CC Resolution 1996-050^L7 RESOLUTION 96-50
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING A ONE-YEAR
TIME EXTENSION FOR TENTATIVE TRACT 26768 1ST
EXTENSION) TO ALLOW A 20-LOT SINGLE FAMILY
RESIDENTIAL LAND SALES SUBDIVISION ON
APPROXIMATELY 20 ACRES
CASE NO.: TTM 26768 1ST TIME EXTENSION)
APPLICANT: MR. AND MRS. DIETRICH WERNER
WHEREAS, the City Council of the City of La Quinta, California, did on the 2nd
day of July, 1996, hold a duly noticed Public Hearing and approved a one year time extension
for Tentative Tract Map 26768, a subdivision of 20-acres into 20 single family and other
common lots, generally on the west side of Monroe Street, 114 mile north of Airport Boulevard;
WHEREAS, the Planning Commission of the City of La Quinta, California, did on
the 14th day of May, 1996, held a duly noticed Public Hearing and recommended to the City
Council approval of a one year extension, for a 20-acre site with only 20 single family lots,
generally on the west side of Monroe Street, 1/4 mile north of Airport Boulevard, more
particularly described as:
BEING A SUBDIVISION OF THE SOUTH Y2 OF NE 1/4 OF
SECTION 15, TOWNSHIP 6 SOUTH, RANGE 7 EAST, SAN
BERNARDINO MERIDIAN APN: 767-330-007 AND 008)
WHEREAS, said Tentative Map has complied with the requirements of The
Rules to Implement the California Environmental Quality Act of 1970" as amended Resolution
83-63), in that the Community Development Director has determined that the original
environmental assessment EA 91-221) approved in 1992, is still valid and binding on this
development request. Therefore, no additional environmental review is warranted; and,
WHEREAS, at said Public Hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons wanting to be heard, said Council did make the
following Mandatory Findings of approval to justify said Tentative Tract Map 26768 1st Time
Extension):
A. The proposed map is consistent with the City of La Quinta General Plan and any
applicable specific plans.
The project is a Very Low Density Residential VLDR) District with Rural Residential
Overlay per the provisions of the 1 992 General Plan Update; therefore, all provisions
of Land Use Element Chapter 2) shall be met. Tentative Tract 26768 is consistent
with the goals, policies and intent of the La Quinta General Plan provided conditions,
specifically reducing the number of lots to 20, contained herein are required to ensure
among other things consistency with the General Plan and mitigation of environmental
consequences pursuant to Environmental Assessment 91-211.
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^L7Resolution 96-50
The site is zoned R-1 20,000 One Family Dwelling) which permits single family
developments. All plans for future single family homes shall be consistent with the
provisions of the Zoning Code in effect at the time building permits are acquired. The
development of the project, as conditioned, will be compatible with the surrounding
area.
B. The design or improvement of the proposed subdivision is consistent with the La Quinta
General Plan and any applicable specific plans.
The density and design standards for the tract will comply with the Rural Residential
Overlay as designated in the Land Use Element of the General Plan Chapter 2). All
streets and improvements in the project conform to City standards of the General Plan
and Subdivision Ordinance as designed. All on-site streets are private 37-feet wide)
and will be maintained by a Homeowner's Association. Access for the single family
lots will be provided from internal private streets that provide access to Monroe Street,
a Primary Arterial street.
C. The design of the subdivision or the proposed improvements, are not likely to cause
substantial environmental damage or substantially and avoidably injure fish or wildlife
or their habitat.
The subject site is physically suitable for the proposed land division as approved in
1992. The original development plan will not cause substantial environmental damage
or injury to fish or wildlife, or their habitat because mitigation measures have been
required per Environmental Assessment 91-221.
Before on-site grading, the applicant shall employ a qualified archaeologist and
paleontologist to conduct on-site research and review for prehistoric and historic
remains. These findings shall be submitted in report form to staff. The consultant's
report shall indicate his or her findings and convey any important information about the
site or its development. Monitoring shall be required during site grading work, if
deemed necessary by the consultant's report.
D. The design of the subdivision or type of improvements are not likely to cause serious
public health problems.
Noise impacts from existing and future road noise on Monroe Street shall be analyzed
and mitigation measures shall be employed to reduce exterior noise for those houses
along this Major Arterial street to levels consistent with Table EH-1 of Chapter 8 of the
General Plan Environmental Hazards Element). The noise study shall ensure that
future roadway noise is less than 60 dB CNEL in outdoor areas and 45 dB CNIEL or less
for interior areas to conform with the City's 1992 General Plan Update. The design of
the subdivision, as conditionally approved, will not cause serious public health problems
because they will install urban improvements based on City, State, and Federal
requirements.
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^L7Resolution 96-50
E. The design of the subdivision or type of improvements will not conflict with easements,
acquired by the public at large, for access through or use of property within the
proposed subdivision.
The proposed private streets are planned to provide direct access to each single family
lot. All required public easements will provide access to the site or support necessary
infrastructure improvements.
WHEREAS, in the review of this Tentative Tract Map, the City Council has
considered, the effect of the contemplated action on housing needs of the region for purposes
of balancing those needs against the public service needs of the residents of the City of La
Quinta and its environs with available fiscal and environmental resources;
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La
Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the Council in this
case;
2. That it does hereby reconfirm the conclusions of Environmental Assessment 91-221
as approved in 1992;
3. That it does approve Tentative Tract Map 26768 1st Time Extension) for the reasons
set forth in this Resolution and subject to the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City
Council, held on this 2nd day of July, 1996, by the following vote, to wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Holt
NOES: None
ABSENT: None
ABSTAIN: None
*i/* *,
GLENDA L. HOLT, Mayor
City of La Quinta, California
City of La Quinta, California
APPROVED AS TO FORM:
0
DA* N C. HONEYWELL, City Attorney
City of La Quinta, California
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^L7 CITY COUNCIL RESOLUTION 96-50
CONDITIONS OF APPROVAL RECOMMENDED
TENTATIVE TRACT 26768, EXTENSION #1
JULY 2, 1996
* Modified by the Commission on May 14, 1 996
GENERAL:
1. The City Clerk is instructed to have the final Conditions of Approval for this
tract recorded with the Clerk's Office of the County of Riverside i.e.,
Assessor's Parcel Numbers 767-330-007 and 767-330-008).
2. Tentative Tract Map 26768, marked Exhibit A", shall comply with the
requirements and standards of Section 66410 through 66499.58 of the
California Government Code the State Subdivision Map Act) and Chapter 1 3
of the La Quinta Municipal Code LQMC), unless otherwise modified by the
following conditions.
3. This Tentative Tract Map approval shall expire on April 7, 1997, unless
approved for a 2nd extension pursuant to the City of La Quinta Subdivision
Ordinance.
4. Prior to any site disturbance being permitted, including preliminary site work
andlor archaeological investigation, the project developer shall submit and have
approved a Fugitive Dust Control Plan FDCP), in accordance with Chapter 6.16
of the La Quinta Municipal Code. The plan shall define all areas proposed for
development and shall indicate time lines for any phasing of the project, and
shall establish standards for comprehensive control of both anthropogenic and
natural creation of airborne dust due to development activities on the site.
Phased projects must prepare a plan that addresses control measures over the
entire build out of the project, such as for disturbed lands pending future
development. The applicant shall furnish security, in a form acceptable to the
City, in an amount sufficient to guarantee compliance with the provisions of the
permit.
5. Before the issuance of a building permit for construction of any building or use
contemplated by this approval, the applicant shall obtain permits and/or
clearances from the following public agencies.
+ City Fire Marshal
Public Works Department Grading Permit/Improvement Permits)
* Community Development Department
* Coachella Valley Water District
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^L7City Council Resolution 96-50
Conditions of Approval
Tentative Tract Map 26768, Ext. #1
July 2, 1996
+ Coachella Valley Unified School District
+ Imperial Irrigation District
+ California Regional Water Quality Board NPDES Permit)
* Riverside County Health Department i.e.1 Septic Facilities)
The applicant is responsible for any requirements of the permits or clearances
from those jurisdictions. If the requirements include approval of improvement
plans, the applicant shall furnish proof of said approvals prior to City approval
of the plans.
For projects requiring NPDES construction permits, the applicant shall include
a copy of the application for the Notice of Intent with grading plans submitted
for plan checking. Prior to issuance of a grading or site construction permit, the
applicant shall submit a copy of an approved Storm Water Pollution Protection
Plan.
6. Provisions shall be made to comply with the terms and requirements of the
City's adopted Infrastructure Fee Program in effect at the time of issuance of
building permits.
7. Community Development Department approval shall be secured prior to
establishing any of the following facilities uses:
A. Temporary construction facilities.
B. Sales facilities, including their appurtenant signage.
C. On-site advertisinglconstruction signs.
8. Prior to issuance of a grading permit, the applicant shall retain a professionally
qualified archaeologist to conduct a field reconnaissance survey and record
search of the project site. A report of the result of the survey shall be
submitted to the Community Development Department 2 copies) complete with
recommendations for further mitigation measures. All testing shall be
completed prior to any grading work commencing. The archaeologist shall
prepare a mitigation plan for review and approval by the Community
Development Department prior to implementation.
During grading activities, the project site shall be monitored by a professionally
qualified archaeological monitor. The monitor is authorized to temporarily divert
or stop equipment in order to investigate exposed cultural deposits.
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^L7 City Council Resolution 96-50
Conditions of Approval
Tentative Tract Map 26768, Ext. #1
July 2, 1996
Prior to issuance of a Certificate of Occupancy, the project archaeologist shall
submit a final report to the Community Development Department. The final
report shall follow the report format contained in Preservation Planning Bulletin,
No.4(a), December, 1989 OHP). The final report shall be reviewed by the
Historic Preservation Commission for completeness and acceptability.
Acceptance of the final report by the Commission signifies completion of the
archaeological mitigation program.
Prior to issuance of a grading permit, the applicant shall retain a professionally
qualified paleontologist to provide monitoring of earth-moving activities,
including trenching for both on-site and off-site related work.
Prior to commencing grading activities, the paleontologist shall conduct a
preliminary survey and surface collection of any paleontological resources. The
project paleontologist shall prepare a monitoring and salvage program for review
and approval by the Community Development Department prior to
implementation.
During grading activities, the project site shall be monitored by a professionally
qualified paleontologist who maintains the necessary paleontologic collecting
permits and repository agreements. In areas of known high potential, the
project paleontologist may designate a paleontologic monitor to be present
during 1 00% of the earth-moving activities. If, after 50% of the grading is
completed, it can be demonstrated that the level of monitoring should be
reduced, the project paleontologist may so amend the mitigation program. The
paleontologic monitor(s) is authorized to temporarily divert equipment while
removing fossils.
Prior to issuance of a Certificate of Occupancy, the project paleontologist shall
submit a final report to the Community Development Department. The final
report shall discuss the methods used, results of the surface survey,
identification, cataloging, curation, and storage of fossil materials collected; and
the significance of the paleontological resources. A final report of the finds and
their significance after all operations are complete shall be reviewed by the
Historic Preservation Commission for acceptability. Acceptance of the final
report for the project by the Historic Preservation Commission signifies
completion of the program of mitigation.
Prior to the issuance of a grading permit, the Developer shall have retained a
qualified cultural resources management firm and completed the testing and
data recovery as noted in the plan. The management firm shall monitor the
grading activity as required by the plan or testing results.
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^L7City Council Resolution 96-50
Conditions of Approval
Tentative Tract Map 26768, Ext. #1
July 2, 1996
A list of the qualified archaeological monitor(s), cultural resources management
firm employees, and any assistant(s)Irepresentative(s), shall be submitted to the
Community Development Department. The list shall provide the current address
and phone number for each monitor. The designated monitors may be changed
from time to time, but no such change shall be effective unless served by
registered or certified mail on the Community Development Department.
The designated monitors or their authorized representatives shall have the
authority to temporarily divert, redirect or halt grading activity to allow recovery
of resources. In the event of discovery or recognition of any human remains,
there shall be no further grading, excavation or disturbance of the site or any
nearby areas reasonably suspected to overlie adjacent human remains until
appropriate mitigation measures are completed.
Upon completion of the data recovery, the Developer shall cause three copies
of the final report containing the data analysis to be prepared and published and
submitted to the Community Development Department.
9. Street name proposals 3 per street) shall be submitted for review and approval
by the Community Development Department prior to recordation of a portion of
the final map. Street name signs shall be furnished and installed by the
developer in accordance with standards of the City Engineer. Sign type and
design shall be subject to review and approval of the Community Development
Department and the Public Works Department.
10. Prior to final map approval by the City Council, the applicant shall meet the
parkland dedication requirement as set forth in Section 1 3.24.030, La Quinta
Subdivision Ordinance, by paying parkland fees in-lieu, as may be determined
in accordance with said Section.
11. A qualified acoustical engineer shall prepare a noise study, to be submitted to
the Community Development Department for review and approval before final
map approval. The study will concentrate on noise impacts on the tract from
Monroe Street, and recommend alternative mitigation techniques.
Recommendations of the study shall be incorporated into the tract design. The
study shall consider use of building setbacks, engineering design, building
orientation, noise barriers berming, walls, and landscaping, etc.), and other
techniques to avoid the isolated appearance given by walled developments. The
Rural Residential Overlay provisions of Chapter 2 of the General Plan shall be
met during the preparation of the noise study.
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^L7 City Council Resolution 98-50
Conditions of Approval
Tentative Tract Map 26788, Ext. #1
July 2, 1998
1 2. If the applicant desires to phase improvements and obligations required by the
Conditions of Approval and secure those phases separately, a phasing plan shall
be submitted to the Public Works Department for review and approval by the
City Engineer.
The applicant shall complete required improvements and satisfy obligations as
set forth in the approved phasing plan. Improvements and obligations required
of each phase shall be completed and satisfied prior to completion of homes or
occupancy of permanent buildings with the phase unless the City Engineer
approves a construction sequencing plan for that phase.
If improvements are phased with multiple final maps or other administrative
approvals Plot Plans, Conditional Use Permits, etc.), off-site improvements and
development-wide improvements i.e., retention basins, perimeter walls and
landscaping, gates, etc.) shall be constructed or secured prior to approval of the
first final map unless otherwise approved by the City Engineer.
13. All exterior lighting including that for signs and landscaping shall comply with
Dark Sky" Ordinance Chapter 9.210 of the Municipal Zoning Code).
FIRE DEPARTMENT
14. Schedule a fire protection approved super fire hydrants, 6' x 4*' x 2-1/2" x 2-
1/2") shall be located at each street intersection spaced not more than 330 feet
apart in any direction with no portion of any frontage more than 1 65 feet from
a fire hydrant. Minimum fire flow shall be 1000 gpm for two hours duration at
20 psi.
1 5. Prior to recordation of the final map, applicant/developer shall furnish one
blueline copy of the water system plan to the Fire Department for
review/approval. Plans shall conform to the fire hydrant types, location and
spacing, and the system shall meet the fire flow requirements. Plans shall be
signed/approved by a registered civil engineer and the local water company with
the following certification: I certify that the design of the water system is in
accordance with the requirements prescribed by the Riverside County Fire
Department".
16. The required water system including fire hydrants shall be installed and
accepted by the appropriate water agency prior to any combustible building
material being placed on an individual lot.
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^L7City Council Resolution 96-50
Conditions of Approval
Tentative Tract Map 26768, Ext. #1
July 2, 1996
A temporary water supply for fire protection may be allowed for the
construction of model units only. Plans for a temporary water system must be
submitted to the Fire Department for review prior to issuance of building
permits.
1 7. Whenever access into private property is controlled though use of gates,
barriers, guard houses or similar means, provision shall be made to facilitate
access by emergency vehicles in a manner approved by the Fire Department.
All controlled access devices that are power operated shall have a Knox Box
override system capable of opening the gate when activated by a special key
located in the emergency vehicle(s). Devices shall be equipped with backup
power facilities to operate in the event of power failure. All controlled access
devices that are not power operated shall be approved by the Fire Department.
Minimum opening width shall be 1 6-feet with minimum vertical clearance of 1 5-
feet.
ENGINEERING DEPARTMENT
1 8. The property owner shall dedicate public street right-of-way and utility
easements in conformance with the City's General Plan, Municipal Code,
applicable Specific Plans if any, and as required by the City Engineer, as follows:
A. Monroe Street Primary Arterial, 55-foot half width.
If the City Engineer determines that public access rights to proposed street
rights of way shown on the tentative map are necessary prior to approval of
final maps dedicating the rights of way, the applicant shall grant temporary
public access easements to those areas within 60-days of a written request by
the City.
1 9. An encroachment permit for work in any abutting local jurisdiction shall be
secured prior to constructing or joining any street improvements.
20. Applicant shall provide a separate lot or lots for private road purposes to be
owned in common by the owners of the residential lots in the subdivision. The
private road(s) shall conform to the City's General Plan and Municipal Code, and
as required by the Public Works Director, as follows:
A. B", C", D", and E" Streets 37-feet wide), and
B. Cul-de-sacs i.e., a 45-foot radius).
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^L7 City Council Resolution 96-50
Conditions of Approval
Tentative Tract Map 26768, Ext. #1
July 2, 1996
21. The property owner shall vacate vehicle access rights to Monroe Street from all
abutting lots. Access to Monroe Street from this land division shall be restricted
to Lot *B" Street only. No median opening shall be permitted.
22. The applicant shall provide 10-foot wide public utility easements on each side
of the private street lot(s) and 20-foot wide landscape easement along Monroe
Street.
23. Improvement plans for all on- and off-site streets and access gates shall be
prepared by professional engineer(s) authorized to practice in the State of
California. Improvements shall be designed and constructed in accordance with
the LQMC, adopted Standard and Supplemental Drawings and Specifications,
and as approved by the City Engineer.
Improvements shall include appurtenances such as traffic signs, channelization
markings, raised medians if required, street name signs, sidewalks, and mailbox
clusters approved in design and location by the US PQSt Office and the City
Engineer. Mid-block street lighting is not required.
Street right of way geometry for cul-de-sacs, knuckles turns and corner
cutbacks shall conform with Riverside County Standard Drawings #800, #801,
and #805 respectively unless otherwise approved by the City Engineer.
All streets proposed to serve residential or other access driveways shall be
designed and constructed with curbs and gutters or shall have other approved
methods to convey nuisance water without ponding in yard or drive areas and
to facilitate sweeping.
Street pavement sections shall be based on a Caltrans design for 20-year life
and shall consider soil strength and anticipated traffic loading including site and
building construction traffic). The minimum pavement sections shall be as
follows:
Residential and Parking Areas 3.0" a.c.14.50" a.b.
Collector 4.0"!5.00"
Secondary Arterial 4.0'*16.00"
Primary Arterial 4.5"/6.00"
Major Arterial 5.5"16.50"
The applicant shall submit mix designs for road base and pavement materials,
including complete testing lab results, for review and approval by the City.
Paving operations shall not be scheduled until mix design(s) are approved.
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^L7City Council Resolution 96-50
Conditions of Approval
Tentative Tract Map 26769, Ext. #1
July 2, 1996
24. Miscellaneous incidental improvements and enhancements to existing
improvements where joined by the newly required improvements shall be
designed and constructed as required by the City engineer to assure the new
and existing improvements are appropriate integrated to provide a finished
product that conforms with City standards and practices. This includes tapered
off-site street transitions that extend beyond tract boundaries and join the
widened and existing street sections.
25. The following specific street widths shall be constructed or secured if deferred
to conform with the General Plan street type noted therewith:
A. ON-SITE STREETS
1. B", C", D" and E" Streets full width Local Street, 37-feet
wide, refer to Std. Dwg. #105; the cul-de-sac bulb shall have a
45-foot curb radius.
B. OFF-SITE STREETS
2. Monroe Street portion contiguous to the tract) Install half width
Primary Arterial 86-feet wide improvement option), bond for half
of raised median deferred, refer to Std. Dwg. #100.
A bus turnout easement shall be provided on Monroe Street, south
of Lot B" on Lot A" for the installation of a future shelter
pursuant to the request of Sunline Transit.
The applicant's obligations for all or a portion of the deferred improvements
may, at the City's option, be satisfied by participation in a major thoroughfare
improvement program if this development becomes subject to such a program.
26. The applicant shall construct improvements and/or satisfy obligations, or enter
into agreement to construct and/or satisfy obligations required by the City prior
to agendization of a final map. For secured agreements, security provided, and
the release thereof, shall conform with Chapter 1 3 of the LQMC.
Improvements to be made or agreed to shall include removal of any existing
structures or obstructions with are not part of the proposed improvements.
If improvements are secured, the applicant shall provide approved estimates of
improvement costs. Estimates shall comply with the schedule of unit costs
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^L7 City Council Resolution 96-50
Conditions of Approval
Tentative Tract Map 26768, Ext. #1
July 2,1996
adopted by City Resolution or Ordinance. For items not listed in the City's
schedule, estimates shall meet the approval of the City Engineer.
Estimates for utilities and other improvements under the jurisdiction of outside
agencies shall be approved by those agencies. Security is not required for
telephone, gas or TV cable improvements. However, tract improvements shall
not be agendized for final acceptance until the requirements for telephone
service to lots within the development.
27. An engineering, geological, and soils engineering investigation shall be
conducted with a report submitted for review along with grading plan. The
report recommendations shall be incorporated into the grading plan design prior
to grading plan approval. The soils engineer and/or the engineering geologist
must certify to the adequacy of the grading plan. A statement shall appear on
the final subdivision map that a soils report has been prepared for the tract
pursuant to Section 1 7953 of the Health and Safety Code.
28. The tract grading plan shall be prepared by a registered civil engineer and
approved by the City Engineer prior to final map approval. Tract grading and
drainage shall comply with the City's Flood Protection Ordinance.
29. The tract shall be designed and graded in a manner so the difference in building
pad elevations between contiguous lots that share a common street frontage or
join lots with adjoining existing tracts or approved tentative tracts does not
exceed three 3.0) feet. The pad elevations of contiguous lots within the subject
tract that do not share a common street shall not exceed five 5.0) feet.
If an applicant is unable to comply with the pad elevation differential
requirement, the City will consider and may approve other alternatives that
satisfy the City's intent to promote and ensure community acceptance and
buyer satisfaction with the proposed development.
30. The tract shall be graded in a manner that permits storm flow in excess of the
retention basin capacity, caused by a storm event greater than a 100-year 24-
hour event, to flow out of the tract through a designated emergency overflow
outlet and into the historic drainage relief route. Similarly, the tract shall be
graded in a manner that anticipates receiving storm flow from adjoining property
at locations that have historically received flow for those occasions when a
storm greater than the 1 00-year 24-hour event occurs.
31. Storm water runoff produced in 24 hours by a 100-year storm shall be retained
on the site in landscaped retention basins designed for a maximum water depth
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^L7
City Council Resolution 96-50
Conditions of Approval
Tentative Tract Map 26768, Ext. #1
July 2, * 996
not to exceed six feet. The basin slopes shall not exceed 3:1. The percolation
rate shall be considered to be zero inches per hour unless the applicant provides
site-specific data that indicates otherwise. Other requirements include, but are
not limited to, a grassed ground surface with permanent irrigation
improvements, and appurtenant structural drainage amenities all of which shall
be designed and constructed in accordance with requirements deemed
necessary by the City Engineer.
Stormwater shall normally be retained in common basins. Individual lot basins
or other retention schemes may be approved by the City Engineer for lots 2.5-
acres in size or larger or where the use of the common retention is determined
by the City Engineer to be impracticable. If individual lot retention is approved,
the applicant shall meet all individual lot retention provisions of Chapter 1 3.24,
LQMC.
No fence or wall shall be constructed around the retention basin except as
approved by the Community Development Director and the City Engineer.
The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development. If any storm water
or nuisance water from this development is proposed to drain to off-site
locations, the applicant may be required to design and install first-flush storage,
oil/water separation devices, or other screening or pretreatment method(s) to
minimize conveyance of containments to off-site locations. Drainage to off-site
locations and methods of treatment or screening shall meet the approval of the
City Engineer.
The applicant may retain storm water runoff from Monroe Street and B" Street
in a retention basin in the landscape setback lot not to exceed 3-feet in depth
with a foreslope not to exceed 5:1. The backslope may be increased to 3:1.
32. A trickling sand filter and leachfield shall be installed in the retention basin to
percolate nuisance water in conformance with requirements of the City
Engineer. The sand filter and leach field shall be sized to percolate 1 60 gallons
per lot per day.
33. Applicants shall provide an Executive Summary Maintenance Booklet for the
street, landscape, irrigation, perimeter wall, and drainage facilities installed in
the subdivision. The booklet should include drawings of the facilities,
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^L7 City Council Resolution 96-50
Conditions of Approval
Tentative Tract Map 26768, Ext. #1
July 2, 1996
recommended maintenance procedures and frequency, and a Costing algorithm
with fixed and variable factors to help the homeowner's association in planning
the routine and long tern maintenance.
34. Landscape and irrigation plans shall be prepared by a licensed landscape
architect for the landscaped lots, landscape setback areas, medians, common
retention basins, and park facilities. The plans and proposed landscaping
improvements shall be in conformance with requirements of Chapter 8.13 of the
La Quinta Municipal Code.
Landscape and irrigation plans shall be approved by the Community
Development Department. Landscape and irrigation construction plans shall be
submitted to the Public Works Department for review and approval by the City
Engineer. The plans are not approved for construction until they have been
approved and signed by the City Engineer, the Coachella Valley Water District,
and the Riverside County Agricultural Commissioner's Office.
Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no lawn
or spray irrigation within five feet of the curbs along public streets.
35. Applicant shall submit a copy of the proposed grading, landscaping and
irrigation plans to the Coachella Valley Water District for review and approval
with respect to the District's Water Management Program.
36. The applicant shall make provisions for continuous maintenance of drainage,
landscaping and on-site street improvements. The applicant shall maintain all
other improvements until final acceptance of improvements by the City Council.
37. Prior to final map approval, applicant shall post securities to ensure construction
of an eight-foot wide meandering sidewalk between the Monroe Street curbing
and landscaped setback lot. The property owner shall provide a blanket
easement that covers the entire landscaped setback lot(s) to provide a
meandering public sidewalk. The equestrian trail shall be provided between the
east edge of the sidewalk and the property line. A split rail fence shall divide
the trail and the sidewalk and the trail should be a minimum width of eight feet.
38. The five-foot wide access easement contiguous to the southerly tract boundary
shall be extinguished.
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^L7City Council Resolution 96-50
Conditions of Approval
Tentative Tract Map 26768, Ext. #1
July 2, 1996
39. The Southern Pacific Railroad Company shall vacate the 200-foot wide railroad
right-of-way i.e., not plotable in the subdivision, noted as easement note #2,
prior to final map approval.
40. The ten-foot wide irrigation easement that runs across Lots 11 and 1 6 shall be
extinguished before map acceptance by the City Council.
41 * All existing and proposed utilities within or adjacent to the proposed
development shall be installed underground. High-voltage power lines which
the power authority will not accept underground are exempt from this
requirement.
42. Underground utilities that lie directly under street improvements or portions
thereof shall be installed, with trenches compacted to City standards, prior to
installation of that portion of the street improvements. The applicant's Soils
Engineer shall provide certified reports of soil compaction tests for review by the
City Engineer.
43. Property OwnerlApplicant shall cause no easements to be granted or recorded
over any portion of this property between the date of approval by the City
Council and the date of recording of the final map without the approval of the
City Engineer.
44. Applicant shall pay all fees charged by the City as required for processing, plan
checking and construction inspection. The fee amounts shall be those which are
in effect at the time the work is undertaken and accomplished by the City.
45. The applicant shall employ or retain a California registered civil engineer,
geotechnical engineers, or surveyors, as appropriate, who will provide, or have
their agents provide supervision and verification of the construction to be able
to furnish and sign accurate record drawings.
Upon completion of construction, the applicant shall furnish the City
reproducible record drawings of all plans which were signed by the City
Engineer. Each sheet of the drawings shall have the words Record Drawings,"
As-Built" or As-Constructed" clearly marked on each sheet and be stamped
and signed by the engineer or surveyor certifying to the accuracy of the
drawings. The applicant shall revise the plan computer files previously
submitted to the City to reflect the as-constructed condition.
Prior to issuance of building permits, the applicant shall provide a separate
document bearing the seal and signature of a California registered civil engineer,
geotechnical engineer, or surveyor, that lists actual building pad elevations for
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^L7 City Council Resolution 96-50
Conditions of Approval
Tentative Tract Map 26768, Ext. #1
July 2, 1996
the building lots. The document shall list the pad elevation approved on the
grading plan, the as-built elevation, and the difference between the two, if any.
The date shall be organized by lot number and shall be listed cumulatively if
submitted at different times.
SPEC IAL
46. All single family homes within 1 50-feet of the ultimate right of way of Monroe
Street shall be single-story and no higher than 22 feet as measured from
building pad elevation as noted on the approved grading plan.
47** The Planning Commission shall approve the production house plans or design
manual) before the submission of the construction plans to the Building and
Safety Department for construction permit issuance via a plot plan application
i.e., Non-Hearing Agenda Item). All homes shall have clay or concrete tile roofs
excluding flat roofed buildings. The project design features shall be
incorporated in the CC and R's for the development. Two copies of the draft
CC and R's for the development shall be submitted to the Community
Development Department for review and approval before recordation of the final
map. Once the draft document is approved as to form by the City, it shall be
recorded with the County of Riverside concurrently with the Final map
recordation. A copy of the recorded document shall be given to the Community
Development Department prior to building permit issuance.
48. The minimum lot size shall be 20,000 square feet.
49. The provisions of the Municipal Zoning Code in effect at the time building
permits are applied for shall be met.
50.* All homes shall be required to install front yard landscaping prior to final
occupancy. The applicant will be permitted to post securities to insure that the
front yard landscaping is installed for each home if the applicant does not have
plant material installed at the time the house is finaled. All landscaping
materials shall be installed within 60 days after occupancy clearances have been
given.
Each lot shall have two 1 5-gallon shade trees corner lots five 1 5-gallon trees),
ten 5-gallon shrubs and other landscaping e.g., turf, turf and gravel, etc.),
acceptable to the Community Development Department. The applicant/developer
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^L7City Council Resolution 96-50
Conditions of Approval
Tentative Tract Map 26768, Ext. #1
July 2, 1996
is encouraged to use drought resistant and native plant materials for the project.
The landscaping concept shall be approved currently with the review of the
model homes plans by the Planning Commission.
51. The mitigation measures of Environmental Assessment 91-221 shall be met.
52. The developer shall disclose in the project's CC and R's that the keeping of
horses or other livestock can be permitted on adjacent properties provided the
provisions of the Zoning Code are met.
53. Impacts shall be mitigated in accordance with the provisions of AB 1600,
Section 53080 and 63995 of the Government Code or the then existing
legislation and/or local ordinances adopted pursuant thereto or any applicable
mitigation agreement entered into by the developer and the District. In addition,
the City, developer and the Coachella Valley Unified School District shall
cooperate in exploring alternatives to provide lands or facilities to the District,
through joint use agreements, dedications, or Mello-Roos District formation.
54. Perimeter security walls where required by the Noise Study shall be subject to
the following standards: A) Setbacks from right-of-way lines along Madison
Street shall average 30 feet, and B) All wall designs, including location and
materials, shall be subject to review by the Planning Commission.
55. The provisions of the Rural Residential Overlay General Plan Policy 2-1.2.3)
shall be met by reducing the number of buildable residential lots in the project
to 20 prior to final map approval by the City Council.
MISCELLANEOUS
56. Improvement plans submitted to the City for plan checking shall be submitted
on 24" x 36" media in the categories of Rough Grading," Precise Grading,
Streets & Drainage," and Landscaping." All plans shall have signature blocks
for the City Engineer. Precise grading plans shall have signature blocks for the
Community Development Director and the Building Official. Plans are not
approved for construction until they are signed.
Streets and Drainage" plans shall normally include signals, sidewalks,
equestrian trails, bike paths, gates and entryways, and parking lots. If water and
sewer plans are included on the street and drainage plans, the plans shall have
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^L7 CitV Council Resolution 96-50
Conditions of Approval
Tentative Tract Map 26768, Ext. #1
JuIV 2, 1996
an additional signature block for the Coachella Valley Water District CVWD).
The combined plans shall be signed by CVWD prior to their submittal for the
City Engineer's signature.
Landscaping" plans shall normally include landscape improvements, irrigation,
lighting, and perimeter walls.
Plans for improvements not tisted above shall be in formats approved by the
City Engineer.
57. The City may maintain standard plans, details and/or construction notes for
elements of construction. For a fee established by City resolution, the developer
may acquire standard plan and/or detail sheets from the City.
58. As part of the filing of the final map for approval by the City Council, the
applicant shall furnish accurate CAD files of the map and improvement plans.
The files shall be submitted on storage media and in a program format
acceptable to the City Engineer.
59. If improvements are secured, the applicant shall provide approved estimates of
improvement costs. Estimates shall comply with the schedule of unit costs
adopted by City resolution or ordinance. For items not listed in the City's
schedule, estimates shall meet the approval of the City Engineer.
Estimates for utilities and other improvements under the jurisdiction of outside
agencies shall be approved by those agencies. Security is not required for
telephone, gas, or T.V. cable improvements. However, tract improvements shall
not be agendized for final acceptance until the City receives confirmation from
the appropriate authority that the applicant has met all requirements for service
to lots within the subdivision.
60. The applicant shall employ construction quality-assurance measures which meet
the approval of the City Engineer.
61. The applicant shall employ or retain California registered civil engineers,
geotechnical engineers, or surveyors, as appropriate, who will provide, or have
their agents provide, sufficient supervision and verification of the construction
to be able to furnish and sign accurate record drawings.
62. Upon completion of construction, the applicant shall furnish the City
reproducible record drawings of all plans which were signed by the City
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July 2, 1996
Engineer. Each sheet of the drawings shall have the words Record Drawings,"
As-Built" or As-Constructed" clearly marked on each sheet and be stamped
and signed by the Engineer or surveyor certifying to the accuracy of the
drawings.
63. The applicant shall pay all deposits and fees required by the City for plan
checking and construction inspection. Deposit and fee amounts shall be those
in effect when the applicant makes application for the plan checks and permits.
64. The City is contemplating adoption of a major thoroughfare improvement
program. If the program is in effect 60 days prior to recordation of any final
map or issuance of a certificate for any waived final map, the development or
portions thereof may be subject to the provisions of the Ordinance.
If the development is not subject to a major thoroughfare improvement program,
the applicant shall be responsible for all street/traffic improvements required
herein.
65. The applicant shall employ construction quality-assurance measures which meet
the approval of the City Engineer.
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