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2016 04 21 DH DIRECTOR’S HEARING AGENDA CITY HALL STUDY SESSION ROOM 78-495 Calle Tampico, La Quinta REGULAR MEETING on THURSDAY, APRIL 21, 2016 AT 2:00 P.M. PUBLIC HEARINGS For all Public Hearings on the agenda, a completed “Request to Speak” form must be filed with the Executive Assistant prior to consideration of that item. A person may submit written comments to the Director before a public hearing or appear in support or opposition to the approval of a project(s). If you challenge a project(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondence delivered to the City at, or prior to the public hearing. 1. Amended Final Map 2015-0001 (TM 31732) submitted by VTL Palizada LLC proposing deletion of the alleys to the rear of certain single-family lots within the tract and make other minor technical adjustments. CEQA: Exempt pursuant to Section 15315, Class 15 (Minor Land Divisions). Location: southeast corner of Avenue 60 and Monroe Street. ADJOURNMENT DECLARATION OF POSTING I, Wanda Wise-Latta, Executive Assistant of the City of La Quinta, do hereby declare that the foregoing Agenda for the Director’s Hearing was posted on the outside entry to the Council Chamber at 78-495 Calle Tampico, and the bulletin boards at 78-630 Highway 111, and the La Quinta Cove Post Office at 51-321 Avenida Bermudas, on April 15, 2016. Director’s Hearing Agendas and staff reports are now available on the City’s web page: www.la-quinta.org DIRECTOR’S HEARING 1 APRIL 21, 2016 DATED: April 14, 2016 WANDA WISE-LATTA, Executive Assistant City of La Quinta, California PUBLIC NOTICES The La Quinta City Study Session Room is handicapped accessible. If special equipment is needed for the hearing impaired, please call the City Clerk’s office at 777-7123, twenty-four (24) hours in advance of the meeting and accommodations will be made. If special electronic equipment is needed to make presentations to the Director, arrangements should be made in advance by contacting the City Clerk’s office at 777-7123. A one (1) week notice is required. If background material is to be presented to the Director during a Director’s Hearing, please be advised that eight (8) copies of all documents, exhibits, etc., must be supplied to the Executive Assistant for distribution. It is requested that this take place prior to the beginning of the meeting. Any writings or documents provided to the Director regarding any item(s) on this agenda will be made available for public inspection at the Community Development Department’s counter at City Hall located at 78-495 Calle Tampico, La Quinta, California, 92253, during normal business hours. DIRECTOR’S HEARING 2 APRIL 21, 2016 Page 1 of 3 DIRECTOR’S HEARING STAFF REPORT DATE: APRIL 21, 2016 CASE NUMBER: AMENDED FINAL MAP 2015-0001 (TM 31732) APPLICANT: VTL PALIZADA LLC PROPERTY OWNER: VTL PALIZADA LLC REQUEST: AMEND RECORDED MAP TO ELIMINATE ALLEY ACCESS TO THE REAR OF CERTAIN SINGLE-FAMILY LOTS WITHIN THE TRACT AND MAKE OTHER MINOR TECHNICAL ADJUSTMENTS CEQA: EXEMPT FROM FURTHER ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15315 (CLASS 15 – MINOR LAND DIVISIONS) LOCATION: SOUTHEAST CORNER OF AVENUE 60 AND MONROE STREET LEGAL: APN: 764-720-001, 764-720-076, 764-730-001, 764-730- 082, 764-740-001, 764-764-080 RECOMMENDED ACTION: Approve Amended Final Map 2015-0001 (TM 31732), subject to the attached Findings and Conditions of Approval. EXECUTIVE SUMMARY: The proposed project consists of 195 single-family lots on 43.81 acres. The original approval included a series of alleys accessing the rear of the lots for rear-loaded garages. The current owner wishes to eliminate the alleys, providing on-street access to garages. Other minor technical amendments are being made to the map as a result of this change. BACKGROUND: The Tentative Tract Map for this project was originally approved in 2004. The map consisted of 195 single-family lots, each a minimum of 5,000 square feet in size. The lots were sited around a central open space amenity, and included alleys for access to the rear of homes in the center of the site. Since its approval, it has been recorded, and has changed hands twice. The City’s General Plan has also been comprehensively updated, resulting in a change to the cross-section of Monroe Street. PH 1 Page 2 of 3 PROPOSAL & ANALYSIS: The site consists of 43.8 acres located at the southeast corner of Monroe Street and Avenue 60. The recorded map consists of 195 single-family lots of 5,000 square feet or more, with centralized open space and community amenity. The Map is designed to connect to the adjoining 40 acre parcel to the south, via the internal loop road. That parcel also has a recorded map, TM 71733, which is not part of this amendment. The Map is designated Medium High Density Residential in the General Plan, and zoned Medium High Density Residential. This designation allows lots of 5,000 square feet, as proposed here. The proposed deletion of the alleys will result in somewhat larger lots for lots 86 to 104, 133 through 161, and 162 to 195. Each lot will increase by the half width of the alley previously proposed, netting an increase of approximately 325 square feet to each lot. The Open Space areas and amenity area for the project will remain essential as previously proposed. The increase in lot area is supported by staff, insofar as these are small lots, and an increase in size will improve the livability of each home. In addition to the deletion of the alley, the Map is also being revised to accommodate a change in the roadway cross section of Monroe Street (from an 88 foot right of way to a 108 foot right of way), and to accommodate a required multi-purpose trail on Monroe. In order to accommodate the trail, it is proposed to meander through both public right of way and the project’s landscaped parkway. By allowing a slightly reduced parkway from the original approval, the map will be able to accommodate the roadway cross section required for Monroe Street, while not encroaching into the area of the lots themselves. AGENCY AND PUBLIC REVIEW: Public Agency Review: This request was sent to all applicable City departments and affected public agencies on November 17, 2015. All written comments received are on file and available for review with the Planning Division. All applicable comments have been incorporated in the recommended Conditions of Approval. Public Notice: This project was advertised in The Desert Sun newspaper on April 8, 2016, and mailed to all property owners within 500 feet of the site. As of this writing, no comments have been received. Any comments received will be provided to the Director at the hearing. Page 3 of 3 ENVIRONMENTAL REVIEW The City of La Quinta Community Development Department has determined that this project is Categorically Exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15315 Class 15 (Minor Land Divisions). Report prepared by: Nicole Sauviat Criste, Consulting Planner Report approved for submission by: Gabriel Perez, Planning Manager Attachments: 1. Project Information 2. Project Area Site Map 3. Amended Final Map 2015-0001 FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED AMENDED FINAL MAP 2015-0001 (TM 31732) VTL PALIZADA LLC ADOPTED: Page 1 of 24 FINDINGS, AMENDED FINAL MAP 2015-0001 A. The proposed amended final map is consistent with the City’s General Plan and Zoning Ordinance. The proposed map is consistent with the General Plan Land Use Element for Medium High Density Residential, insofar as it will result in 195 single family lots of 5,000 square feet or more. B. The design or improvement of the proposed amended final map is consistent with the City’s General Plan and Zoning Ordinance in that its dimensions and size are consistent with the requirements of the Medium High Density Residential zone. C. The design of the amended final map and the proposed improvements are not likely to cause substantial environmental damage nor substantially injure fish or wildlife or their habitat. There is no habitat on the site for fish or wildlife. The City of La Quinta Design and Development Department has determined that this project is Categorically Exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15315 Class 15 (Minor Land Divisions). D. The design of the amended final map and the proposed improvements are not likely to cause serious public health problems. As conditioned, the proposed amended final map will not result in any increased hazard to public health or welfare. E. The site of the proposed amended final map is physically suitable for the type of development and proposed density of development. As conditioned, the proposed design of the subdivision is consistent with the zone, and the design of the tract located immediately to its south. F. As conditioned, the proposed amended final map is consistent with all applicable provisions of this title and the La Quinta Zoning Ordinance, including, but not limited to, minimum lot area requirements, any other applicable provisions of this code, and the Subdivision Map Act. G. As conditioned, the design of the amended final map will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision, in that access is provided within the project and to adjacent public streets. FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED AMENDED FINAL MAP 2015-0001 (TM 31732) VTL PALIZADA LLC ADOPTED: Page 2 of 24 CONDITIONS OF APPROVAL 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 Amended 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 Amended 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. Amended Final Tract Map 31732 shall comply with all applicable conditions and/or mitigation measures, which are incorporated by reference herein, for the following related approvals: • Environmental Assessment 2003-492 • Specific Plan No. 218, Amendment No. 1 (Coral Mountain Specific Plan) • Site Development Permit 2005-842 • Tentative Tract Map 31732 4. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain the necessary clearances and/or permits from the following agencies: • Fire Marshal FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED AMENDED FINAL MAP 2015-0001 (TM 31732) VTL PALIZADA LLC ADOPTED: Page 3 of 24 • La Quinta Public Works Development Division (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan(WQMP) Exemption Form – Whitewater River Region, Improvement Permit) • Design & Development Department • Riverside Co. Environmental Health Department • Coachella Valley Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • SunLine Transit Agency • SCAQMD Coachella Valley The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 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; and the State Water Resources Control Board’s Order No. 99-08-DWQ. A project-specific NPDES construction permit must be obtained by the applicant; and who then shall submit a copy of the Regional Water Quality Control Board’s (“RWQCB”) acknowledgment of the applicant’s Notice of Intent (“NOI”), and Waste Discharger Identification (WDID) number prior to the issuance of a grading or site construction permit by the City. 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) FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED AMENDED FINAL MAP 2015-0001 (TM 31732) VTL PALIZADA LLC ADOPTED: Page 4 of 24 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”) (8.70.020 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non-Storm Water Management. 6) Waste Management and Materials Pollution Control. 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 approved SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. F. The owner shall execute and record an agreement that provides for the perpetual maintenance and operation of all post-construction BMPs as required. 6. Permits issued under this approval shall be subject to the provisions of the FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED AMENDED FINAL MAP 2015-0001 (TM 31732) VTL PALIZADA LLC ADOPTED: Page 5 of 24 Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). 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. 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. The applicant shall offer for dedication on the Amended Final Map all public street rights-of-way in conformance with the City's General Plan, Municipal Code, and/or as required by the City Engineer. 11. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Monroe Street (Secondary Arterial, 102’ ROW) - The standard 51 feet from the centerline of Monroe Street for a total 102-foot ultimate developed right of way. FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED AMENDED FINAL MAP 2015-0001 (TM 31732) VTL PALIZADA LLC ADOPTED: Page 6 of 24 2) Avenue 60 (Primary Arterial, 108' ROW) – The standard 54 feet from the centerline of Avenue 60 for a total 108-foot ultimate developed right of way except for an additional right of way dedication at the Entry intersection of 62 feet from the centerline and 248 feet long plus a transitional taper of an additional 150 feet to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. Pursuant to the above condition, the requirement for an additional maximum 8 feet of public street right-of-way will be permitted to encroach into the 20-foot landscape setback along Avenue 60 (Lot P) and shall require that the northerly property lines of Lots 8 through 15 be relocated southward. Said relocation shall provide a smooth transitional taper commencing at the northwesterly corner of lot 8. The affected residential lot frontage shall include 260 feet adjacent to Lots 8 through 12. A companion property line adjustment shall include northern property line from Lots 13 to 15 with an affected residential lot frontage of 150 feet. Final design shall be approved by the Design & Development Department staff. 12. 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. 13. The private street rights-of-way to be retained for private use required for this development include: A. PRIVATE STREETS 1) Private Residential Streets measured at gutter flow line to gutter flow line shall be 32 feet as shown on the interior street section with parking restricted to one side, and 28 feet for dead end streets (Lot “E”) with on-street parking prohibited, and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R’s. The CC&R’s shall be reviewed by the Design and Development Department Planning Division and Public Works Development Division prior to recordation. a. KNUCKLE FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED AMENDED FINAL MAP 2015-0001 (TM 31732) VTL PALIZADA LLC ADOPTED: Page 7 of 24 1) The knuckle shall conform to the shape shown on the tentative tract map except for minor revision as may be required by the City Engineer. A minimum twenty-foot travel way shall be maintained when a center island is incorporated. b. ALLEY i. The design of the alley shall conform to the shape and layout shown on the tentative map and as approved by the City Engineer. The applicant shall establish provisions for ongoing enforcement of the parking restriction in the CC&R’s. The CC&R’s shall be reviewed by the Engineering Department prior to recordation. ii. The applicant shall get approval of the Riverside Sheriff’s Department and Fire Department for addressing of lots with alley frontages only. For lots with both private street and alley frontages, vehicular access shall be via the alley frontage. 14. 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. 15. 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. 16. 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. 17. The applicant shall create perimeter landscaping setbacks along all public rights- of-way as follows: A. Avenue 60 (Primary Arterial) – 20-foot from the R/W-P/L. B. Monroe Street (Secondary Arterial) - 8-foot minimum from the R/W-P/L to provide for the multi-purpose trail conditioned under STREET AND TRAFFIC IMPROVEMENTS. The perimeter landscaping setbacks along Monroe may be FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED AMENDED FINAL MAP 2015-0001 (TM 31732) VTL PALIZADA LLC ADOPTED: Page 8 of 24 an average setback if approved by the City Engineer. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately-owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 18. 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. 19. Direct vehicular access to Monroe Street and Avenue 60 from lots with frontage along Monroe Street and Avenue 60 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 amended 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 Amended Final Map, unless such easement is approved by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 22. 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. 23. The applicant shall construct the following street improvements to conform with the General Plan. A. OFF-SITE STREETS FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED AMENDED FINAL MAP 2015-0001 (TM 31732) VTL PALIZADA LLC ADOPTED: Page 9 of 24 1) Monroe Street (Secondary Arterial, 102-foot ROW): a) Widen the east side of the street along all frontage adjacent to the Tentative Map boundary to its ultimate width on the east side as specified in the General Plan. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county-road design standard to La Quinta’s urban arterial design standard. The east curb face shall be located thirty two feet (36’) east of the centerline. Other required improvements in the Monroe Street right or way and/or adjacent landscape setback area include: b) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. c) Half width of an 12' - foot wide raised landscaped median along the entire boundary of the Tentative Tract Map. d) A 10-foot wide Multi-Purpose Trail. The applicant shall construct a multi-use trail per La Quinta Standard 260 along the Monroe Street frontage within the landscaped setback/parkway. Multi-Purpose Trail boundaries shall be delineated by a 4-inch wide concrete border between the trail and adjacent landscaping. The location and design of the trail and necessary signage shall be approved by the Planning Manager and the City Engineer. A split rail fence shall be constructed along the roadway side of the multi-purpose trail in accordance with Section 9.140.060 (Item E, 3a) of the Zoning Ordinance. Bonding for the fence to be installed shall be posted prior to final map approval. At grade intersection crossings shall be of a medium and design and location as approved by the Design & Development Department on the street improvement plan submittal. A maintenance easement dedication in favor of the City shall be offered for Multi-Purpose Trails. Auxiliary Multi-Purpose Trails, beyond those required by General Plan and related Equestrian Overlay, will be maintained by the Developer or FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED AMENDED FINAL MAP 2015-0001 (TM 31732) VTL PALIZADA LLC ADOPTED: Page 10 of 24 HOA as applicable and not offered for maintenance dedication. However, pursuant to this requirement, the Developer or HOA shall enter into an agreement with the City for the perpetual maintenance of the Auxiliary Multi-Purpose Trail. 2) Avenue 60 (Primary Arterial– 108’ R/W): a) Widen the south side of the street along all frontage adjacent to the Tentative Map boundary to its ultimate width on the south side as specified in the General Plan. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county-road design standard to La Quinta’s urban arterial design standard. The south curb face shall be located forty three feet (39’) south of the centerline except for additional widening at the Entry intersection of fifty one feet (47’) south of the centerline for a right turn only/deceleration lane 248 feet long plus a transitional taper of an additional 150 feet. Other required improvements in the Avenue 60 right or way and/or adjacent landscape setback area include: b) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. c) Half width of an 16 - foot wide raised landscaped median along the entire boundary of the Tentative Tract Map plus variable width as needed to accommodate a left turn only lane for the west bound traffic with left turn out restrictors at the secondary entry. d) 8-foot wide meandering sidewalk. The meandering sidewalk shall have an arrhythmic horizontal layout that utilizes concave and convex curves with respect to the curb line that either touches the back of curb or approaches within five feet of the curb at intervals not to exceed 250 feet. The sidewalk curvature radii should vary between 50 and 300 feet, and at each point of reverse curvature, the radius should change to assist in creating the arrhythmic layout. The sidewalk shall FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED AMENDED FINAL MAP 2015-0001 (TM 31732) VTL PALIZADA LLC ADOPTED: Page 11 of 24 meander into the landscape setback lot and approach within 5 feet of the perimeter wall at intervals not to exceed 250 feet. 3) When warrants are met, the applicant is responsible for 50% of the cost to design and install the traffic signal at the project’s main entry on Monroe Street. Applicant shall enter into a SIA to post security for 50 % of the cost to design and install the traffic signal prior to issuance of an on-site grading permit; the security shall remain in full force and effect until the signal is actually installed by the applicant. 4) When warrants are met, the applicant is responsible for 25% of the cost to design and install the traffic signal at the Monroe Street/Avenue 60 intersection. Applicant shall enter into a SIA to post security for 25% of the const to design and install the traffic signal prior to issuance of an on-site grading permit; the security shall remain in full force and effect until the signal is actually installed by the applicant. The aforementioned requirement for traffic signals (Items 3 and 4) shall be deemed null and void after 5 years from date of recordation. The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). B. PRIVATE STREETS 1) Construct 32-foot wide travel width as shown on the tentative map measured from gutter flow line to gutter flow line, provided parking is prohibited on one side and 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 Design & Development Department prior to recordation. 2) Construct 28-foot wide travel width as shown on the tentative map measured from gutter flow line to gutter flow line, provided parking FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED AMENDED FINAL MAP 2015-0001 (TM 31732) VTL PALIZADA LLC ADOPTED: Page 12 of 24 is prohibited on both sides and 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 Design & Development Department prior to recordation. C. KNUCKLE 1) Construct the knuckle to conform to the lay-out shown in the tentative tract map, except for minor revisions as may be required by the City Engineer. D. ALLEYS 1) The design of the alley shall be as per the approved amended tentative tract map and as approved by the City Engineer. 21. All gated entries shall provide for a three-car minimum stacking capacity for inbound traffic; and shall provide for a full turn-around outlet for non-accepted vehicles. 22. 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 out onto the main street from the gated entry. Two lanes of traffic shall be provided on the entry side of each gated entry, one lane shall be dedicated for residents and one lane for visitors. Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. 23. 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: Alley 2.5” a.c./4.0” c.a.b. FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED AMENDED FINAL MAP 2015-0001 (TM 31732) VTL PALIZADA LLC ADOPTED: Page 13 of 24 Residential 3.0" a.c./4.5" c.a.b. Secondary Arterial 4.0" a.c./6.0" c.a.b. Primary Arterial 4.5” a.c./6.0” c.a.b. or the approved equivalents of alternate materials. 24. 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. 25. General access points and turning movements of traffic are limited to the following: A. Primary Entry (Monroe Street, Secondary Arterial, approximately 730 feet south of Avenue 60 measured curb return to curb return): Right turn in and out and left turn in movements are permitted. Left turn out movement is prohibited, however will be permitted with a signalized intersection when signals are warranted. B. Secondary Entry (Avenue 60, Primary Arterial, approximately 900 feet east of Monroe Street measured curb return to curb return): Right turn in and out movements and left turn in movements are permitted. Left turn out movements are prohibited. 26. 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. 27. 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. FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED AMENDED FINAL MAP 2015-0001 (TM 31732) VTL PALIZADA LLC ADOPTED: Page 14 of 24 28. All off site street improvements shall be completed by the issuance of the 92nd building permit or as required by the City Engineer. AMENDED FINAL MAPS 29. Prior to the City’s approval of an Amended Final Map, the applicant shall furnish accurate mylars of the Amended Final Map. 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. 30. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of Section 13.24.040 (Improvement Plans), LQMC. 31. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On-Site Rough Grading Plan 1" = 40' Horizontal B. PM10 Plan 1” = 40’ Horizontal C. WQMP (Plan submitted in Report Form) NOTE: A through C to be submitted concurrently. D. Off-Site Street Improvement/Storm Drain Plan 1" = 40' Horizontal, 1" = 4' Vertical E. Off-Site Signing & Striping Plan 1” = 40’ Horizontal FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED AMENDED FINAL MAP 2015-0001 (TM 31732) VTL PALIZADA LLC ADOPTED: Page 15 of 24 The Off-Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. F. On-Site Street Improvements/Signing & Striping/Storm Drain Plan 1" = 40' Horizontal, 1"= 4' Vertical NOTE: D through F to be submitted concurrently. The following plans shall be submitted to the Building and Safety Department for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized by the Building and Safety Director in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. G. On-Site Residential Precise Grading Plan 1" = 30' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off-Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. All On-Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. “Rough Grading” plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. 32. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the Online Engineering Library at the City website (www.la-quinta.org). Navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED AMENDED FINAL MAP 2015-0001 (TM 31732) VTL PALIZADA LLC ADOPTED: Page 16 of 24 33. The applicant shall furnish a complete set of the mylars of all approved improvement plans on a storage media acceptable to the City Engineer. 34. 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 EOR 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 35. Prior to approval of any Amended 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. 36. 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. 37. 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. 38. 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 FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED AMENDED FINAL MAP 2015-0001 (TM 31732) VTL PALIZADA LLC ADOPTED: Page 17 of 24 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. 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 Amended Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 39. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on-site and off- site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule adopted by City resolution, or ordinance. For items not listed in the City's unit cost schedule, the proposed unit costs shall be approved by the City Engineer. At the time the applicant submits its detailed construction cost estimates for conditional approval of the Amended 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 Amended 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. 40. 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. FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED AMENDED FINAL MAP 2015-0001 (TM 31732) VTL PALIZADA LLC ADOPTED: Page 18 of 24 GRADING 41. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 42. 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. 43. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer or architect, B. A preliminary geotechnical (“soils”) report prepared by a qualified engineer, C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, (Fugitive Dust Control), LQMC, and D. A Best Management Practices report prepared in accordance with Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm Management and Discharge Controls), LQMC. E. WQMP prepared by a qualified professional registered in the State of California. All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. A statement shall appear on the Amended Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. 44. 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. FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED AMENDED FINAL MAP 2015-0001 (TM 31732) VTL PALIZADA LLC ADOPTED: Page 19 of 24 45. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six (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. 46. 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. 47. Building pad elevations of perimeter lots shall not differ by more that one foot higher than 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. 48. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus three tenths of a foot from the elevations shown on the approved Tentative Tract Map, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 49. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad 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 FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED AMENDED FINAL MAP 2015-0001 (TM 31732) VTL PALIZADA LLC ADOPTED: Page 20 of 24 50. The applicant and shall comply with the provisions of Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No. 97-03, Engineering Bulletin – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin - 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 tributary drainage area shall extend to the centerline of adjacent public streets. The design storm shall be either the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 51. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. 52. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise. 53. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on-site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 54. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 55. For on-site common retention basins, retention depth shall be according to Engineering Bulletin 97-03 and Engineering Bulletin – 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. 56. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC. 57. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED AMENDED FINAL MAP 2015-0001 (TM 31732) VTL PALIZADA LLC ADOPTED: Page 21 of 24 58. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 59. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 59. 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 60. The applicant shall comply with the provisions of Section 13.24.110 (Utilities), LQMC. 61. The applicant shall obtain the approval of the City Engineer for the location of all FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED AMENDED FINAL MAP 2015-0001 (TM 31732) VTL PALIZADA LLC ADOPTED: Page 22 of 24 utility lines within any right-of-way, and all above-ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 62. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 63. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. CONSTRUCTION 64. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly- maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on-site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPE AND IRRIGATION 65. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 66. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 67. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED AMENDED FINAL MAP 2015-0001 (TM 31732) VTL PALIZADA LLC ADOPTED: Page 23 of 24 68. The applicant shall submit the landscape plans for approval to plan checking by the Planning Division. When plan checking has been completed by the Planning Division, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the Planning Manager and the City Engineer. NOTE: Plans are not approved for construction until signed by both the Planning Manager and the City Engineer. 69. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Planning Manager and the City Engineer. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. 70. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO “A Policy on Geometric Design of Highways and Streets, 5th Edition or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. PUBLIC SERVICES 74. The applicant shall provide public transit improvements as required by SunLine Transit Agency and approved by the City Engineer. MAINTENANCE 75. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 76. The applicant shall make provisions for the continuous and perpetual maintenance of all private on-site improvements, perimeter landscaping, access drives, and sidewalks. FEES AND DEPOSITS 77. 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. FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED AMENDED FINAL MAP 2015-0001 (TM 31732) VTL PALIZADA LLC ADOPTED: Page 24 of 24 Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). Project Information CASE NUMBER: AMENDED FINAL MAP 2015-0001 (TM 31732) APPLICANT: VTL PALIZADA LLC PROPERTY OWNER: VTL PALIZADA LLC REQUEST: AMEND RECORDED MAP TO ELIMINATE ALLEY ACCESS TO THE REAR OF CERTAIN SINGLE-FAMILY LOTS WITHIN THE TRACT AND MAKE OTHER MINOR TECHNICAL ADJUSTMENTS LOCATION: SOUTHEAST CORNER OF AVENUE 60 AND MONROE STREET LEGAL: APN: 764-720-001, 764-720-076, 764-730-001, 764-730- 082, 764-740-001, 764-764-080 GENERAL PLAN DESIGNATION: MEDIUM HIGH DENSITY RESIDENTIAL ZONING DESIGNATION: MEDIUM HIGH DENSITY RESIDENTIAL SURROUNDING ZONING/LAND USES: NORTH: MEDIUM DENSITY RESIDENTIAL VACANT SOUTH: MEDIUM HIGH DENSITY RESIDENTIAL VACANT (TM 31733) EAST: LOW DENSITY RESIDENTIAL DATE GROVE WEST: MEDIUM HIGH DENSITY RESIDENTIAL EXISTING SINGLE-FAMILY HOMES (TRILOGY) ATTACHMENT 1 MONROE ST60TH AVE 62ND AVE 61ST AVE T O P A Z D RRONDA SEVILLEPRISM DRFIRE BARREL DRTRILOGY PKWYULRICH DRRUSTIC CANYON DR PIRKER DRJUNIPER LNTULAR E L N HAWKEYE DRST FRANCIS AVETEXEL CTDANIEL DR ORCHID CTHUNTINGTON WAY ME S A C T ® ATTACHMENT 2 LOCATION MAP ATTACHMENT 3