TTM 33597, Extension No. 3, RT Hughes Co. LLC (07.18.2016)July 18, 2016
wilt 4/ alma
Mr. Peter Pitassi
Diversified Pacific
10621 Civic Center Drive
Rancho Cucamonga, CA 91730
SUBJECT: TTM 33597, Extension of Time #3
Dear Mr. Pitassi:
This letter is to inform you that the third time extension for Tentative Tract Map 33597, as permitted under the
Subdivision Map Act, has been approved. This time extension shall expire on July 5, 2017.
Attached are the currently approved conditions of approval for the project. No changes were made to these
conditions since the last extension of time approval.
Sincerely,
of 7
Gabriel Perez
Planning Manager
cc: File
78-495 Calle Tampico 1 La Quinta 1 California 92253 1 760.777.7000 1 www.l.a-Quinta.org
DIRECTORS DETERMINATION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 33597, TIME EXT. #3
R. T. HUGHES CO. LLC
July 18, 2016
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta
("City"), its agents, officers and employees from any claim, action or proceeding to
attack, set aside, void, or annul the approval of this Tentative Tract Map, or any
Final Map recorded thereunder. The City shall have sole discretion in selecting its
defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding and
shall cooperate fully in the defense.
2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply
with the requirements and standards of Government Code 55 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. Prior to the issuance of any grading, construction, or building permit by the City,
the applicant shall obtain any necessary clearances and/or permits from the
following agencies:
Riverside County Fire Marshal
La Quinta 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 and Development Department
Riverside Co. Environmental Health Department
Coachella Valley Unified School District
Coachella Valley Water District (CVWD)/Bureau of Reclamation
Imperial Irrigation District (IID)
California Water Quality Control Board (CWQCB)
SunLine Transit Agency
South Coast Air Quality Management District Coachella Valley (SCAQMD)
DIRECTORS DETERMINATION
Conditions of Approval - Final
Tentative Tract 33597, Time Ext. #3
RT Hughes Co. LLC
July 18, 2016
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
4. Coverage under the State of California Construction General Permit must be
obtained by the applicant; who then shall submit a copy of the Regional Water
Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of
Intent ("NOI") and Waste Discharger Identification (WDID) number to the City prior
to the issuance of a grading or building.
5. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management
and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside
County Ordinance No. 457; the California Regional Water Quality Control Board -
Colorado River Basin Region Board Order No. R7-2013-0011 and the State Water
Resources Control Board's Order No. 2012-0006-DWQ.
A. For construction activities including clearing, grading or excavation of land
that disturbs one (1) acre or more of land, or that disturbs less than one (1)
acre of land, but which is a part of a construction project that encompasses
more than one (1) acre of land, the Permitee shall be required to submit a
Storm Water Pollution Protection Plan ("SWPPP") to the State Water
Resources Control Board.
The applicant or design professional can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com for use
in their SWPPP preparation.
B. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including acceptance
of all improvements by the City.
C. The applicant's SWPPP shall include provisions for all of the following Best
Management Practices ("BMPs") (8.70.020 (Definitions), LQMC):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
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DIRECTORS DETERMINATION
Conditions of Approval - Final
Tentative Tract 33597, Time Ext. #3
RT Hughes Co. LLC
July 18, 2016
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 Council.
F. The inclusion in the Homeowners' Association (HOA) Conditions, Covenants,
and Restrictions (CC&Rs), a requirement for the perpetual maintenance and
operation of all post -construction BMPs as required; and the applicant shall
execute and record an agreement that provides for the perpetual
maintenance and operation of all post -construction BMPs is required.
6. 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).
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
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DIRECTORS DETERMINATION
Conditions of Approval - Final
Tentative Tract 33597, Time Ext. #3
RT Hughes Co. LLC
July 18, 2016
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.
11. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Madison Street (Modified Secondary Arterial, 84' ROW) - 42 feet from
the centerline of Madison Street for a total 84 -foot ultimate
developed right of way except for an additional variable right of way
dedication at the proposed Madison Street extension over Dike #4 to
the south to accommodate improvements conditioned under STREET
AND TRAFFIC IMPROVEMENTS.
2) Avenue 60 (60' ROW) - The standard 30 feet from the centerline of
Avenue 60 for a total 60 -foot ultimate developed right of way.
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.
The private street rights-of-way to be retained for private use required for this
development include:
1) Private Residential Streets shall be 32 -foot travel width measured at
gutter flow line to gutter flow line with parking restricted to one side
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 prior
to recordation.
A. CUL DE SACS
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DIRECTORS DETERMINATION
Conditions of Approval - Final
Tentative Tract 33597, Time Ext. #3
RT Hughes Co. LLC
July 18, 2016
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.
Curve radii for curbs at all street intersections shall not be less than 25 feet.
13. Dedications shall include additional widths as necessary for dedicated right and
left turn lanes, bus turnouts, and other features contained in the approved
construction plans.
Pursuant to this requirement, the Applicant shall include in the submittal packet
containing the draft final map submitted for map checking, an offsite street
geometric layout, drawn at 1" equals 40 feet, detailing the following design
aspects: median curb line, outside curb line, lane line alignment including lane
widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric
layout shall be accompanied with sufficient professional engineering studies to
confirm the appropriate length of all proposed turn pockets and auxiliary lanes
that may impact the right of way dedication required of the project and the
associated landscape setback requirement.
14. 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.
15. 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.
16. The applicant shall create perimeter landscaping setbacks along all public right-of-
ways as follows:
A. Madison Street (Modified Secondary Arterial) - 10 -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.
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DIRECTORS DETERMINATION
Conditions of Approval - Final
Tentative Tract 33597, Time Ext. #3
RT Hughes Co. LLC
July 18, 2016
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.
17. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins, mailbox
clusters, park lands, and common areas on the Final Map.
18. 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.
19. 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
20. 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 of a 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.
21. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shall comply with the
provisions of Section 13.24.040 (Improvement Plans), LQMC.
22. The following improvement plans shall be prepared and submitted for review and
approval by the Design and Development Department. A separate set of plans
for each line item specified below shall be prepared. The plans shall utilize the
minimum scale specified, unless otherwise authorized by the City Engineer in
writing. Plans may be prepared at a larger scale if additional detail or plan clarity
is desired. Note, the applicant may be required to prepare other improvement
plans not listed here pursuant to improvements required by other agencies and
utility purveyors.
A. On -Site Rough Grading Plan 1" = 40' Horizontal
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DIRECTORS DETERMINATION
Conditions of Approval - Final
Tentative Tract 33597, Time Ext. #3
RT Hughes Co. LLC
July 18, 2016
B. PM10 Plan 1" = 40' Horizontal
C. Erosion Control Plan 1" = 40' Horizontal
D. WQMP (Plan submitted in Report Form)
NOTE: A through D to be submitted concurrently.
E. Off -Site Street Improvement/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 improvement plans not listed here pursuant to
improvements required by other agencies and utility purveyors.
H. On -Site Residential Precise Grading Plan1" = 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.
AU 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.
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DIRECTORS DETERMINATION
Conditions of Approval - Final
Tentative Tract 33597, Time Ext. #3
RT Hughes Co. LLC
July 18, 2016
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.
23. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed "Plans, Notes and Design
Guidelines" section of the Public Works Department at the City website (www.la-
quinta.org). Please navigate to the Public Works Department home page and look
for the Standard Drawings hyperlink.
24. The applicant shall furnish a complete set of the mylars of all approved
improvement plans on a storage media acceptable to the City Engineer.
Upon completion of construction, and prior to the 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," "As Built" or "As Constructed" 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 As
Built drawings. However, if subsequent approved revisions have been approved by
the City Engineer and reflect said "As Built" 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
25. 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.
26. 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
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DIRECTORS DETERMINATION
Conditions of Approval - Final
Tentative Tract 33597, Time Ext. #3
RT Hughes Co. LLC
July 18, 2016
with the provisions of Chapter 13.28 (Improvement Security), LQMC.
27. 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.
28. Depending on the timing of the development of this Tentative Tract Map, and the
status of the off-site improvements at the time, the applicant may be required to:
A. Construct certain off-site improvements.
B. Construct additional off-site improvements, subject to the reimbursement
of its costs by others.
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this tentative tract map.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these means, as the City may require.
Off -Site Improvements should be completed on a first priority basis. The applicant
shall complete Off -Site Improvements in the first phase of construction or by the
issuance of the 20 % Building Permit (add number when applicable).
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Final Map,
or the issuance of any permit related thereto, reimburse the City for the costs of
such improvements.
If the applicant elects to utilize the secured agreement alternative, the applicant
shall submit detailed construction cost estimates for all proposed on-site and off-
site improvements, including an estimate for the final survey monumentation, for
checking and approval by the City Engineer. Such estimates shall conform to the
unit cost schedule approved by the City Engineer.
At the time the applicant submits its detailed construction cost estimates for
conditional approval of the Final Map by the City Council, the applicant shall also
submit one copy each of an 8-1/2" x 11" reduction of each page of the Final Map,
along with a copy of an 8-1/2" x 11" Vicinity Map.
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DIRECTORS DETERMINATION
Conditions of Approval - Final
Tentative Tract 33597, Time Ext. #3
RT Hughes Co. LLC
July 18, 2016
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.
29. Should the applicant fail to construct the improvements for the development, or
fail to satisfy its obligations for the development in a timely manner, the City shall
have the right to halt issuance of building permits, and/or final building
inspections, withhold other approvals related to the development of the project, or
call upon the surety to complete the improvements.
GRADING
30. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
31. 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.
32. 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 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 an engineer 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 registered in the State of California.
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DIRECTORS DETERMINATION
Conditions of Approval - Final
Tentative Tract 33597, Time Ext. #3
RT Hughes Co. LLC
July 18, 2016
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.
33. 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.
34. 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 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.
35. 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.
36. Building pad elevations of perimeter lots shall not differ by more than one foot
higher from the building pads in adjacent developments.
37. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development.
Where compliance within the above stated limits is impractical, the City may
consider alternatives that are shown to minimize safety concerns, maintenance
difficulties and neighboring -owner dissatisfaction with the grade differential.
38. Prior to any site grading or re -grading that will raise or lower any portion of the
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DIRECTORS DETERMINATION
Conditions of Approval - Final
Tentative Tract 33597, Time Ext. #3
RT Hughes Co. LLC
July 18, 2016
site by more than plus or minus five 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.
39. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or
surveyor.
Each pad certification shall list the pad elevation as shown on the approved
grading plan, the actual pad elevation and the difference between the two, if any.
Such pad certification shall also list the relative compaction of the pad soil. The
data shall be organized by lot number, and listed cumulatively if submitted at
different times.
DRAINAGE
40. 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.
41. 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.
42. 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.
43. 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.
44. No fence or wall shall be constructed around any retention basin unless approved
by the Planning Director and the City Engineer.
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DIRECTORS DETERMINATION
Conditions of Approval - Final
Tentative Tract 33597, Time Ext. #3
RT Hughes Co. LLC
July 18, 2016
45. 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.
46. 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(6)(7).
47. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
48. 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.
49. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
50. 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
redevelopment 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
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DIRECTORS DETERMINATION
Conditions of Approval - Final
Tentative Tract 33597, Time Ext. #3
RT Hughes Co. LLC
July 18, 2016
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
51. The applicant shall comply with the provisions of Section 13.24.110 (Utilities),
LQMC.
52. 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.
53. 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.
54. 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.
STREET AND TRAFFIC IMPROVEMENTS
55. 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.
56. The applicant shall construct the following street improvements to conform with
the General Plan (street type noted in parentheses.)
A. OFF-SITE STREETS
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DIRECTORS DETERMINATION
Conditions of Approval - Final
Tentative Tract 33597, Time Ext. #3
RT Hughes Co. LLC
July 18, 2016
1) Madison Street (Modified Secondary Arterial; 84' R/W):
a) Widening of Madison has been made a requirement of
the Travertine Specific Plan. However, if this widening
has not been completed within 2 years of this approval,
the applicant shall 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. The west curb face shall be located
thirty six feet (27') west of the centerline. Applicant shall
bond for this widening prior to approval of any final
map.
Other required improvements in the Madison 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) 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 perimeter
wall at intervals not to exceed 250 feet.
d) Establish a benchmark in the Madison Street_right of way
and file a record of the benchmark with the County of
Riverside.
2) Avenue 60 (, 60' R/W):
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DIRECTORS DETERMINATION
Conditions of Approval - Final
Tentative Tract 33597, Time Ext. #3
RT Hughes Co. LLC
July 18, 2016
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 requirements of these conditions. The south
curb face shall be located eighteen feet (18') south of the
centerline per the approved street improvement plan.
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) A minimum 5 -foot wide sidewalk with landscaping provided
between the curb and the sidewalk as approved by the Design
and Development Department.
d) An additional street widening along all frontage adjacent to
the Tentative Map boundary of fourteen feet (14') north of the
centerline to accommodate west bound traffic unless street
improvements have been constructed by development on the
north side of Avenue 60.
e) Lighting at the project entry. The applicant shall design and
install a single street light or equivalent landscape lighting at
the shared entry. Additionally, the applicant or Home Owners
Association shall pay for the perpetual maintenance of the
street light or landscape lighting.
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
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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 restricted to 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 and Development
Department prior to recordation.
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DIRECTORS DETERMINATION
Conditions of Approval - Final
Tentative Tract 33597, Time Ext. #3
RT Hughes Co. LLC
July 18, 2016
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.
57. AU 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 submit a detailed exhibit at a
scale of 1" = 10', demonstrating that those passenger vehicles that do not gain
entry into the development can safely make a full turn -around (minimum radius to
be 24 feet) out onto the main street from the gated entry. Pursuant to said
conditions, there shall be a minimum of twenty five feet width provided at the
turn -around opening provided.
Two lanes of traffic shall be provided on the entry side of each gated entry, one
lane shall be dedicated for residents, and one lane for visitors. The two travel lanes
shall be a minimum of 20 feet of total paved roadway surface or as approved by
the Fire Department.
Entry drives, main interior circulation routes, standard knuckles, corner cutbacks,
bus turnouts, dedicated turn lanes and other features shown on the approved
construction plans, may require additional street widths as may be determined by
the City Engineer.
58. 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/Local 3.0" a.c./4.5" c.a.b.
Secondary Arterial 4.0" a.c./6.0" c.a.b.
or the approved equivalents of alternate materials.
59. The applicant shall submit current mix designs (less than two years old at the time
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DIRECTORS DETERMINATION
Conditions of Approval - Final
Tentative Tract 33597, Time Ext. #3
RT Hughes Co. LLC
July 18, 2016
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.
60. General access points and turning movements of traffic are limited to the
following:
A. Primary Entry (Avenue 60, 580 feet west of Madison Street): Full turn
movements are allowed.
B. Secondary Entry (Avenue 60, 1,170 feet west of Madison Street): Full turn
movements are allowed for resident traffic only.
61. Improvements shall include appurtenances such as traffic control signs, markings
and other devices, raised medians if required, street name signs and sidewalks.
62. Improvements shall be designed and constructed in accordance with City adopted
standards, supplemental drawings and specifications, or as approved by the City
Engineer. Improvement plans for streets, access gates and parking areas shall be
stamped and signed by qualified engineers.
CONSTRUCTION
63. 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
64. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
65. The applicant shall provide landscaping in the required setbacks, retention basins,
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DIRECTORS DETERMINATION
Conditions of Approval - Final
Tentative Tract 33597, Time Ext. #3
RT Hughes Co. LLC
July 18, 2016
common lots and park areas.
66. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
67. All new and modified landscape areas shall have landscaping and permanent
irrigation improvements in compliance with the City's Water Efficient Landscape
regulations contained in LQMC Section 8.13 (Water Efficient Landscape).
68. The applicant shall submit the final landscape plans for review, processing and
approval to the Design and Development Department, in accordance with the Final
Landscape Plan application process. When plan checking has been completed by
the Planning Division staff, the applicant shall obtain the signatures of CVWD and
the Riverside County Agricultural Commissioner, prior to submittal for signature by
the Planning Manager. Approval of the final landscape plan is required prior to
issuance of the first building permit unless the Planning Manager determines
extenuating circumstances exist which justifies an alternative processing
schedule. Landscape plans for landscaped medians on public streets shall be
approved by both the Planning Manager and the City Engineer.
NOTE: Plans are not approved for construction until signed by both the Planning
Manager and/or City Engineer.
69. 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.
70. 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", 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.
MAINTENANCE
71. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance),
LQMC.
72. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on-site improvements, perimeter landscaping, access
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DIRECTORS DETERMINATION
Conditions of Approval - Final
Tentative Tract 33597, Time Ext. #3
RT Hughes Co. LLC
July 18, 2016
drives, and sidewalks. In particular, the applicant shall provide language in the
CC&Rs for continuous and perpetual maintenance by the HOA of the landscaped
slope easement along Madison Street.
FEES AND DEPOSITS
73. 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.
MISCELLANEOUS
74. Perimeter wall designs including height, color, material, design shall be approved
by the Architecture and Landscaping Review Committee and the Planning
Commission prior to issuance of building permit for the wall.
75. Proposed street names with a minimum of two alternative names per street shall
be submitted to the Planning Department for approval. Names to be approved
prior to recordation of final map.
76. All mitigation measures contained in Environmental Assessment 2005-541 shall
be met.
77. Prior to final map approval, the developer shall submit to the Planning Department
for review, a copy of the proposed Covenants, Conditions, and Restrictions (CC&R's)
for the project.
78. Production homes require approval of a Site Development Permit application by
the Planning Commission.
79. The westerly access shall be restricted to exit only for residents and emergency
access only for entry into the site by emergency vehicles.
80. The design of the home on Lot 57 shall incorporate a circular driveway to allow
vehicles to leave the lot front-end first.
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