mylars of all approved improvement plans on a storage media acceptable to the City Engineer. 38. 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 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 39. 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. 40. 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 41. 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 RESOLUTION NO. 2013-058 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 36537 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 14 of 26 improvements; and shall provide for the setting of the final survey monumentation. When improvements are phased through a "Phasing Plan`" or an administrative approval (e.g., Site Development Permits), 'all off -site improvements and common on -site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured through a SIA, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured through a SIA, prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 42. Depending on the timing of the development of this Tentative Tract Map, and the status of the off -site, improvements at the time, the applicant may be required to: A. Construct certain off -site improvements. B. Construct additional off -site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this tentative tract map. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these means, as the City may require. Off -Site Improvements should be completed on a first priority basis. The applicant shall complete Off -Site Improvements in the first phase of construction or as required by the City Engineer. 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. 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 RESOLUTION NO. 2013-058 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 36537 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 15 of 26 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. GRADING 43. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 44. 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. 45. 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 civil engineer registered in the State of California, B. A preliminary geotechnical ("soils") report prepared by a professional 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. A WQMP prepared by an authorized professional 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. RESOLUTION NO. 2013-058 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 36537 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 16 of 26 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. 46. 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. 47. 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 adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 48. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform to pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 49. Building pad- elevations of perimeter lots shall not differ by more than one foot higher from the building pads in adjacent developments. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. House pad elevations on contiguous interior lots shall not differ by more than three feet except for lots that do not share a common street frontage, where the differential shall not exceed five feet or as approved by the City Engineer. 50. 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. 51. 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 RESOLUTION NO. 2013-058 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 36537 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 17 of 26 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. 52. This development shall comply with LQMC Chapter 8.11 (Flood Hazard Regulations). If any portion of any proposed building lot in the development is or may be located within a flood hazard area as identified on the City's Flood Insurance Rate Maps, the development shall be graded to ensure that all floors and exterior fill (at the foundation) are above the level of the project (100-year) flood and building pads are compacted to 95% Proctor Density as required in Title 44 of the Code of Federal Regulations, Section 65.5(a) (6). Prior to issuance of building permits for lots which are so located, the applicant shall furnish elevation certifications, as required by FEMA, that the above conditions have been met. 53. Within 30 days prior to 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 Community Development Department, and approved prior to the commencement of said activity. 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. The Community Development Director shall determine when a 'ground disturbing activity' constitutes the need for compliance with this requirement 54. No grading, building or any other permit requiring any ground -disturbance shall be issued, until the provisions of Conditions 106 through 115, pertaining to archaeological and paleontological monitoring, have been complied with, to the extent they are applicable to a specific permit request. The Community Development Director shall determine what action(s) constitute 'ground disturbance' within the context of this condition. DRAINAGE 55. Stormwater handling shall conform to the approved hydrology and drainage report for Signature. Nuisance water shall be disposed of in an approved manner. Nuisance water shall be retained onsite and disposed of via an underground percolation improvement approved by the City Engineer. 56. 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. R7-2013- RESOLUTION NO. 2013-058 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 36537 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 18 of 26 0011 and the State Water Resources Control Board's Order No. 2009-0009-DWQ and Order No. 2010-0014-DWQ.. 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. 137-2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB-CRB) Region Board Order No. 137-2013-0011 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. UTILITIES 57. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities), LQMC. 58. 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. 59. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 60. 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. 61. 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. RESOLUTION NO. 2013-058 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 36537 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 19 of 26 62. There is an existing Public Utility Easement (PUE) that crosses through areas where structures are proposed to be constructed for the development. The developer is fully responsible financially to work with the utility companies, as necessary to relocate their existing facilities. If the utility facilities cannot be relocated or the PUE abandoned, the project may require additional entitlements in the future. 63. The applicant shall abandon or relocate existing easements over the tentative tract map prior to recordation of the Final Map as required by the agency and/or individual favored and as approved by the City Engineer. Additionally, the applicant shall relocate existing utility facilities that are required by all utility purveyors prior to issuance of the issuance of the first building permit or as approved by the City Engineer. CONSTRUCTION 64. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly -maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPE AND IRRIGATION 65. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 66. All landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City's Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). Final landscape plans shall reflect a significant effort to reduce turf areas in all landscaping, common and private. 67. The applicant shall submit final landscape plans for review, processing and approval by the Community Development Department, in accordance with the Final Landscape Plan application process and with 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. Landscape plans for landscaped medians 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 shall submit for green sheet approval by the Public Works RESOLUTION NO. 2013-058 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 36537 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 20 of 26 Department. Community Development Director approval of the final landscape plans is required prior to issuance of the first building permit, unless the Community Development Director determines extenuating circumstances. exist which justify an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Community Development Director and/or City Engineer. Prior to final approval of the installation of landscaping, the Landscape Architect of record shall provide the Community Development Department a letter stating he/she has personally inspected the installation and that it conforms with the final landscaping plans as approved by the City. If staff determines during final landscaping inspection that adjustments are required in order to meet the intent of the Planning Commission's approval, the Community Development Director shall review and approve any such revisions to the landscape plan. 68. 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 24 inches of curbs along public streets. 69. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the American Association of State Highway and Transportation Officials (AASHTO) "A Policy on Geometric Design of Highways and Streets" latest edition, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. 70. Front yard landscaping for each dwelling shall consist of, at minimum, 36" box trees (i.e., a minimum 2.5 inch caliper measured three feet up from grade level after planting), 5- gallon shrubs, and groundcover. Double lodge poles (two-inch diameter) shall be used to brace and stake trees. To encourage water conservation, no more than 50% of the front yard landscaping shall be devoted to turf. A no -turf front yard option shall be provided for each plan type. 71. All water features shall be filled and replenished in accordance with LQMC Section 8.13 (Water Efficient Landscape). PUBLIC SERVICES 72. The applicant shall provide any public transit improvements as may be required by SunLine Transit Agency and approved by the City Engineer. At this time, SunLine has not requested any such improvements; however, should such a request be made in the future, RESOLUTION NO. 2013-058 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 36537 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 21 of 26 depending on project phasing and completion, the applicant may be required to provide certain said improvements. FIRE PROTECTION 73. For residential areas, approved standard fire hydrants, located at each intersection, with no portion of any lot frontage more than a maximum of 500 feet from a hydrant. Minimum fire flow for all residential structures shall be 1000 GPM for a 2-hour duration at 20 PSI. 74. Blue dot retro-reflectors shall be mounted on private streets and driveways 8 inches from centerline to the side that the fire hydrant is on, to identify fire hydrant locations. 75. City of La Quinta ordinance requires all buildings 5,000 sq. ft. or larger to be fully sprinkled per NFPA 13/13R/13D Standard. Residential fire sprinklers are required in all one and two-family dwellings per the California Residential Code. Contact the Riverside County Fire Department for the Residential Fire Sprinkler Standard. Sprinkler plans will need to be submitted to the Fire Department. 76. For commercial areas, the required fire flow shall be available from 1 Super hydrant(s) (6" x 4" x 21 /2" x 21 /2") spaced not more than 500 apart and shall be capable of delivering a fire flow 1750 GPM per minute for two hours duration at 20 psi residual operating pressure, which must be available before any combustible material is placed on the construction site. 77. For commercial areas, the FCD and PIV shall be located to the front of building within 50 feet of approved roadway and within 200 feet of an approved hydrant. Sprinkler riser room must have indicating exterior and/or interior door signs. A C-16 licensed contactor must submit plans, along with current permit fees, to the Fire Department for review and approval prior to installation 78. Any turn -around requires a minimum 38-foot turning radius, subject to approval by the Fire Department. 79. All structures shall be accessible from an approved roadway to within 150 feet of all portions of the exterior of the first floor. 80. Display street numbers in a prominent location on the address side of building(s) and/or rear access if applicable. Numbers and letters shall be a minimum of 12" in height for building(s) up to 25' in height. In complexes with alpha designations, letter size must match numbers. All addressing must be legible, of a contrasting color, and adequately illuminated to be visible from street at all hours. RESOLUTION NO. 2013-058 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 36537 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 22 of 26 81. Fire Apparatus access road and driveways shall be in compliance with the Riverside County Fire Department Standard number 06-05 (located at www.rvcfire.org). Access lanes will not have an up, or downgrade of more than 15%. Access roads shall have an unobstructed vertical clearance not less than 13 feet and 6 inches. Access lanes will be designed to withstand the weight of 80 thousand pounds over 2 axles. Access will have a turning radius capable of accommodating fire apparatus. Access lane shall be constructed with a surface so as to provide all weather driving capabilities 82. 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. 83. The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. Two sets of water plans are to be submitted to the Fire Department for approval. 84. The applicant or developer shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or signs. 85. Roadways may not exceed 1320 feet without secondary access. This access may be restricted to emergency vehicles only however, public egress must be unrestricted. 86. No hazardous materials shall be stored and/or used within the building, which exceeds quantities listed in 2010 CBC. No class I, II or IIIA of combustible/flammable liquid shall be used in any amount in the building. MAINTENANCE 87. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 88. 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 89. 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. RESOLUTION NO. 2013-058 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 36537 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 23 of 26 90. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). 91. 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. 92. 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. 93. 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. 94. Tentative Tract 36537 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 230 units is 1.748 acres. The in -lieu payment(s) 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. In -lieu fees may be paid for each proposed final map phase of a multiple -phased map. Payment of the in -lieu fee shall be made prior to, or concurrently with recordation of the first final map within the tentative map. 95. A fee of $50.00, payable to Riverside County, is due to this office within 24 hours of any City Council approval. This is required by the County to post the Notice of Exemption and offset costs associated with AB 3158 (Fish and Game Code 711.4). A fee of $72.00, payable to City of La Quinta, is due to this office within 24 hours of any City Council approval. This is required by the City to prepare the Notice of Exemption. COMMUNITY DEVELOPMENT DEPARTMENT 96. Applicant shall ensure compliance with all mitigation measures set forth in the Subsequent Environmental Impact Report (SEIR), SCH #2007061056, as part of all related conditions of approval, as identified in Condition No. 4. These mitigation measures are required to address potentially significant impacts to Air Quality (Short - Term Construction Impacts); Cultural Resources; Noise; Public Services (Schools); Transportation, Traffic, Parking and Circulation (Project Traffic, Cumulative Impacts). 97. Applicant shall prepare project CC&R's to address parking restrictions for on -street guest RESOLUTION NO. 2013-058 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 36537 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 24 of 26 parking and all other guest parking areas, including any use of common driveway space for parking. Parking and access provisions shall also include allowances for golf cart use and parking within the development, in association with the approval conditions for Site Development Permit 2013-924. In addition, the CC&R's shall incorporate provisions as set forth in Development Agreement 2006-01 1, as determined necessary by the City Attorney and Community Development Department. 98. Building heights, setbacks, parking and other development standards shall be in compliance with the approved plan documents for the Signature at PGA West project, Tentative Tract Map 36537, Site Development Permit 2013-924,.and any precedent conditions of approval for Specific Plan 83-002, Amendment No. 6. 99. Lots 1 and 2 shall be restricted to single story Estate plans, as shown on the tentative map. This restriction shall be designated by note on the final map, referencing Condition 66 of Site Development Permit 2013-924 and shall further state that compliance with the restriction shall be verified during review of precise grading plan submittal(s). 100. A note shall be placed on the final map, restricting units sited on Lots 59-65 and 74-104 to a 45-foot building setback, as measured from the project property line/perimeter wall. The note shall reference Condition 67 of Site Development Permit 2013-924 and shall further state that compliance with the restriction shall be verified during review of precise grading plan submittal(s). , 101. An improvement schedule and access agreement for the ultimate development of Lot 136, for expansion of the Stadium Clubhouse parking area, shall be submitted prior to final map recordation. Establishment of the proposed parking facilities shall be subject to review and approval of a site development permit in accordance with Section 9.210.010, LQMC (Development Review Permits). 102. A final acoustical analysis shall be completed and submitted for review at time of building permit plan check, based on final lot layout and pad elevations, to demonstrate that the City's standards for interior and exterior CNEL levels will be met for each proposed dwelling unit. 103. A master wall plan, detailing the design and location of any sound wall areas, entry walls, and interior property line walls, shall be subject to review and approval by the Community Development Department, in accordance with the landscape review process as conditioned. The wall plan shall specify colors and materials to be used for the walls, capping, pilasters, entry monuments, planters, and any other related features. 104. Construction of the remainder of the primary perimeter wall fronting PGA Boulevard shall be completed in accordance with the respective development phasing. The applicant RESOLUTION NO. 2013-058 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 36537 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 25 of 26 shall maintain, as necessary, the existing temporary fencing/gates in all locations where temporary wall openings are intended for construction and/or golf cart access, until such time as those openings are removed to complete the perimeter wall. The applicant shall continue to maintain the site to avoid dust blowing onto adjacent properties. This requirement shall remain in force until 100% completion of the project perimeter wall. 105. The applicant shall provide a copy of an executed agreement with the PGA West Master Association, for maintenance and potential repair associated with the use of PGA Boulevard for construction activities associated with the Signature project. The agreement shall be provided to the City prior to issuance of grading or grading -related permits or activities. This requirement is strictly to verify that the final agreement is in place prior to commencement of any construction, and is not intended to imply that the City of La Quinta is in any way a party to said agreement. ARCHAEOLOGY 106. The site shall be monitored during on and off -site trenching and rough grading by qualified archaeological monitors. Proof of retention of monitors shall be given to the City prior to issuance of the first earth -moving or clearing permit. A tribal monitor from the Ramona Band of Cahuilla Indians shall be included in the monitoring crew. The monitors shall be empowered to temporarily halt or divert equipment to allow for City notification and analysis. 107. The developer/property owner shall enter into a pre -excavation agreement with the Ramona Band of Cahuilla Indians, which addresses inadvertent discoveries of cultural resources and the disposition of cultural resources found during the development of the project. Inadvertent discoveries of human remains, if such discovery should occur, shall be handled according to applicable State laws. 108. The final report on the monitoring shall be submitted to the Community Development Department prior to the issuance of the first Certificate of Occupancy for the project. 109. Collected archaeological resources shall be properly packaged for long term curation, in polyethylene self -seal bags, vials, or film cans as appropriate, all within acid -free, standard size, comprehensively labeled archive boxes and delivered to the City prior to issuance of first Certificate of Occupancy for the property. Materials shall be accompanied by descriptive catalogue, field notes and records, primary research data, and the original graphics. 110. The conditions of approval for this item shall be included in the submitted Phase I report prior to issuance of the first permit requiring monitoring. RESOLUTION NO. 2013-058 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 36537 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 26 of 26 111. If prehistoric or historic resources are discovered during monitoring or the subsequent construction phase, the Community Development Department shall be notified immediately. PALEONTOLOGY 112. On and off -site monitoring of earth -moving and grading in areas identified as likely to contain paleontological resources shall be conducted by a qualified paleontological monitor. The monitor shall be equipped to salvage fossils as they are unearthed to avoid construction delays and to remove samples of sediments that are likely to contain the remains of small fossil invertebrates and vertebrates, including a program of screen washing for micro invertebrate fossils. The monitor shall be empowered to temporarily halt or divert equipment to allow removal of abundant or large specimens. Proof that a monitor has been retained shall be given to the City prior to issuance of first earth -moving permit, or before any clearing of the site has begun. Any earth moving activity in Holocene -age lakebed required for the proposed project shall be monitored by a qualified paleontologist. The paleontologist shall be empowered to redirect earth moving activities if required to identify and remove resources. The monitor shall also be equipped to quickly remove resources if found. The monitor shall submit, within 30 days of completion of earth moving activities, a report of findings to the Community Development Department for review and approval. Any resource removed from the site shall be properly documented and curated. 113. Recovered specimens shall be prepared to the point of identification and permanent preservation, including washing of sediments to recover small invertebrates and vertebrates. 114. A report of findings with an appended itemized inventory of specimens shall be submitted to the Community Development Department prior to the first occupancy of a residence being granted by the City. The report shall include pertinent discussions of the significance of all recovered resources where appropriate. The report and inventory, when submitted will signify completion of the program to mitigate impacts to paleontological resources. 115. Collected resources and related reports, etc. shall be given to the Community Development Department for curation. Packaging of resources, reports, etc. shall comply with standards commonly used in the paleontological industry.