CC Resolution 1997-098^#Q RESOLUTION 97-98
A RESOLUTION OF THE CITY COUNCIL OF LA
QUINTA, CALIFORNIA, APPROVING REVISIONS
AND A THIRD ONE YEAR TIME EXTENSION FOR
TENTATIVE TRACT MAP 25953 TO ALLOW A 132-
LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION
AND MISCELLANEOUS LETTERED LOTS ON
APPROXIMATELY 38.4-ACRES
CASE NO.: TENTATIVE TRACT MAP 25953, REVISED
APPLICANT: OLIPHANT AND WILLIAMS, INC.
WHEREAS, the City Council of the City of La Quinta, California, did on
the 2nd day of December, 1 997, hold a duly noticed Public Hearing for a 38.4 acre site
with 1 32 single family lots, generally on the northwest corner of Miles Avenue and
Dune Palms Road;
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 1 2th day of November, 1997, hold a duly noticed Public Hearing for a 38.4-
acre site with 1 32 single family lots, generally on the northwest corner of Miles
Avenue and Dune Palms Road, more particularly described as:
Portion of the NW of Section 20, T55, R7E, SBBM APN:
604-071-008 and-Oil)
WHEREAS, said Tentative Map has complied with the requirements of
*The Rules to Implement the California Environmental Quality Act of 1 970" as
amended Resolution 83-63). The Community Development Department has prepared
Environmental Assessment 97-346 for this project which updates EA 90-162 and
concludes that the project will not have a significant impact on the environment based
on conditions; 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
City Council did make the following Mandatory Findings of approval for said revised
Tentative Tract Map:
A. The proposed map is consistent with the City of La Quinta General Plan and
Zoning Ordinance.
The property is designated Low Density Residential 2-4 dwelling units per acre)
provisions of the General Plan and not in an area regulated by a specific
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City Council Resolution 97-98
plan. The project density is 3.4 dwellings per acre which is under the maximum
allowed for the LDR District. Tentative Tract 25953 is consistent with the
goals, policies and intent of the La Quinta General Plan Land Use Element
Chapter 2) provided conditions are met.
The site is zoned RL Low Density Residential District) which permits single
family development on lots at least 7,200 sq. ft. The proposed lots are 7,200
sq. ft. or larger, and will be developed with houses that are greater than 1 400
square feet which is consistent with City requirements.
B. The design or improvement of the proposed subdivision is consistent with the
La Quinta General Plan and any applicable specific plans.
All streets and improvements in the project, as conditioned, will conform to City
standards as outlined in the General Plan and Subdivision Ordinance. All on-
site streets will be public 50' to 60' wide rights-of-way) which is consistent
with the Circulation Element Chapter 3.0). Access to the Tract will be from
Street Lot C" to Dune Palms Road and Nuevo Drive to the west. The density
and design standards for the tract will comply with the Land Use Element
Chapter 2.0) of the General Plan and the Zoning Code.
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.
Mitigation fees will be paid and environmental studies i.e., cultural resources,
noise, drainage, geotechnical, etc.) were completed for this application. The
studies state that development will not adversely affect local wildlife habitats
because this is an isolated area surrounded by urban development. This project
will not cause substantial environmental damage or injury to fish or wildlife, or
their habitat because mitigation measures were completed at the time the site
was disturbed or will be mitigated based on the proposed Conditions of
Approval.
D. The design of the subdivision or type of improvements are not likely to cause
serious public health problems.
They will install urban improvements based on City, County, State, and Federal
requirements. On-site retention basins will contain runoff ensuring protection
to the single family houses, and provide outdoor areas for passive outdoor play.
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^#Q City Council Resolution 97-98
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 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 revised Tentative Tract Map, the 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 City
Council in this case;
2. That it does approve revisions to Tentative Tract Map 25953 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 the 2nd day of December, 1 997, by the following vote,
to wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: None
JOH EN A, yor
City of La Quinta, California
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^#QCity Council Resolution 97-98
ATT T:
AUNDRA L. JUHO City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
DAWN C. HONEYWELL, City Attorney
City of La Quinta, California
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^#Q CITY COUNCIL RESOLUTION 97-98
CONDITIONS OF APPROVAL FINAL
TENTATIVE TRACT MAP 25953, REVISED EXTENSION #3)
OLIPHANT AND WILLIAMS, INC.
DECEMBER 2, 1997
CONDITIONS OF APPROVAL
+ Modified by the PlanningCommission onNovember 12, 1997
* Modified by*the City Council*on December 2,1997
GENERAL
1. Upon City Council approval, the City Clerk is authorized to file these Conditions of
Approval with the Riverside County Recorder for recordation against the properties
to which they apply APN: 6044)71-008 and 011).
2. Tentative Tract Map No.25953 Revised) shall comply with the requirements and
standards of 664i0*6499.58 of the California Government Code the Subdivision
Map Act) and Title 13 of the La Quinta Municipal Code LQMC) unless otherwise
modified by the following conditions.
3. This map approval shall expire and become null and void on July31, 1998, unless
recorded.
4. Prior to the issuance of a grading permit or building permit for construction of any
building or use contemplated by this approval, the applicant shall obtain permits
andlor clearances from the following public agencies:
Fire Marshal
Public Works Department Grading Permit, Improvement Permit)
Community Development Department
Building and Safety Department Building Permit)
Riverside Co. Environmental Health Department
Desert Sands Unified School District
Coachella Valley Water District
Imperial Irrigation District
California Regional Water Quality Control Board NPDES Permit)
The applicant is responsible for any requirements of the permits or clearances from
those jurisdictions. If the requirements include approval of improvement plans,
applicant shall furnish proof of said approvals prior to obtaining City approval of the
plans.
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^#Q City Council Resolution 97-98
Conditions of Approval
Tentative Tract Map 25953, Revised
December 2, 1997
The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit. For subdivisions requiring project-specific 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 the
proposed Storm Water Pollution Protection Plan for review by the Public Works
Department.
PROPERTY RIGHTS
5. All easements, rights of way and other property rights required of the tentative map
or otherwise necessary to facilitate the ultimate use of the development and
functioning of improvements shall be dedicated, granted or otherwise conferred, or
the process of said dedication, grantin6, or conferral shall be ensured, prior to
approval of a final map or parcel map or a waiver of parcel map. The conferral shall
include irrevocable offers to dedicate or grant easements to the City for access to
and maintenance, construction, and reconstruction of all essential improvements
which are located on privately-held lots or parcels.
6. Prior to approval of a final map, parcel map or grading plan and prior to issuance of
a grading permit, the applicant shall furnish proof of temporary or permanent
easements or written permission, as appropriate, from owners of any abutting
properties on which grading, retaining wall construction, permanent slopes, or other
encroachments are to occur.
7. If the applicant proposes vacation or abandonment of any existing rights of way or
access easements which will diminish access rights to any properties owned by
others, the applicant shall provide approved alternate rights of way or access
easements to those properties or notarized letters of consent from the owners of the
properties.
8. The applicant shall dedicate public and private street right of way and utility
easements in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and as required by the City Engineer.
9. Dedications required of this development include:
A. Miles Avenue Remainder of applicant's 554oot half of 11 O4oot right of way.
B. Dune Palms Road Remainder of applicant's 444oot half of 8B4oot right of
way.
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^#Q Citv Council Resolution 97-98
Conditions of Approval
Tentative Tract Map 25953, Revised
December 2, 1997
C* Interior Streets Sixty4oot rights of way fifty feet for the portion of Lot D
adjacent to Miles Avenue) plus suitable right of way for knuckle turns and offset
culs de sac Riverside County Standard No.800 A)).
D. Common Areas General right of access to perimeter setback lots and
retention basin for inspection, maintenance, construction, and reconstruction
of City maintained facilities e.g., drainage lines and sidewalks).
Dedications shall include corner cutbacks at intersections and additional widths as
necessary for dedicated right and left turn lanes, bus turnouts, and other features of
the approved construction plans.
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 written request by the City.
10. The applicant shall dedicate five4oot public utility easements contiguous with and
along both sides of all streets having 5O4oot rights-of-way widths.
11 * The applicant shall create perimeter setback lots, of minimum width as noted,
adjacent to the following street rights of way:
A. Miles Avenue 20 feet
B. Dune Palm Road 10 feet
Minimum widths may be used as average widths if meandering wall designs are
approved by the Community Development and Public Works Departments. Walls
along Miles Avenue shall be a minimum distance of l54eet from the street nght*f-
way.
Where public sidewalks are placed on setback lots, the applicant shall dedicate
blanket sidewalk easements over the setback lots.
12. The applicant shall vacate abutte*s rights of access to Miles Avenue and Dune
Palms Road from lots abutting the streets. Direct access to these streets shall be
restricted to the main project entry drive on Dune Palms Road except for the
temporary model home access allowed herein.
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Cjtv Council Resolution 97*S
Conditions of Approval
Tentative Tract Map 25953 Revised
December 2.1997
13. The applicant shall dedicate any easements necessary for placement of and access
to utility lines and structures, drainage basins, mailbox clusters, and common areas.
14. The applicant 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 any final map(s) covering the same portion of the property unless such
easements are approved by the City Engineer.
FINAL MAP(S) AND PARCEL MAP(S)
15. As part of the filing package for final map approval, the applicant shall furnish
accurate AutoCad files of the complete map, as approved by the City's map checker,
on storage media and in a program format acceptable to the City Engineer. The files
shall utilize standard AutoCad menu choices so they may be fully retrieved into a
basic AutoCad program.
If the map was nbt produced in AutoCad or a file format which can be converted to
AutoCad, the City Engineer may accept raster-image files of the map.
IMPROVEMENT PLANS
16. 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 except precise grading plans shall have
signature blocks for the City Engineer. Precise grading plans shall have signature
blocks for Community Development Director and the Building Official. Plans are not
approved for construction until t*ey are signed.
Streets and Drainage" plans shall normally include signals, sidewalks, 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 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 listed above shall be in formats approved by the City
Engineer.
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Cit' Council Resolution 97-98
Conditions of Approval
Tentanve Tract Map 25953, Revised
Decemher2, 1997
17. The City may maintain standard plans, details and/or construction notes for elements
of construction. For a fee established by City resolution, the applicant may acquire
standard plan and/or detail sheets from the City.
18. When final plans are approved by the City, and prior to approval of the final map, the
applicant shall furnish accurate AutoCad files of the complete, approved plans on
storage media acceptable to the City Engineer. The files shall utilize standard
AutoCad menu choices so they may be fully retrieved into a basic AutoCad program.
At the completion of construction and prior to final acceptance of improvements, the
applicant shall update the files to reflect as*onstructed conditions including
approved revisions to the plans.
lf'the plans were not produced in AutoCad or a file format which can be converted
to AutoCad, the City Engineer may accept raster-image files of the plans.
IMPROVEMENT AGREEMENT
19. The applicant shall construct improvements and/or satisfy obligations, or furnish an
executed, secured agreement to construct improvements and/or satisfy obligations
required by the City prior to agendization of a final map or parcel map or issuance
of a certificate of compliance for a waived parcel map. For secured agreements,
security provided, and the release thereof, shall conform with Chapter 13, LQMC.
Improvements to be made or agreed to shall include rem6val of any existing
structures or obstructions which are not part of the proposed Jmprovements.
20. 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 City1s 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 confi#'mation from the
telephone authority that the applicant has met all requirements for telephone service
to lots within the development.
21. 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 e.g., retention basins, perimeter walls & landscaping, gates)
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Citv Council Resolution 97-98
Conditions of Approval
Tentative Tract Map 25953, Revised
*cember 2, 1997
shall be constructed or secured prior to approval of the first phase unless otherwise
approved by the City Engineer. Improvements and obligations required of each
phase shall be completed and satisfied prior to completion of homes or occupancy
of permanent buildings within the phase unless a construction phasing plan is
approved by the City Engineer.
22. The applicant shall pay cash or provide security in gi&arantee bf cash payment for
applicant's required share of improvements which have been or will be constructed
by others participatory improvements).
Participatory improvements for this development include:
A. Traffic signal at Miles Avenue and Dune Palms Road $31 740 23.73% of the
City's $133,758 cost to design and construct). The applicant shall satisfy this
obligation prior to issuance of the first building permit for this development
including model homes).
B. Miles Avenue One half the cost of an lB4oot raised landscape median and
turn pockets contiguous with this development. This obligation shall be
secured prior to approval of any final map.
C.+ Dune Palms Road The City's cost of design and construct existing permanent
improvements west of centerline contiguous with this development excluding
any monies contributed by other regional organizations. The applicant shall
satisfy this obligation prior to the opening of the main project entry to public or
local residential traffic.
The applicant's obligations for all or a portion of the participatory 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.
GRADING
23. Graded, undeveloped land shall be maintained to prevent dust and blowsand
nuisances. The land shall be planted with interim landscaping or provided with other
wind and water erosion control measures approved by the Community Development
and Public Works Departments. Construction vehicles shall use Dune Palms Road.
24. Prior to occupation of the project site for constmction purposes, the Applicant shall
submit and receive approval of a fugitive dust control plan prepared in accordance
with Chapter 6.16, LQMC. In accordance with said Chapter, the Applicant shall
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^#Q Ci* Council Resolution 97-98
Conditions of Approval
Tentative Tract Map 25953, Revised
December 2, 1997
furnish security, in a form acceptable to the city, in an amount sufficient to guarantee
compliance with the provisions of the permit.
25. The applicant shall comply with the City's Flood Protection Ordinance.
26. The applicant shall furnish a thorough preliminary geological and soils engineering
report the soils report") with the grading plan.
27. A grading plan shall be prepared by a registered civil engineer and must meet the
approval of the City Engineer prior to issuance of a grading permit. The grading plan
shall conform with the recommendations of the soils report and shall be certified as
adequate by a soils engineer or an engineering geologist. A statement shall appear
on the final map(s), if any are required qf this development, that a soils report has
been prepared pursuant to Section 17953 of the Health and Safety Code.
28. The applicant shall endeavor to minimize differences in elevation at the interface of
this development with abutting properties and of separate tracts and lots within this
development. Building pad elevations on contiguous lots shall not differ by more
than three feet except for lots within a tract, but not sharing common street frontage,
where the differential shall not exceed five feet. If compliance with this requirement
is impractical, the City will consider and may approve alternatives which minimize
safety concerns, maintenance difficulties and neighboring owner dissatisfaction with
the grade differential.
29. Prior to issuance of building permits, the applicant shall provide a separate
document, beanng the seal and signature of a California registered civil engineer or
surveyor, that lists actual building pad elevations. 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 data shall be organized by lot number and shall be
listed cumulatively if submitted at different times.
DRAINAGE
The applicant shall comply with the provisions of Engineering Bulletin No.97.03 and the
following:
30. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
31. Stormwater falling on site during the peak*24-hour period of a 100-year storm the
design storm) shall be retained within the development unless otherwise approved
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^#Q CiW Council Resolution 97-98
Condi Lions of Approval
Tentative Tract Map 25953, Revised
December 2, 1997
by the City Engineer. The tributary drainage area shall extend to the centerline of
adjacent public streets.
32. Stormwater shall normally be retained in common retention basins. Individual-lot
basins or other retention schemes may be approved by the City Engineer for lots 2Y2
acres in size or larger or where the use of 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 13.24, LOMC.
33. Storm flow in excess of retention capacity shall be routed through a designated
overflow outlet and into the historic drainage relief route.
34. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
35. 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.
36. Retention basin slopes shall not exceed 3:1. If retention is on individual lots, the
retention depth shall not exceed two feet. If retention is in one or more common
retention basins, the retention depth shall not exceed six feet.
37. Nuisance water shall be retained on site. A trickling sand filter and leachfield of a
design approved by the City Engineer shall be installed to percolate nuisance water.
The sand filter and leach field shall be sized to percolate 22 gallons per day per
1,000 square feet of drainage area.
38. In developments for which security will be provided by public safety entities, e.g., the
La Quinta Safety Department or the Riverside County Sheriff's Department, all areas
of common retention basins shall be visible from the adjacent street(s). No fence or
wall shall be constructed around retention basins except as approved by the
Community Development Director and the City Engineer.
UTILITIES
39. 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.
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Cit,' Council Resolution 97-98
Conditions of Approva]
Tentative Tract Map 25953, Revised
December 2, 1997
40. In areas where hardscape improvements are planned, underground utilities shall be
installed prior to construction of surface improvements. The applicant shall provide
certified reports of utility trench compaction tests for approval of the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
41. 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 of compliance for any waived final map, the development or portions
thereof may be subject to the provisions of the ordinance.
If this development is not subject to a major thoroughfare improvement program, the
applicant shall be responsible for all street and traffic improvements required herein.
42. The following minimum street improvements shall be constructed to conform with the
General Plan street type noted in parentheses:
A. OFF-SITE STREETS
1) Miles Avenue Primary Arterial) Construct applicant's half of an 864oot
travel section curb face to curb face) with striped median. Construct six-
foot sidewalk and secure the cost of half of an I B4oot raised landscape
median. The street and sidewalk, including the curb return at Dune Palms
Road, shall be completed prior to the opening of the temporary model
home entrance.
2) Dune Palms Road Secondary Arterial) Construct applicant's half of a
644oot travel section plus an eight4oot sidewalk. Construct modifications
to the traffic signal as necessary to accommodate the widened street
section. These improvements shall be completed prior to the opening of
the main project entry to public or residential traffic.
B. ON-SITE PUBLIC STREETS
1) Lot C" 4O4oot width. Other double-loaded streets, 364oot section.
Single-loaded portion of Lot D" 324oot section. Construct five4oot wide
sidewalks Qn both sides of double-loaded streets, one side of single-
loaded.
2) Offset culs de sac per Riverside County Standard 800(A).
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^#QCity Council Resolution 97-98
Conditions of Approval
Tentative Tract Map 25953, Revised
December 2.1997
Additional street widths are required for turn knuckles, comer cutbacks, bus turnouts,
dedicated turn lanes, and other features contained in the approved construction
plans.
43. Access points and turning movements of traffic shall be restricted to the following:
A. Main project entry ori Dune Palms Road centered*approximately 770 feet north
of the centerline of Miles Avenue all-way access allowed.
B. Direct connection of the west end of *t C" to Nuevo Drive.
C.+ Temporary model home entrance on Miles Avenue right-iniright-out
movements allowed. A left-in movement may be approved if the applicant
installs approved traffic control markings and devices if the median is not yet
constructed).
The temporary entrance shall be located no closer than 250 feet curb return
to curb return) from Dune Palms Road or Los Manos Drive and as approved by
the City Engineer to least conflict with the safe passage of traffic. The
temporary entrance shall serve an enclosed parking and/or street area within
or adjacent to the model complex and shalt have approved barriers blocking
access to or from the remainder of the interior street system. The applicant
shall secure the cost of removal of the entrance prior to issuance of a
Certificate of Occupancy for the first model home.
44. Improvements shall include all appurtenances such as traffic signs, channelization
markings and devices, raised medians if required, street name signs, sidewalks, and
mailbox clusters approved in design and location by the U.S. Post Office and the City
Engineer. Mid-block street lighting is not required.
45; The City Engineer may require improvements extending beyond development
boundaries such as, but not limited to, pavement elevation transitions, street width
transitions, or other incidental work which will ensure that newly constructed
improvements are safely integrated with existing improvements and conform with the
City's standards and practices.
46. Improvement plans for all on- and off-site streets and access gates shall be prepared
by registered 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.
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^#Q I.
City Council Resolution 97-98
Conditions of Approval
Tentative Tract Map 2*953, Revised
December 2, 1997
47. Street right of way geometry for culs de sac, knuckle turns and comer cutbacks shall
conform with Riverside County Standard brawings #800, #501, and #805
respectively unless otherwise approved by the City Engineer.
48. All streets proposed to serve residential or other access driveways shall be designed
and constructed with vertical curbs and gutteFs or shall have other approved methods
to convey nuisance waterwithout ponding and to facilitate street sweeping.
49. Street pavement sections shall be based on a Caltrans design for a 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 & Parking Areas 3.0" a.c.14.50'1 a.b.
Collector 4.0"15.0O"
Secondary Arterial 4.0"16.00"
Primary Arterial 4.5'V6.00"
Major Arterial 5.5,76.50"
The listed structural sections are minimums, not defaults. Street pavement sections
shall be designed using Caltrans design procedures with site-specific data for soil
strength and traffic volumes.
The applicant shall submit current no more than two years old) mix designs for base
materials, Portland cement concrete and asphalt concrete, including complete mix
design lab results, for review and approval by the City. For mix designs over six
months old, the submittal shall include recent no more than six months old at the
time proposed for construction) aggregate gradation test results to confirm that the
mix design gradations can be reproduced in production of the base or paving
material. Construction operations shall not be scheduled until mix designs are
approved.
50. Prior to occupancy of homes or other permanent buildings within the development,
the applicant shall install all street and sidewalk improvements, traffic control devices
and street name signs along access routes to those buildings. If on-site streets are
initially constructed with only a portion of the full thickness of pavement, the applicant
shall complete the pavement when directed by the City but in any case prior to final
inspections of any of the final ten percent of homes within the Tract.
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^#QCity Council Resolution 97-98
Conditions of Approval
Tentative Tract Map 25953, Revised
December 2, 1997
LANDSCAPING AND WALLS
51. Perimeter walls and required landscaping for the entire perimeter to be enclosed
shall be constructed prior to final inspection and occupancy of any homes within the
Tract unless a phasing plan or construction schedule is approved by the City
Engineer. The perimeter Tract walls shall be constructed using decorative masonry
slumpstone blocks with brick cap and meander or include staggers) and include
open sections of wrought iron and pilasters. The height of perimeter wall shall be
six4eet as required by the acoustic study for the project.
52. The applicant shall proVide landscape improvements in the perimeter setback areas
or lots along Miles Avenue and Dune Palms Road and on the retention basin lots.
53. Landscape and irrigation plans for landscape setback areas, retention basin lots and
production houses shall be prepared by a licensed landscape architect and be
prepared based on the water conservation measures addressed in Chapter 8.13 of
the Municipal Code.
Landscape and irrigation plans for production houses shall be approved by the
Community Development Department. Landscape and irrigation construction plans
for parkways, landscape setbacks, and retention basins shall be submitted to the
Public Works Department for review and approval by the City Engineer. The
landscaping plans are not approved for construction until they have been approved
and signed by the City Engineer, Community Development Department, the
Coachella Valley Water District, and the Riverside County Agricultural
Commissioner.
54. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas
outside the right of way. Landscape berms of 30" high shall be used throughout the
parkway landscaping.
55. 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 S4eet of curbs along public streets.
56. Unless otherwise approved by the City Engineer, common basins and open space
areas shall be designed with grades and a turf grass surface which can be mowed
with standard tractor-mounted equipment.
57. The applicant shall ensure that landscaping plans and utility plans are coordinated
to provide visual screening of above*round utility structures.
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^#Q City Council Resolution 97-98
Conditions of Approval
Tentative Tract Map 25953, Revised
December 2. 1997
58. Masonry fencing for individual houses is required. Decorative walls shall be installed
for fencing that can be seen from the abutting street frontage e.g., tan slumpstone,
etc.) with painted precision block or better) walls required for interior and rear yard
areas.
59. Mature landscaping shall be installed in the. perimeter landscaping parkways. Palm
trees shall a minimum brown trunk height of 1 O4eet, and shall be skinned 25% or
greater) and include accent uplighting mounted on the trunk at 8' above the finished
grade level. No less than 80 percent of the trees along Miles Avenue and Dune
Palms Road shall be 24"- or 36"-box specimen trees e.g., minimum 1.75" to 3"
diameter trunk width per tree type) with remaining trees 15 gallon in size with 1"
diameter trunk. Vandal proof ground mounted lighting shall be used periodically to
accent the parkway trees in conjunction with the lighting for the palm trees. Shrubs
spacing shall be 3' to 4' on center unless plant types are clustered to form distinctive
design themes.
60. Front yard landscaping for production houses shall consist of a minimum of two
shade trees i.e., one tree 15 gallon with 1" diameter trunk and one tree 24" box
with 1.75" diameter trunk) and 10 five-gallon shrubs. Three additional 15 gallon
trees shall be required for corner lot houses. All trees shall be double staked to
prevent wind damage. Trees and shrubs shall be watered with emifters or bubblers.
61. Landscape and irrigation improvements shall be installed prior to occupancy of the
house. The developer and subsequent property owner shall continuously maintain
all required landscaping in a healthy and viable condition.
OUALITY ASSURANCE
62. The applicant shall employ construction quality-assurance measures which meet the
approval of the City Engineer.
63. The subdivider shall arrange and bear the cost of measurement, sampling and
testing not included in the City's permit inspection program but which are required
by the City to provide evidence that materials and their placement comply with plans
and specifications. Testing shall indude a retention basin sand filter percolation test,
as approved by the City Engineer, after required tract improvements are complete
and soils have been permanently stabilized.
64. The applicant shall employ or retain California registered civil engineers,
geometrical engineers, or surveyors, as appropriate, who will provide, or have their
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Conditions of Approval
Tentative Tract Map 25953, Revised
December 2, 1997
agents provide, sufficient supervision and verification of the construction to be able
to furnish and sign accurate record drawings.
65. 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-Bui It" or As-Constructed"
clearly marked on each sheet and be stamped and signed by the engineer Qr
surveyor certifying to the accuracy of the drawings. The applicant shall revise the
plan computer files previously submitted to the City to reflect the ascoi*istructed
condition.
MAINTENANCE
66.+ Prior to issuance of building permits, the applicant shall make provisions acceptable
to the City in the Covenants, Conditions, and Restrictions CC and R's) for perpetual
maintenance of landscaping, infiltration devices and related improvements in
landscaped setbacks, retention basins and other public or common areas. The
applicant shall maintain all other improvements until expressly released from such
responsibility following final acceptance of improvements by the City Council.
FEESANDOEPOSITS
67. 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 plan checking and permits. All fees paid for
development permits shall be paid as required by City Council Resolution in effect
at time of application.
68. Prior to issuance of a grading permit1 the property owner shall pay a fee of $600.00
per acre for disturbing the habitat area of the Coachella Valley Fringe-Toed Lizard.
69. Within 24 hours after review by the City Council, the property owner/developer shall
submit to the Community Development Department two checks made out to the
County of Riverside in the amount of $78.00 and $1,250.00 to permit the filing and
posting of the Notice of Determination for EA 97-346.
70. Prior to building permit issuance, the developer shall pay school mitigation fees to
the appropriate school district based on the State imposed fee in effect at that time.
The school facilities fee shall be established by Resolution i.e., State of California
School Facilities Financing Act).
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Conditions of Approval
Tentative Tract Map 25953, Revised
December 2, 1997
71. Provisions shall be made to comply with the terms and requirements of the CiWs
adopted Infrastructure Fee program in effect at the time of issuance of building
permits.
72. Prior to final map approval by the City Council, the property ownerideveloper shall
meet the Parkland Dedication requirements by payment of in-lieu fees as set forth
in Section 13.48 of the La Quinta Municipal Code.
FIRE DEPARTMENT
73. Schedule A fire protection approved Super fire hydrants 6" X 4" X 2.5" X 2.5") will
be located at each street intersection spaced not more than 3304eet apart in any
direction with any portion of any frontage more than 1654eet from a fire hydrant.
Minimum fire flow will be 1,000 G.P.M. for a two-hour duration at 20 PSI.
74. Prior to recordation of the final map, the applicantideveloper will furnish one blueline
copy of the water system plans to the Fire Department for review and approval.
Plans will conform to the fire hydrant types, location and spacing, and the system will
meet the fire flow requirements. Plans will be signed and approved by the 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."
75. The required water system including fire hydrants will be installed and accepted by
the appropriate water agency prior to any combustible building material being placed
on an individual lot.
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.
76. Phased improvements shall be approved by the Fire Department.
77. Prior to the issuance of the 36** building permit for residences, improved secondary
access shall be provided.
ENVIRONMENTAL
78. Prior to the issuance of a grading permit or building permit, the property
ownerideveloper shall prepare and submit a written report to the Community
Development Department demonstrating compliance with those Conditions of
Approval and mitigation measures of TTM 25953 and EA 97-346. Mitigation
monitoring of the project site during grading is required.
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^#Q City Council Resolution 97-98
Conditions of Approval
Tentative Tract Map 25953, Revised
December 2, 1997
79. The developer shall comply with the recommendations of the City's Historic
Preservation Commission as required on October 16,1997, and those identified in
the Archaeological Resources Assessment report prepared by L & L Environmentai
for this project.
Prior to the issuance of a grading permit, the developer shall have retained a
qualified cultural resources management firm. The management firm shall monitor
the grading and trenching activity as required by the plan and testing results, for both
on-site and off-site improvements.
A list of the qualified archaeological monitor(s), cultural resources management firm
employees, and any assistant(s)/representative(s) retained for this project, 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 clo Ms.
Leslie Mouriquand, Associate Planner).
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 area reasonably
suspected to overlie adjacent human remains until appropriate mitigation measures
are completed, according to State law.
Upon completion of the monitoring, the developer or property owner) shall submit
three copies of the final report prior to issuance of the first house Certificate of
Occupancy.
MISCELLANEOUS
80. The RL Zoning District requirements shall be met prior to the issuance of building
permits. Front yard building setbacks shall be varied to enhance the streetscape
appearance according to Section 9.30.030 of the Zoning Ordinance e.g., 20' to 25'
setback from the property line).
81. All agency letters received for this case are made part of the case file documents for
plan checking purposes.
82. All houses constructed shall comply with the Uniform Building Code in effect when
the plans are submitted for plan check by the Building and Safety Department.
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Conditions of Approval
Tentative Tract Map 2*953, Revised
December 2,1997
83. Developer or property owner) agrees to indemnify, defend and hold harmless the
City of La Quinta in the event of any legal claim or litigation arising out of the City's
approval of this project. The City of La Quinta shall have the right to select its
defense counsel in its sole discretion.
84. A Minor Use Permit is required to establish a model sales complex or real estate
sales office with advertising according to Section 9.60.250 of the Zoning Ordinance.
85. Permanent or temporary signs shall be approved by the Community Development
Department prior to installation.
86. Minor architectural changes to the prototype housing units may be permitted by the
Community Development Director. Major architectural changes or new house plans
shall be approved as a Non-Hearing Action by the Planning Commission.
87. Two story building elements are not permitted to be constructed along the west and
north Tract boundaries.
88.+ Street Lot *C" shall be named Nuevo Drive.
89.+ Architectural changes shall be made to the elevations A and B) of the Plan 1 house
so each is different from the other prior to issuance of the first building permit.
90.* Prior to final map approval, Lots 9-14 shall be shifted to the north so as to
accommodate a 1 O4oot wide landscape setback from the back of sidewalk along
Street Lot C". The landscaping plan for this common lot shall be approved by the
Director of the Community Development Department.
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