2023-001 DH Resolution - Sierra Blanca TR 36561 TTM 2023-0002DIRECTOR'S HEARING RESOLUTION 2023 - 001
A RESOLUTION OF THE DESIGN AND DEVELOPMENT
DIRECTOR OF THE CITY OF LA QUINTA, CALIFORNIA,
APPROVING TENTATIVE TRACT MAP 2023-0002 (TTM
36561 REVISION NO. 2) FOR SIERRA BLANCA
RESIDENTIAL DEVELOPMENT LOCATED AT WEST OF
MONROE STREET BETWEEN AVENUE 54 AND
AIRPORT BOULEVARD
CASE NUMBER:
TENTATIVE TRACT MAP 2023-0002
(TTM 36561 REVISION NO. 2)
APPLICANT: GATEHOUSE DEVELOPMENTS
WHEREAS, the Design and Development Director of the City of La Quinta,
California did, on August 14, 2023, hold a duly noticed Public Hearing to consider a
request by Gatehouse Developments for a revised Tentative Tract Map 36561, modify
existing conditions of approval and eliminate lettered lot for an existing well site located
west of Monroe street between Avenue 54 and Airport Boulevard, more particularly
described as:
APN 767-320-039
WHEREAS, the Design and Development Department published a public hearing
notice in The Desert Sun newspaper on August 3, 2023 as prescribed by the Municipal
Code. Public hearing notices were also mailed to all property owners within 500 feet of
the site; and
Tentative Tract Map 2023-0002 (TTM 36561)
WHEREAS, at said Public Hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons desiring to be heard, the Design and
Development Director did make the following mandatory findings to justify approval of
said Tentative Tract Map:
1. Tentative Tract Map 36561 is consistent with the La Quinta General Plan, and
subject Specific Plan as proposed. The Tract Map is consistent with the Low -
Density Residential land use designation as set forth in the General Plan.
2. The design and improvement of Tentative Tract Map 36561 is consistent with
the La Quinta General Plan, 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 is comparable to surrounding residential development.
DIRECTOR'S HEARING RESOLUTION 2023-001
TENTATIVE TRACT MAP 2023-0002
PROJECT: SIERRA BLANCA RESIDENTIAL DEVELOPMENT
ADOPTED: AUGUST 14, 2023
Page 2 of 3
3. The design of Tentative Tract Map 36561 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
Director has determined that this project has been accounted for in and is
consistent with Environmental Assessment 2015-0007 and no further
environmental review is required.
4. The design of Tentative Tract Map 36561 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 of Tentative Tract Map 36561 is physically suitable for the type of
development and proposed density of development.
6. The design of Tentative Tract Map 36561 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.
7. The design and improvements required for Tentative Tract Map 36561 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.
NOW, THEREFORE, BE IT RESOLVED by the Design and Development
Director of the City of La Quinta, California, as follows:
SECTION 1. That the above recitations are true and constitute the Findings of the
Director's Hearing in this case.
SECTION 2. That the above project be determined by the Design and Development
Director to be that this project was previously studied as part of Environmental
Assessment 2015-0007 and the amendment is consistent with this study No further
analysis is required under the California Environmental Quality Act.
SECTION 3. That it does hereby approve Tentative Tract Map 2023-0002, for the
reasons set forth in this Resolution and subject to the attached Findings and Revised
Conditions of Approval [Exhibit A].
PASSED, APPROVED, and ADOPTED at a meeting of the City of La Quinta
Design and Development Director, held on August 14, 2023, by the Design and
Development Director.
DIRECTOR'S HEARING RESOLUTION 2023-001
TENTATIVE TRACT MAP 2023-0002
PROJECT: SIERRA BLANCA RESIDENTIAL DEVELOPMENT
ADOPTED: AUGUST 14, 2023
Page 3 of 3
DANNY CASTRO, Design and Development Director
City of La Quinta, California
ATTEST:
CRERFFLORES, Planning Manager
City of La Quinta, California
DIRECTOR'S HEARING RESOLUTION 2023-001
FINDINGS AND CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2023-0002
PROJECT: SIERRA BLANCA RESIDENTIAL DEVELOPMENT
ADOPTED: AUGUST 14, 2023
Page 1 of 21
FINDINGS
A. The proposed revised tentative tract map is consistent with the La Quinta General
Plan. The proposed map conforms to the design guidelines and standards of the
General Plan for Low Density Residential designated properties, as set forth in the
Land Use Element. The proposed development, as conditioned, is consistent with
the development standards of the City's Zoning Code, including setbacks, pad
elevations, and other design and performance standards that assure a high quality
of development.
B. The design of the revised tentative tract map is consistent with the La Quinta
General Plan in that infrastructure and other improvements are in place, and this
amendment will not impact those improvements.
C. The design of the revised tentative tract map and the proposed improvements are
not likely to cause substantial environmental damage nor substantially injure fish or
wildlife or their habitat. The City of La Quinta Design and Development Department
has determined that this project was previously studied under Environmental
Assessment 2015-007, and no further review is necessary.
D. The design of the revised tentative tract map and the proposed improvements are
not likely to cause serious public health problems. As conditioned, the amended final
map will not result in any increased hazard to public health or welfare, as the design
has been reviewed for sight distance, and will be required to connect to the existing
sanitary sewer and water systems in place within Andalusia.
E. The site of the revised tentative tract map is physically suitable for the type of
development and proposed density of development. As conditioned, the proposed
design is physically compatible with the site with regards to topography, and
consistent with the existing and proposed lots and homes to the north and east.
F. As conditioned, the revised tentative tract 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. The revised tentative tract map has no substantial change
in concept from the approved tentative map.
G. As conditioned, the design of the revised tentative tract map will not conflict with
easements, acquired by the public at large, for access through or use of property
within the proposed subdivision, for access through or use of the property within the
subdivision in that none presently exist, and access is provided within the project
and to adjacent public streets.
DIRECTOR'S HEARING RESOLUTION 2023-001
FINDINGS AND CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2023-0002
PROJECT: SIERRA BLANCA RESIDENTIAL DEVELOPMENT
ADOPTED: AUGUST 14, 2023
Page 2 of 21
GENERAL
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. This Tentative Tract Map shall expire on October 18, 2024, unless recorded or
granted a time extension pursuant to the requirements of La Quinta Municipal Code
13.12.160 (Extensions of time for tentative maps).
4. Prior to the issuance of any grading, construction, or building permit by the City, the
applicant shall obtain any necessary clearances and/or permits from the following
agencies if necessary:
• 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)
• South Coast Air Quality Management District Coachella Valley (SCAQMD)
DIRECTOR'S HEARING RESOLUTION 2023-001
FINDINGS AND CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2023-0002
PROJECT: SIERRA BLANCA RESIDENTIAL DEVELOPMENT
ADOPTED: AUGUST 14, 2023
Page 3 of 21
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) numberto the City priorto
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.cabmphandbooks.com for use
in their SWPPP preparation.
B. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including acceptance of
all improvements by the City.
C. The applicant's SWPPP shall include provisions for all of the following Best
Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
DIRECTOR'S HEARING RESOLUTION 2023-001
FINDINGS AND CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2023-0002
PROJECT: SIERRA BLANCA RESIDENTIAL DEVELOPMENT
ADOPTED: AUGUST 14, 2023
Page 4 of 21
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.
D. 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.
E. 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.
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 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.
DIRECTOR'S HEARING RESOLUTION 2023-001
FINDINGS AND CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2023-0002
PROJECT: SIERRA BLANCA RESIDENTIAL DEVELOPMENT
ADOPTED: AUGUST 14, 2023
Page 5 of 21
11. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Monroe Street (Primary Arterial) — 54 feet from the centerline of
Monroe Street for a total 108 -foot ultimate developed right of way in
conformance with the City's General Plan except for additional right of
way dedication to accommodate a deceleration/right turn only lane at
the Monroe Street entry and to accommodate an acceleration lane for
left turn out movements as shown on TTM 36561.
12. 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 and as shown on TTM
36561.
13. The private street right-of-ways to be retained for private use required for this
development include:
A. PRIVATE STREETS
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 28 feet if on -street parking is prohibited.
The applicant shall establish provisions for ongoing enforcement of the
parking restriction in the CC&Rs. The CC&Rs 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
with a 38 -foot curb radius at the bulb or larger as shown on the
tentative map.
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.
DIRECTOR'S HEARING RESOLUTION 2023-001
FINDINGS AND CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2023-0002
PROJECT: SIERRA BLANCA RESIDENTIAL DEVELOPMENT
ADOPTED: AUGUST 14, 2023
Page 6 of 21
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 as shown on TTM 36561.
16. 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.
17. The applicant shall offer for dedication on the Final Map a ten -foot -wide public utility
easement contiguous with, and along both sides of all private streets. Such
easement may be reduced to five feet in width with the express written approval of
IID.
18. The applicant shall create perimeter landscaping setbacks along all public right-of-
ways as follows:
A. Monroe Street (Primary Arterial) - 20 -foot from the R/W-P/L.
The listed setback depth shall be the average depth where a meandering wall
design is approved.
The setback requirements shall apply to all frontages including, but not limited to,
remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the
applicant shall offer for dedication blanket easements for those purposes on the
Final Map.
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 Monroe Street from lots with frontage along Monroe
Street is restricted, or as otherwise conditioned in these conditions of approval. The
vehicular access restriction shall be shown on the recorded final tract map.
DIRECTOR'S HEARING RESOLUTION 2023-001
FINDINGS AND CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2023-0002
PROJECT: SIERRA BLANCA RESIDENTIAL DEVELOPMENT
ADOPTED: AUGUST 14, 2023
Page 7 of 21
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 occur.
22. With regards to the "Water Well Agreement" recorded May 04, 1989 as Instrument
No. 143130 of Official Records, the existing water well agreement shall be
abandoned prior to issuance of a building permit for Lot 25 and 18.
23. The applicant shall quitclaim on the Final Map or prior to approval of the Final Map
the Imperial Irrigation District easement for pipelines and power lines and incidental
purposes recorded February 26, 1975 as Instrument No. 22519 of Official Records
24. 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
25. 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.
26. 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.
27. 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
DIRECTOR'S HEARING RESOLUTION 2023-001
FINDINGS AND CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2023-0002
PROJECT: SIERRA BLANCA RESIDENTIAL DEVELOPMENT
ADOPTED: AUGUST 14, 2023
Page 8 of 21
C. SWPPP 1" = 40' Horizontal
D. WQMP (Plan submitted in Report Form)
NOTE: A through D to be submitted concurrently.
E. Off -Site Street Improvements/Storm Drain Plan
1" = 40' Horizontal, 1" = 4' Vertical
F. Off -Site Signing & Striping Plan 1" = 40' Horizontal
The Off -Site street improvement plans shall have separate plan sheet(s)
(drawn at 20 scale) that show the meandering sidewalk, mounding, and
berming design in the combined parkway and landscape setback area.
G. On -Site Street Improvements/Signing & Striping/Storm Drain Plan
1" = 40' Horizontal, 1"= 4' Vertical
NOTE: E through G to be submitted concurrently.
(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.
H. 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 Design and Development Department.
DIRECTOR'S HEARING RESOLUTION 2023-001
FINDINGS AND CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2023-0002
PROJECT: SIERRA BLANCA RESIDENTIAL DEVELOPMENT
ADOPTED: AUGUST 14, 2023
Page 9 of 21
"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.
28. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the Public Works "Plans, Notes
and Design Guidance" section of the City website (www. lag uintaca.gov). Please
navigate to the Public Works home page and look for the Standard Drawings
hyperlink.
29. The applicant shall furnish a complete set of all approved improvement plans on a
storage media acceptable to the City Engineer (currently mylars).
30. 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
31. 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.
32. 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.
33. 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.
DIRECTOR'S HEARING RESOLUTION 2023-001
FINDINGS AND CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2023-0002
PROJECT: SIERRA BLANCA RESIDENTIAL DEVELOPMENT
ADOPTED: AUGUST 14, 2023
Page 10 of 21
34. 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 do
the following as a condition of Final Map approval:
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.
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.
35. 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.
36. 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.
DIRECTOR'S HEARING RESOLUTION 2023-001
FINDINGS AND CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2023-0002
PROJECT: SIERRA BLANCA RESIDENTIAL DEVELOPMENT
ADOPTED: AUGUST 14, 2023
Page 11 of 21
GRADING
37. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
38. 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.
39. 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.
All grading shall conform with the recommendations contained in the Preliminary
Soils Report and shall be certified as being adequate by soils engineer, or
engineering geologist registered in the State of California.
A statement shall appear on the Final Map that a soils report has been prepared in
accordance with the California Health & Safety Code § 17953.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust Control
Plan provisions as submitted with its application for a grading permit. Additionally,
the applicant shall replenish said security if expended by the City of La Quinta to
comply with the Plan as required by the City Engineer.
40. 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.
DIRECTOR'S HEARING RESOLUTION 2023-001
FINDINGS AND CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2023-0002
PROJECT: SIERRA BLANCA RESIDENTIAL DEVELOPMENT
ADOPTED: AUGUST 14, 2023
Page 12 of 21
41. 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.
42. 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.
43. Building pad elevations of perimeter lots shall not differ by more than 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.
44. Prior to any site grading or re -grading that will raise or lower any portion of the site
by more than plus or minus half of a foot (05) 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.
45. 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
46. Stormwater handling shall conform with the approved hydrology and drainage report
for Tentative Tract Map No. 36561. The applicant shall provide boring logs indicating
no silt or clay layers or lenses were found within 15 feet below the basin bottom per
Engineering Bulletin 06-16 in order to use a percolation rate higher than zero. If a
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percolation rate less than two inches per hour is approved by the City Engineer, the
retention basin size may need to be increased in order to retain the design storm.
47. 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.
48. 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.
49. 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.
50. No fence or wall shall be constructed around any retention basin unless approved
by the Planning Manager and the City Engineer.
51. 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.
52. 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).
53. The design of the development shall not cause any increase in flood boundaries and
levels in any area outside the development.
54. 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.
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55. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
56. The applicant shall comply with applicable provisions for post construction runoff per
the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq.
(Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean
Water); Riverside County Ordinance No. 457; and the California Regional Water
Quality Control Board — Colorado River Basin (CRWQCB-CRB) Region Board Order
No. R7-2013-0011 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
57. The applicant shall comply with the provisions of Section 13.24.110 (Utilities),
LQMC.
58. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within any right-of-way, and all above -ground utility structures including,
but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone
stands, to ensure optimum placement for practical and aesthetic purposes.
59. Existing overhead utility lines within, or adjacent to the proposed development, and
all proposed utilities shall be installed underground.
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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 with the
General Plan (street type noted in parentheses) and in conformance with TTM
36561.
A. OFF-SITE STREETS
1) Monroe Street (Primary Arterial):
Widen the west side of the street along all frontage adjacent to the Tentative
Map boundary to its ultimate width on the west side as specified in the
General Plan and the requirements of these conditions. Rehabilitate and/or
reconstruct existing roadway pavement as necessary to augment and
convert it from a rural county -road design standard to La Quinta's urban
arterial design standard. The west curb face shall be located thirty-nine feet
(39') west of the centerline, except at locations where additional street width
is needed to accommodate:
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FINDINGS AND CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2023-0002
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ADOPTED: AUGUST 14, 2023
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a) A deceleration/right turn only lane at the Monroe Street entry as
approved by the City Engineer.
b) An acceleration lane for left turn out movements as approved by
the City Engineer.
c) Bus turnout (if required by Sunline Transit)
Other required improvements in the Monroe Street right or way and/or
adjacent landscape setback area include:
d) All appurtenant components such as, but not limited to curb,
gutter, traffic control striping, legends, and signs.
e) 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 touches
the back of 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 meander into the landscape setback lot and
approach within 5 feet of the multi -use trail at intervals not to
exceed 250 feet.
f) Half width of a 16' -foot -wide raised landscaped median and/or an
acceleration lane for left turn out movements along the entire
boundary of the Tentative Tract Map or as approved by the
City Engineer.
The applicant shall extend improvements adjacent to 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) 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 28 feet if on -street
parking is prohibited. The applicant shall establish provisions for
ongoing enforcement of the parking restriction in the CC&Rs. The
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FINDINGS AND CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2023-0002
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ADOPTED: AUGUST 14, 2023
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CC&Rs shall be reviewed 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.
C. PRIVATE CUL DE SACS
1) Shall be constructed according to the lay -out shown on the tentative
map with 38 -foot curb radius or greater at the bulb similar to the layout
shown on the rough grading plan.
64. All gated entries shall provide for a three -car minimum stacking capacity for inbound
traffic to be a minimum length of 62 feet from call box to the street; and shall provide
for a full turn -around outlet for non -accepted vehicles.
Where a gated entry is proposed, the applicant shall demonstrate that those
passenger vehicles that do not gain entry into the development can safely make a
full turn -around (minimum radius to be 24 feet) out onto the main street from the
gated entry. Pursuant to said condition, there shall be a minimum of twenty-five feet
width provided at the turn -around opening provided.
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.
65. 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
Primary Arterial
3.0" a.c./4.5" c.a.b.
4.5" a.c./6.0" c.a.b.
or the approved equivalents of alternate materials.
66. 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
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TENTATIVE TRACT MAP 2023-0002
PROJECT: SIERRA BLANCA RESIDENTIAL DEVELOPMENT
ADOPTED: AUGUST 14, 2023
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results confirming that design gradations can be achieved in current production. The
applicant shall not schedule construction operations until mix designs are approved.
67. General access points and turning movements of traffic are limited to the following:
Primary Entry (Monroe Street): Right turn in and left and right turn out. Left turn in
movements are restricted or as approved by the City Engineer.
68. 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.
69. Improvements shall be designed and constructed in accordance with City adopted
standards, supplemental drawings, and specifications, or as approved by the City
Engineer and as shown on TTM 36561. Improvement plans for streets, access
gates and parking areas shall be stamped and signed by qualified engineers.
CONSTRUCTION
70. 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
71. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
72. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots, and park areas.
73. 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.
74. The applicant shall submit all landscape plans for approval by the Planning Division
with green sheet sign off by the Public Works Development Division. When plan
checking has been completed by the Planning Division, the applicant shall obtain
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the signatures of CVWD and the Riverside County Agricultural Commissioner, prior
to submittal for signature by the Planning Manager. Landscape plans for landscaped
medians on public streets shall be approved by the both the Planning Manager and
the City Engineer. Where City Engineer approval is not required, the applicant shall
submit for green sheet approval by the Development Services Division.
Final landscape plans for on-site planting shall be reviewed by the Architecture and
Landscape Review Committee and approved by the Planning Manager prior to
issuance of first building permit. Final plans shall include all landscaping associated
with this project.
NOTE: Plans are not approved for construction until signed by the Planning
Manager.
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.
PUBLIC SERVICES
77. If necessary, the applicant shall provide public transit improvements as required by
SunLine Transit Agency and as approved by the City Engineer.
MAINTENANCE
78. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance),
LQMC.
79. 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
80. 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
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FINDINGS AND CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2023-0002
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checking and construction inspection. Deposits and fee amounts shall be those in
effect when the applicant makes application for plan check and permits.
81. 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).
82. Tentative Tract Map 36561 shall provide for parks through payment of an in -lieu fee,
as specified in LQMC Chapter 13.48. The in -lieu fee (sometimes referred to as the
"Quimby Fee") shall be based on the fair market value of the land within the
subdivision. Land value information shall be provided to the Design and Director, via
land sale information, a current fair market value of land appraisal, or other
information on land value within the subdivision. The Director may consider any
subdivider -provided or other land value information source for use in calculation of
the parkland fee.
PLANNING DIVISION
83. Should human remains be discovered during construction of the proposed project,
the project contractor would be subject to either State law regarding the discovery
and disturbance of human remains or the Tribal burial protocol. In either
circumstance all destructive activity in the immediate vicinity shall halt and the
County Coroner shall be contacted pursuant to State Health and Safety Code
7050.5. If the remains are determined to be of Native American origin, the Native
American Heritage Commission (NAHC) shall be contacted. The NAHC will make a
determination of the Most Likely Descendent (MLD). The City and Developer will
work with the designated MLD to determine the final disposition of the remains.
84. As Monroe Street is a General Plan -designated Image Corridor, buildings within one
hundred fifty feet of the edge of right-of-way shall be limited to single -story, with a
maximum building height of 22 feet.
85. The CC&Rs shall contain a disclosure that notifies potential owners that the property
is within and adjacent to the City's Equestrian Overlay District zoning overlay.
86. Street name(s) shall be reviewed by the Design and Development Department and
Fire Department at or prior to final map plan checking.
87. Conditions of approval agreed to in order to obtain support from the Estates at La
Quinta:
• The entrance/exit gate shall be located towards the mid -point of Lot 34.
• Lots 1, 9, 10, 22, 23, 28, 29, and 34 shall be limited to single -story with a 22 -
foot maximum building height.
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FINDINGS AND CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 2023-0002
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• Pad elevations for Lots 1,9, 10, 22, 23, 28 29, and 34 for TTM 36561 shall be
equal or lower than the adjacent pad elevation of the Estates of La Quinta.
Due to surface drainage requirements, all other lots shall not exceed 24 inches
above the adjacent pad elevation of the Estates of La Quinta.
• A landscaping buffer with a minimum depth of ten feet (except in the area
adjacent to the emergency access area) shall be incorporated into Lot B.
88. A site development permit consisting of architectural and landscaping plans shall be
reviewed and approved at a duly noticed public hearing by the Planning
Commission.
FIRE DEPARTMENT
89. Proper fire access roads/secondary access shall comply with the California Fire Code.
90. All new proposed residential structures shall be equipped with fire sprinklers.
91. Proper installation of fire hydrants and distributions shall be in accordance with the
California Fire Code.
92. 3 -feet clearance: Fire hydrants and other Fire Protection Equipment shall be
provided with a minimum 3 -feet radius clearance around the circumference of the
device. (CFC 507.5.5, 509.2.1 & 912.4.2)
93. Requests for installation of traffic calming designs/devices on fire apparatus access
roads shall be submitted and approved by the Office of the Fire Marshal. Ref. CFC
503.4.1
94. Construction Permits Fire Department Review: Submittal of construction plans to the
Office of the Fire Marshal for development, construction, installation, and
operational use permitting will be required. Final fire and life safety conditions will be
addressed when the Office of the Fire Marshal reviews these plans. These
conditions will be based on occupancy, use, California Building Code (CBC),
California Fire Code, and related codes, which are in effect at the time of building
plan submittal.
95. Residential Fire Sprinklers: Residential fire sprinklers are required in all one and
two-family dwellings per the California Residential Code (CRC). Plans must be
submitted to the Office of the Fire Marshal for review and approval prior to
installation. Ref. CRC 313.2