PC Resolution 2019-007 Villas at Indian Springs SDP2018-0014; TTM 36875 (2018-0006)PLANNING COMMISSION RESOLUTION 2019 - 007
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
APPROVING SITE DEVELOPMENT PERMIT 2018-
0014 AND TENTATIVE TRACT MAP 36875 (TTM
2018-0006) TO ALLOW THE DEVELOPMENT OF
16 HOMES ON A 3.22 ACRE SITE LOCATED AT
THE SOUTHEAST CORNER OF JEFFERSON
STREET AND PALM CIRCLE DRIVE
CASE NUMBERS:
SITE DEVELOPMENT PERMIT 2018-0014
TENTATIVE TRACT MAP 36875 (TTM 2018-0006)
APPLICANT: DESERT LAND HOLDINGS LLC
WHEREAS, the Planning Commission of the City of La Quinta, California
did, on the 14th day of May, 2019, hold a duly noticed Public Hearing to
consider a request by Desert Land Holdings LLC for Site Development Permit
and Tentative Tract Map approval of 16 single family homes on 3.22 acres,
more particularly described as:
APN 600-080-001 thru 009; 600-080-041, 042
WHEREAS, the Design and Development Department published a public
hearing notice in The Desert Sun newspaper on May 3, 2019 as prescribed by
the Municipal Code. Public hearing notices were also mailed to all property
owners within 500 feet of the site; and
Site Development Permit 2018-0014
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be
heard, said Planning Commission did make the following mandatory findings
pursuant to Section 9.210.010 of the Municipal Code to justify approval of said
Site Development Permit:
1. Consistency with General Plan
The proposed development is consistent with the General Plan land
use designation of Medium High Density Residential. The City's
General Plan policies relating to Medium High Density Residential
include small lot single-family homes.
1
PLANNING COMMISSION RESOLUTION 2019-007
SITE DEVELOPMENT PERMIT 2018-0014
TENTATIVE TRACT MAP 36875 (TTM 2018-0006)
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 2 OF 4
2. Consistency with Zoning Code and Specific Plan
The proposed development, as conditioned, is consistent with the
development standards of the City's Zoning Code and the Specific
Plan, in terms of site plan and landscaping. The site development
permit has been conditioned to ensure compliance with the Specific
Plan standards for lot size and setbacks.
3. Compliance with California Environmental Quality Act
The Design and Development Department prepared Environmental
Assessment 2015-0002, in compliance with the requirements of the
California Environmental Quality Act (CEQA). The Design and
Development Director has determined that the project is
substantially the same as the previously proposed project, that
conditions have not changed, and that the findings and mitigation
measures contained in EA 2015-0002 shall apply to this project.
4. Architectural Design
The proposed homes, as conditioned, are consistent with the Specific
Plan and Zoning Ordinance, and with development in the surrounding
area.
5. Site Design
The site design of the project, including project entries, circulation,
screening, exterior lighting, and other site design elements are
compatible with surrounding development and with the quality of
design prevalent in the City.
6. Landscape Design
The proposed project is consistent with the landscaping standards
and plant palette and implements the standards for landscaping and
aesthetics established in the General Plan and Zoning Code. The
proposed perimeter wall along with landscape improvements are
designed and sized to provide visual appeal while adequately
screening the project from public view.
Tentative Tract Map 36875 (TTM 2018-0006)_
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be
PLANNING COMMISSION RESOLUTION 2019-007
SITE DEVELOPMENT PERMIT 2018-0014
TENTATIVE TRACT MAP 36875 (TTM 2018-0006)
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 3 OF 4
heard, the Planning Commission did make the following mandatory findings
to justify approval of said Tentative Tract Map:
1. Tentative Tract Map 36875 is consistent with the La Quinta General
Plan, and Specific Plan 2015-0002. The Tract Map is consistent with
the Medium Density Residential land use designation as set forth in
the General Plan, and as set forth in Specific Plan 2015-0002.
2. The design and improvement of Tentative Tract Map 36875 is
consistent with the La Quinta General Plan, and Specific Plan 2015-
0002 with the implementation of recommended conditions of
approval to ensure consistency for the homes proposed on the lots
created herein. The project density is consistent with the La Quinta
General Plan and Specific Plan 2015-0002 and is comparable to
surrounding residential development.
3. The design of Tentative Tract Map 36875 and proposed
improvements are not likely to cause substantial environmental
damage, nor substantially and avoidably injure fish or wildlife or their
habitat. The Design and Development Department prepared
Environmental Assessment 2015-00021 in compliance with the
requirements of the California Environmental Quality Act (CEQA).
The Design and Development Director has determined that the
project is substantially the same as the previously proposed project,
that conditions have not changed, and that the findings and
mitigation measures contained in EA 2015-0002 shall apply to this
project.
4. The design of Tentative Tract Map 36875 and type of improvements
are not likely to cause serious public health problems, insofar as the
project will be required to comply with all laws, standards and
requirements associated with sanitary sewer collection, water quality
and other public health issues.
5. The design and improvements required for Tentative Tract Map
36875 will not conflict with easements, acquired by the public at
large, for access through or use of property within the proposed
subdivision. All roadway improvements, easements, if any and
surrounding improvements will be completed to City standards.
PLANNING COMMISSION RESOLUTION 2019-007
SITE DEVELOPMENT PERMIT 2018-0014
TENTATIVE TRACT MAP 36875 (TTM 2018-0006)
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 4OF4
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of
the City of La Quinta, California, as follows:
SECTION 1. That the above recitations are true and constitute the Findings of
the Planning Commission in this case;
SECTION 2. That the above project be determined by the Planning
Commission to be consistent with Environmental Assessment 2015-0002;
SECTION 3. That it does hereby approve Site Development Permit 2018-0014
and Tentative Tract Map 36875, for the reasons set forth in this Resolution
and subject to the attached Conditions of Approval [Exhibit A and Exhibit B].
PASSED, APPROVED, and ADOPTED at a regular meeting of the City
of La Quinta Planning Commission, held on this the 14t" day of May 2019, by
the following vote:
AYES: COMMISSIONERS BETTENCOURT, CALDWELL, CURRIE,
PROCTOR, QUILL, WRIGHT AND CHAIRPERSON MCCUNE
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
KFV k CUNE, Chairperson
City of a Quinta, California
ATTEST:
�) e- � C, z F � -,,—
DANNY CASTRO, Design and Development Director
City of La Quinta, California
EXHIBIT A
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
SITE DEVELOPMENT PERMIT 2018-0014
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 1
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 Site
Development Permit. 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. Site Development Permit 2018-0014 shall comply with all applicable
conditions and/or mitigation measures for the following related approval:
• Environmental Assessment 2015-0002
• Tentative Parcel Map 36875
In the event of any conflict(s) between approval conditions and/or provisions
of these approvals, the Design and Development Director shall adjudicate
the conflict by determining the precedence.
3. 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:
• Riverside County Fire Marshal
• La Quinta Design and Development Department (Grading Permit,
Green Sheet (Development Services Clearance) for Building Permits,
Water Quality Management Plan(WQMP) Exemption Form -
Whitewater River Region, Improvement Permit)
Riverside Co. Environmental Health Department
• Coachella Valley Unified School District (CVUSD)
■ 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)
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
SITE DEVELOPMENT PERMIT 2018-0014
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 2
• 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.
4. 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 Discharger Identification (WDID) number
to the City prior to the issuance of a grading or building permit.
5. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean
Water), LQMC; Riverside County Ordinance No. 457; the California Regional
Water Quality Control Board - Colorado River Basin Region Board Order No.
R7-2013-0011 and the State Water Resources Control Board's Order No.
2012-0006-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
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
SITE DEVELOPMENT PERMIT 2018-0014
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 3
(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 Homeowners' Association (HOA) Conditions,
Covenants, and Restrictions (CC&Rs), a requirement for the perpetual
maintenance and operation of all post -construction BMPs as required;
and the applicant shall execute and record an agreement that provides
for the perpetual maintenance and operation of all post -construction
BMPs is required.
6. 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.
7. 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
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
SITE DEVELOPMENT PERMIT 2018-0014
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 4
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
8. 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.
9. 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 open space/drainage
facilities of the master development.
10. The applicant shall offer for dedication all public street right-of-ways in
conformance with the City's General Plan, Municipal Code, applicable specific
plans, and/or as required by the City Engineer.
11, Lot E and Lot F shall remain as City property for public street, utility,
landscape, and pedestrian purposes.
12. The applicant shall retain for private use all private street right-of-ways in
conformance with the City's General Plan, Municipal Code, applicable specific
plans, and/or as required by the City Engineer.
13. The private street right-of-ways to be retained for private use required for
this development include:
A. PRIVATE STREETS
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
SITE DEVELOPMENT PERMIT 2018-0014
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 5
Private residential streets measured gutter flow line to gutter flow line
shall have a 36-foot travel width. The travel width may be reduced to
32 feet with parking restricted to one side, and the applicant
establishes provisions for ongoing enforcement of the parking
restriction in the CC&R's. The CC&R's shall also specify and enforce
guest parking regulations throughout the project. The CC&R's shall be
reviewed and approved by the Design and Development Department
prior to recordation.
B. CUL DE SACS
1) The cul de sac shall conform to the shape shown on the
preliminary grading plan or as approved by the City Engineer.
14. Right-of-way geometry for standard Cul-de-sacs and property line corner
cut -backs at curb returns shall conform to Riverside County Standard
Drawings #800, and #805, respectively, unless otherwise 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
right-of-ways shown on the approved Site Development Permit are
necessary prior to approval of the improvements dedicating such right-of-
ways, the applicant shall grant the necessary right-of-ways within 60 days of
a written request by the City.
17. 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.
18. Direct vehicular access to Jefferson Street and Palm Circle from lots with
frontage along Jefferson Street and Palm Circle is restricted, except for those
access points identified on the Site Development Permit, or as otherwise
conditioned in these conditions of approval.
19. The applicant shall furnish proof of easements, or written permission, as
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
SITE DEVELOPMENT PERMIT 2018-0014
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 6
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, permanent slopes, or other encroachments will
occur.
20. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property after the date of approval of the Site
Development Permit unless such easement is 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.
21. 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.
22. The following improvement plans shall be prepared and submitted for review
and approval by the Design and Development Department. A separate set of
plans for each line item specified below shall be prepared. The plans shall
utilize the minimum scale specified, unless otherwise authorized by the City
Engineer in writing. Plans may be prepared at a larger scale if additional
detail or plan clarity is desired. Note, the applicant may be required to
prepare other improvement plans not listed here pursuant to improvements
required by other agencies and utility purveyors.
A.
On -Site Rough Grading Plan
1"
= 40'
Horizontal
B.
PM10 Plan
1"
= 40'
Horizontal
C.
Erosion Control Plan
1"
= 40'
Horizontal
D. WQMP (Plan submitted in Report Form)
NOTE: A through D to be submitted concurrently.
E. On -Site Street Improvements/Signing & Striping/Storm Drain Plan
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
SITE DEVELOPMENT PERMIT 2018-0014
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 7
1" = 40' Horizontal, 1"= 4' Vertical
(Separate Storm Drain Plans if applicable)
The following plans shall be submitted to the Building and Safety Division for
review and approval. The plans shall utilize the minimum scale specified,
unless otherwise authorized by the Building Official 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 improvements plans not
listed here pursuant to improvements required by other agencies and utility
purveyors.
F. On -Site Residential Precise Grading Plan 1" = 30' Horizontal
Other engineered improvement plans prepared for City approval that are not
listed above shall be prepared in formatted 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 hydrant) and Street name Signs per Public
Works Standard Plans and/or as approved by the Engineering Division.
"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.
23. 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 Design and Development Department at the
City website (www.la- uinta.or ). Please navigate to the Design and
Development Department home page and look for the Standard Drawings
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
SITE DEVELOPMENT PERMIT 2018-0014
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 8
hyperlink.
24. The applicant shall furnish a complete set of all approved improvement plans
on a storage media acceptable to the City Engineer (currently mylars).
25. 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
26. Prior to constructing any off -site improvements, the applicant shall deposit
securities equivalent to both a Performance and labor & Material Bonds each
valued at 100% of the cost of the off -site improvements.
27. 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.
28. Depending on the timing of the development of this Site Development
Permit, 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
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
SITE DEVELOPMENT PERMIT 2018-0014
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 9
reimbursement of its costs by others.
C. Reimburse others for those improvements previously constructed that
are considered to be an obligation of this site development permit.
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.
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 20% Building Permit.
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.
29. 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.
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.
30. 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.
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
SITE DEVELOPMENT PERMIT 2018-0014
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 10
GRADING
31. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
32. 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.
33. 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 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. A WQMP prepared by an engineer registered in the State of California,
F. A grading bond in a form acceptable to the City, and in an amount
sufficient to guarantee compliance with the grading bond
requirements.
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.
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
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
SITE DEVELOPMENT PERMIT 2018-0014
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 11
by the City of La Quinta to comply with the Plan as required by the City
Engineer.
34. 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.
35. 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.
36, Building pad elevations on the rough grading plan submitted for City
Engineer's approval shall conform with pad elevations shown on the
preliminary grading plan, unless the pad elevations have other requirements
imposed elsewhere in these Conditions of Approval.
37. Building pad elevations of perimeter lots shall not differ by more that one
foot from the building pads in adjacent developments.
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.
38. 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 Site Development Permit Preliminary Grading Plan,
the applicant shall submit the proposed grading changes to the City Engineer
for a substantial conformance review.
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
SITE DEVELOPMENT PERMIT 2018-0014
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 12
39. 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
40. Stormwater handling shall conform with the approved hydrology and
drainage report for Indian Springs Villas. Nuisance water shall be disposed
of in an approved manner.
41. 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 either
the 1-hour, 3-hour, 6-hour or 24-hour event producing the greatest total run
off.
42. 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.
43. 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.
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
SITE DEVELOPMENT PERMIT 2018-0014
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 13
44. 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.
45. No fence or wall shall be constructed around any retention basin unless
approved by the Planning Manager and the City Engineer.
46. 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.
47. Stormwater may
not be retained
in landscaped parkways or landscaped
setback lots. Only
incidental storm
water (precipitation
which directly falls
onto the setback)
will be permitted
to be retained in the
landscape setback
areas. The perimeter setback and
parkway areas in the
street right-of-way
shall be shaped
with berms and mounds, pursuant
to LQMC Section
9.100.040(B)(7).
48. The design of the development shall not cause any increase in flood
boundaries and levels in any area outside the development.
49. 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.
50. Storm drainage historically received from adjoining property shall be
received and retained or passed through into the historic downstream
drainage relief route.
51. If permitted by the City Engineer, when an applicant proposes discharge of
storm water directly, or indirectly, into the Coachella Valley Stormwater
Channel, the applicant shall execute an indemnification instrument as
approved by the City Engineer and City Attorney. Additionally, the applicant
shall pay for all costs of sampling and testing associated with the
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
SITE DEVELOPMENT PERMIT 2018-0014
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 14
development's drainage discharge which may be required under the City's
NPDES Permit or other City or area -wide pollution prevention program, and
for any other obligations and/or expenses which may arise from such
discharge. The applicant is required to construct required discharge
treatment Best Management Practice facilities per the NPDES Permit but at a
minimum shall install a CDS Unit or equal system as approved by the City
Engineer. The indemnification shall be executed and furnished to the City
prior to the issuance of any grading, construction or building permit, and
shall be binding on all heirs, executors, administrators, assigns, and
successors in interest in the land within this site development permit
excepting therefrom those portions required to be dedicated or deeded for
public use. If such discharge is approved for this development, the applicant
shall make provisions for meeting these obligations.
52. 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. R7-2013-0011 and the State
Water Resources Control Board's Order No. 2012-0006-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. R7-2013-0011.
B. The applicant shall implement the WQMP Design Standards per
(CRWQCB-CRB) Region Board Order No. R7-2013-0011 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
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
SITE DEVELOPMENT PERMIT 2018-0014
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 15
Management/BMP Facilities Agreement that provides for the perpetual
maintenance and operation of stormwater BMPs.
I ITTI TTTFq
54. The applicant shall comply with the provisions of Section 13.24.110
(Utilities), LQMC.
55. The applicant shall construct a sewer line stub up to the edge of this project
to allow for the future connection of existing units within the Westward Isle
community to the sewer line that services Villas at Indian Springs.
56. 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.
57. 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.
58. 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.
STREET AND TRAFFIC IMPROVEMENTS
59. The applicant shall comply with the provisions of LQMC Sections 13.24.060
(Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
SITE DEVELOPMENT PERMIT 2018-0014
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 16
(Access for Individual Properties and Development) for public streets; and
Section 13.24.080 (Street Design - Private Streets), where private streets
are proposed.
60. 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
building(s) on the lot.
61. The applicant shall construct the following street improvements to conform
with the General Plan:
A. PRIVATE STREETS
1) Private residential streets measured at gutter flow line to gutter
flow line shall have a minimum 32 feet travel width with parking
restricted to one side, and the applicant establishes provisions
for ongoing enforcement of the parking restriction in the CC&R's.
The CC&R's shall also specify and enforce guest parking
regulations throughout the project. The CC&R's shall be reviewed
by the Development and Planning Divisions and approved by the
Design and Development Department prior to recordation.
2) The location of driveways of corner lots shall not be located
within the curb return and away from the intersection when
possible.
3) Other appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs.
B. PRIVATE CUL DE SACS
1) Shall be constructed according to the lay -out shown on the
preliminary grading plan or as approved by the City Engineer.
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
SITE DEVELOPMENT PERMIT 2018-0014
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 17
62. 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.
or the approved equivalents of alternate materials.
63. 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.
64. 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.
65. 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.
CONSTRUCTION
66. 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.
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
SITE DEVELOPMENT PERMIT 2018-0014
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 18
LANDSCAPING AND IRRIGATION
67. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks)
& 13.24.140 (Landscaping Plans), LQMC.
68. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots and park areas.
69. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a landscape
architect licensed in California.
70. All new and modified 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).
71. Front yard landscaping for each dwelling shall consist of, at minimum, 36-
inch 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.
72. The applicant shall submit the final landscape plans for review, processing
and approval to the Design and Development Department, in accordance
with the Final Landscape Plan application process. Design and Development
Director approval of the final landscape plans is required prior to issuance of
the first building permit unless the Design and Development Director
determines extenuating circumstances exist which justifies an alternative
processing schedule.
NOTE: Plans are not approved for construction until signed by the
appropriate City official, including the Design and Development Director
and/or City Engineer.
73. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Planning Manager. Use of lawn areas shall be minimized
with no lawn, or spray irrigation, being placed within 24 inches of curbs
along public streets.
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
SITE DEVELOPMENT PERMIT 2018-0014
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 19
74. 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.
75. Lighting plans and /or lighting fixture schedules and details for both exterior
building lighting and landscape lighted areas shall be provided as part of the
Final Landscape Plan submittal set.
76. Exterior building lighting shall be photocell activated.
77. Applicant shall incorporate a pedestrian pathway that provides direct access
from the driveway to the front door areas for each of the homes.
PUBLIC SERVICES
78. The applicant shall provide public transit improvements as required by
SunLine Transit Agency and as approved by the City Engineer.
MAINTENANCE
79. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
80. The applicant shall make provisions for the continuous and perpetual
maintenance of perimeter landscaping up to the curb, access drives,
sidewalks, stormwater BMPs, and common areas.
FEES AND DEPOSITS
81. 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.
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
SITE DEVELOPMENT PERMIT 2018-0014
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 20
82. 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).
AIRPORT LAND USE COMMISSION
83. Any outdoor lighting that is installed shall be hooded or shielded so as to
prevent either the spillage of lumens or reflection into the sky.
84. The following uses are prohibited:
A. Any use or activity which would direct a steady light or flashing light of
red, white, green, or amber colors associated with airport operations
toward an aircraft engaged in an initial straight climb following takeoff or
toward an aircraft engaged in a straight final approach toward a landing
at an airport, other than an FAA -approved navigational signal light or
visual approach slope indicator.
B. Any use or activity which would cause sunlight to be reflected towards an
aircraft engaged in an initial straight climb following takeoff or towards an
aircraft engaged in a straight final approach towards a landing at an
airport.
C. Any use or activity which would generate smoke or water vapor or which
would attract large concentrations of birds, or which may otherwise affect
safe air navigation within the area.
D. Any use which would generate electrical interference that may be
detrimental to the operation of aircraft and/or aircraft instrumentation.
85. The ALUC mandated "Notice of Airport in the Vicinity" shall be provided to all
potential purchasers of the proposed lots and tenants of the homes thereon.
86. Any new detention basin(s) on the site shall be designed so as to provide for
a maximum 48-hour detention period following the conclusion of the storm
event for the design storm (may be less, but not more), and to remain
totally dry between rainfalls. Vegetation in and around the detention
basin(s) that would provide food or cover for bird species that would be
incompatible with airport operations shall not be utilized in project
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
SITE DEVELOPMENT PERMIT 2018-0014
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 21
landscaping.
FIRE DEPARTMENT
87. Fire Department water system(s) for fire protection shall be in accordance
with the California Fire Code, Riverside County Ordinance 787 and Riverside
County Fire Department Standards. Plans must be submitted to the Fire
Department for review and approval prior to building permit issuance.
88. Fire Department emergency vehicle apparatus access road locations and
design shall be in accordance with the California Fire Code, Riverside County
Ordinance 460, Riverside County Ordinance 787, and Riverside County Fire
Department Standards. Plans must be submitted to the Fire Department for
review and approval prior to building permit issuance.
89. Submittal to the Office of the Fire Marshal for development, construction,
installation and operational use permitting will be required.
EXHIBIT B
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 36875 (TTM 2018-0006)
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 1
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta ("City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Tentative
Tract Map, or any Final Map recorded thereunder. The City shall have sole
discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or
proceeding and shall cooperate fully in the defense.
2. This Tentative Tract Map, and any Final Map recorded thereunder, shall
comply with the requirements and standards of Government Code §§ 66410
through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La
Quinta Municipal Code ("LQMC").
The City of La Quinta's Municipal Code can be accessed on the City's Web
Site at www.la-quinta.org.
3. Tentative Parcel Map 37683 shall comply with all applicable conditions
and/or mitigation measures for the following related approvals:
Environmental Assessment 2015-0002
Site Development Permit 2018-0014
In the event of any conflict(s) between approval conditions and/or provisions
of these approvals, the Design and Development Director shall adjudicate
the conflict by determining the precedence.
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:
• Riverside County Fire Marshal
• La Quinta Design and Development Department (Grading Permit,
Green Sheet (Development Services Clearance) for Building Permits,
Water Quality Management Plan(WQMP) Exemption Form -
Whitewater River Region, Improvement Permit)
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 36875 (TTM 2018-0006)
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 2
• Riverside Co. Environmental Health Department
■ Coachella Valley Unified School District (CVUSD)
■ 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.
5. 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 Discharger Identification (WDID) number
to the City prior to the issuance of a grading or building permit.
6. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean
Water), LQMC; Riverside County Ordinance No. 457; the California Regional
Water Quality Control Board - Colorado River Basin Region Board Order No.
R7-2013-0011 and the State Water Resources Control Board's Order No.
2012-0006-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.cabmi2handbooks.com for use in their SWPPP preparation.
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 36875 (TTM 2018-0006)
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 3
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)):
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 Homeowners' Association (HOA) Conditions,
Covenants, and Restrictions (CC&Rs), a requirement for the perpetual
maintenance and operation of all post -construction BMPs as required;
and the applicant shall execute and record an agreement that provides
for the perpetual maintenance and operation of all post -construction
BMPs is required.
7. 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.
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 36875 (TTM 2018-0006)
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 4
8. 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
9. 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.
10. 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 open space/drainage
facilities of the master development.
11. The applicant shall offer for dedication on the Final Map all public street
right-of-ways in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and/or as required by the City Engineer.
12. Lot E and Lot F shall remain as City property for public street, utility,
landscape, and pedestrian purposes.
13. The applicant shall retain for private use on the Final Map all private street
right-of-ways in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and/or as required by the City Engineer.
14. The private street right-of-ways to be retained for private use required for
this development include:
A. PRIVATE STREETS
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 36875 (TTM 2018-0006)
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 5
Private residential streets measured gutter flow line to gutter flow line
shall have a 36-foot travel width. The travel width may be reduced to
32 feet with parking restricted to one side, and the applicant
establishes provisions for ongoing enforcement of the parking
restriction in the CC&R's. The CC&R's shall be reviewed and approved
by the Design and Development Department prior to recordation.
B. CUL DE SACS
1) The cul de sac shall conform to the shape shown on the tentative
map or as approved by the City Engineer.
15, Right-of-way geometry for standard dul-de-sacs and property line corner
cut -backs at curb returns shall conform to Riverside County Standard
Drawings #800, and #805, respectively, unless otherwise approved by the
City Engineer.
16. 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
17. When the City Engineer determines that access rights to the proposed street
right-of-ways shown on the approved Tentative Tract Map are necessary
prior to approval of the Final Map dedicating such right-of-ways, the
applicant shall grant the necessary right-of-ways within 60 days of a written
request by the City.
18. The applicant shall offer for dedication on the Final Map a ten -foot wide
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 36875 (TTM 2018-0006)
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 6
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.
19, 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.
20. Direct vehicular access to Jefferson Street and Palm Circle from lots with
frontage along Jefferson Street and Palm Circle is restricted, or as otherwise
conditioned in these conditions of approval. The vehicular access restriction
shall be shown on the recorded final tract map.
21. 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
occu r.
22. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property between the date of approval of the Tentative
Tract Map and the date of recording of any Final Map, unless such easement
is approved by the City Engineer.
FINAL MAPS
23. 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.
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.
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.
24. The following improvement plans shall be prepared and submitted for review
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 36875 (TTM 2018-0006)
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 7
and approval by the Design and Development Department. A separate set of
plans for each line item specified below shall be prepared. The plans shall
utilize the minimum scale specified, unless otherwise authorized by the City
Engineer in writing. Plans may be prepared at a larger scale if additional
detail or plan clarity is desired. Note, the applicant may be required to
prepare other improvement plans not listed here pursuant to improvements
required by other agencies and utility purveyors.
A.
On -Site Rough Grading Plan
1"
= 40'
Horizontal
B.
PM10 Plan
1"
= 40'
Horizontal
C.
Erosion Control Plan
1"
= 40'
Horizontal
D. WQMP (Plan submitted in Report Form)
NOTE: A through D to be submitted concurrently.
E. On -Site Street Improvements/Signing & Striping/Storm Drain Plan
1" = 40' Horizontal, 1"= 4' Vertical
(Separate Storm Drain Plans if applicable)
The following plans shall be submitted to the Building and Safety Division for
review and approval. The plans shall utilize the minimum scale specified,
unless otherwise authorized by the Building Official 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 improvements plans not
listed here pursuant to improvements required by other agencies and utility
purveyors.
F. On -Site Residential Precise Grading Plan 1" = 30' Horizontal
Other engineered improvement plans prepared for City approval that are not
listed above shall be prepared in formatted approved by the City Engineer
prior to commencing plan preparation.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 36875 (TTM 2018-0006)
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 8
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 hydrant) and street name signs per Public Works
Standard Plans and/or as approved by the Engineering Division.
"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.
25. 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 Design and Development Department at the
City website (www.la-cluinta.Org). Please navigate to the Design and
Development Department home page and look for the Standard Drawings
hyperlink.
26. The applicant shall furnish a complete set of all approved improvement plans
on a storage media acceptable to the City Engineer (currently mylars).
27. 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
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 36875 (TTM 2018-0006)
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 9
28. 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.
29. 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.
30. 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.
31. 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.
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 20 % Building Permit.
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 36875 (TTM 2018-0006)
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 10
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.
32. 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.
33. 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
34. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
35. 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.
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 36875 (TTM 2018-0006)
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 11
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 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. An Erosion Control Plan showing 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 engineer registered in the State of California.
F. A grading bond in a form acceptable to the City, and in an amount
sufficient to guarantee compliance with the grading bond
requirements.
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.
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.
36. 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.
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 36875 (TTM 2018-0006)
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 12
37. 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.
38. 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.
39. Building pad elevations of perimeter lots shall not differ by more that one
foot from the building pads in adjacent developments.
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.
40. 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.
41. 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
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 36875 (TTM 2018-0006)
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 13
soil. The data shall be organized by lot number, and listed cumulatively if
submitted at different times.
DRAINAGE
42. Stormwater handling shall conform with the approved hydrology and
drainage report for Tract Map No. 36875. Nuisance water shall be disposed
of in an approved manner.
43. 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 either
the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run
off.
44. 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.
45. 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.
46. 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.
47. No fence or wall shall be constructed around any retention basin unless
approved by the Planning Manager and the City Engineer.
48. For on -site above ground common retention basins, retention depth shall be
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 36875 (TTM 2018-0006)
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 14
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.
49. Stormwater may
not be retained
in landscaped parkways or landscaped
setback lots. Only
incidental storm
water (precipitation
which directly falls
onto the setback)
will be permitted
to be retained in the
landscape setback
areas. The perimeter setback and
parkway areas in the
street right-of-way
shall be shaped
with berms and mounds, pursuant
to LQMC Section
9.100.040(B)(7).
50. The design of the development shall not cause any increase in flood
boundaries and levels in any area outside the development.
51, 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.
52. Storm drainage historically received from adjoining property shall be
received and retained or passed through into the historic downstream
drainage relief route.
53. If permitted by the City Engineer, when an applicant proposes discharge of
storm water directly, or indirectly, into the Coachella Valley Stormwater
Channel, the applicant shall execute an indemnification instrument as
approved by the City Engineer and City Attorney. Additionally, the applicant
shall pay for all costs of sampling and testing associated with the
development's drainage discharge which may be required under the City's
NPDES Permit or other City or area -wide pollution prevention program, and
for any other obligations and/or expenses which may arise from such
discharge. The applicant is required to construct required discharge
treatment Best Management Practice facilities per the NPDES Permit but at a
minimum shall install a CDS Unit or equal system as approved by the City
Engineer. The indemnification shall be executed and furnished to the City
prior to the issuance of any grading, construction or building permit, and
shall be binding on all heirs, executors, administrators, assigns, and
successors in interest in the land within this tentative tract map excepting
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 36875 (TTM 2018-0006)
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 15
therefrom those portions required to be dedicated or deeded for public use.
If such discharge is approved for this development, the applicant shall make
provisions for meeting these obligations.
54. 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. R7-2013-0011 and the State
Water Resources Control Board's Order No. 2012-0006-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. R7-2013-0011.
B. The applicant shall implement the WQMP Design Standards per
(CRWQCB-CRB) Region Board Order No. R7-2013-0011 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
56. The applicant shall comply with the provisions of Section 13.24.110
(Utilities), LQMC.
57. The applicant shall construct a sewer line stub up to the edge of this project
to allow for the future connection of existing units within the Westward Isle
community to the sewer line that services Villas at Indian Springs.
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 36875 (TTM 2018-0006)
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 16
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.
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.
STREET AND TRAFFIC IMPROVEMENTS
61. The applicant shall comply with the provisions of 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.
62. 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
building(s) on the lot.
63. The applicant shall construct the following street improvements to conform
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 36875 (TTM 2018-0006)
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 17
with the General Plan:
A. PRIVATE STREETS
1) Private residential streets measured at gutter flow line to gutter
flow line shall have a minimum 32 feet travel width with parking
restricted to one side, 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 Development and Planning
Divisions and approved by the Design and Development
Department prior to recordation.
2) The location of driveways of corner lots shall not be located
within the curb return and away from the intersection when
possible.
3) Other appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs.
B. PRIVATE CUL DE SACS
1) Shall be constructed according to the lay -out shown on the
tentative map or as approved by the City Engineer.
64. 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.
or the approved equivalents of alternate materials.
65. 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
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 36875 (TTM 2018-0006)
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAG E 18
gradations can be achieved in current production. The applicant shall not
schedule construction operations until mix designs are approved.
66. 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.
67. 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.
CONSTRUCTION
68. 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.
LANDSCAPING AND IRRIGATION
69. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks)
& 13.24.140 (Landscaping Plans), LQMC.
70. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots and park areas.
71. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a landscape
architect licensed in California.
72. All new and modified 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).
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 36875 (TTM 2018-0006)
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 19
73. Front yard landscaping for each dwelling shall consist of, at minimum, 36-
inch 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.
74. The applicant shall submit the final landscape plans for review, processing
and approval to the Design and Development Department, in accordance
with the Final Landscape Plan application process. Design and Development
Director approval of the final landscape plans is required prior to issuance of
the first building permit unless the Design and Development Director
determines extenuating circumstances exist which justifies an alternative
processing schedule.
NOTE: Plans are not approved for construction until signed by the
appropriate City official, including the Design and Development Director
and/or City Engineer.
75, Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Planning Manager. Use of lawn areas shall be minimized
with no lawn, or spray irrigation, being placed within 24 inches of curbs
along public streets.
76. 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.
77. Lighting plans and /or lighting fixture schedules and details for both exterior
building lighting and landscape lighted areas shall be provided as part of the
Final Landscape Plan submittal set.
78. Exterior building lighting shall be photocell activated.
79. Applicant shall incorporate a pedestrian pathway that provides direct access
from the driveway to the front door areas for each of the homes.
PUBLIC SERVICES
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 36875 (TTM 2018-0006)
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 20
80. The applicant shall provide public transit improvements as required by
SunLine Transit Agency and as approved by the City Engineer.
MAINTENANCE
81. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
82. The applicant shall make provisions for the continuous and perpetual
maintenance of perimeter landscaping up to the curb, access drives,
sidewalks, stormwater BMPs, and common areas.
FEES AND DEPOSITS
83. 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.
84. 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).
AIRPORT LAND USE COMMISSION
85. Any outdoor lighting that is installed shall be hooded or shielded so as to
prevent either the spillage of lumens or reflection into the sky.
86. The following uses are prohibited:
A. Any use or activity which would direct a steady light or flashing light of
red, white, green, or amber colors associated with airport operations
toward an aircraft engaged in an initial straight climb following takeoff or
toward an aircraft engaged in a straight final approach toward a landing
at an airport, other than an FAA -approved navigational signal light or
visual approach slope indicator.
B. Any use or activity which would cause sunlight to be reflected towards an
aircraft engaged in an initial straight climb following takeoff or towards an
aircraft engaged in a straight final approach towards a landing at an
PLANNING COMMISSION RESOLUTION 2019-007
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 36875 (TTM 2018-0006)
VILLAS AT INDIAN SPRINGS
ADOPTED: MAY 14, 2019
PAGE 21
airport.
C. Any use or activity which would generate smoke or water vapor or which
would attract large concentrations of birds, or which may otherwise affect
safe air navigation within the area.
D. Any use which would generate electrical interference that may be
detrimental to the operation of aircraft and/or aircraft instrumentation.
87. The ALUC mandated "Notice of Airport in the Vicinity" shall be provided to all
potential purchasers of the proposed lots and tenants of the homes thereon.
88. Any new detention basin(s) on the site shall be designed so as to provide for
a maximum 48-hour detention period following the conclusion of the storm
event for the design storm (may be less, but not more), and to remain
totally dry between rainfalls. Vegetation in and around the detention
basin(s) that would provide food or cover for bird species that would be
incompatible with airport operations shall not be utilized in project
landscaping.