CC Resolution 1998-049^ S RESOLUTION 98-49
A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF LA QUINTA, CALIFORNIA,
APPROVING TENTATIVE TRACT MAP 28601
TO ALLOW A 90-LOT RESIDENTIAL
SUBDIVISION CONSISTING OF 86 LOTS FOR
SINGLE FAMILY RESIDENCES, FOUR LOTS
FOR 118 SENIOR APARTMENTS AND
LETTERED LOTS A" THROUGH G" ON
APPROXIMATELY 34.4 ACRES
CASE NO.: TENTATIVE TRACT MAP 28601
APPLICANT: CATELLUS RESIDENTIAL GROUPILA QUINTA
REDEVELOPMENT AGENCY
WHEREAS, the City Council for the City of La Quinta, California, did on
the 1 9th day of May, 1 998, hold a duly noticed Public Hearing to review the request
for a 90 lot subdivision with lettered lots located at the northwest corner of Jefferson
Street and 48th Avenue; and,
WHEREAS, the Planning Commission for the City of La Quinta, California,
did on the 1 2th day of May, 1 998, hold a duly noticed Public Hearing to review the
request for a 90 lot subdivision with lettered lots located at the northwest corner of
Jefferson Street and 48th Avenue, more particularly described as:
A PORTION OF THE SOUTH HALF
OF THE SOUTHEAST QUARTER
OF SECTION 29 TOWNSHIP
5 SOUTH RANGE 7 EAST
SAN BERNARDINO MERIDIAN
WHEREAS, the proposed Village on the Green is an implementation action
under the La Quinta Redevelopment Plan for Project Area #2. An EIR was certified for
this Plan by the City Council State Clearing House #88041111). Pursuant to Public
Resources Code 21090, all actions taken to implement a Redevelopment Plan are
deemed a single project and no further environmental review is necessary beyond
analysis of project-specific impacts. Therefore an Environmental Assessment as an
Addendum to the EIR was prepared to determine whether the conditions referenced
in Public Resources Code Section 21166 are present.
WHEREAS, the City Council has considered the EIR for Redevelopment
Area #2 and addendum thereto; and,
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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 to justify approval
of said Tentative Tract Map 28601:
A. The proposed map is consistent with the City of La Quinta General Plan, Zoning
Code, and Subdivision Ordinance.
The property is designated Mixed/Regional Commercial. Per General Plan Policy
2-3.1.6 the proposed High Density Residential and Medium High Density
residential uses are allowed. The Housing Element also has policies requiring
a mixture of housing types and densities guided by Specific Plans within the
Mixed/Regional Commercial area. The proposed density is 5.9 dulacre, which
is well within the density allowed for HDR-MHDR uses. A Specific Plan
processed concurrently with the Tract Map establishes the development
standards and is consistent with the goals, policies, and intent of the General
Plan Land Use Element Chapter 2) provided conditions are met.
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, Subdivision Ordinance, and The
Village on the Green Specific Plan. All on-site streets are private and designed
in accordance with Chapter 3.0) of the General Plan with the exception of the
General Plan Amendment request to reduce private streets from 36 feet to 32
feet and 28 feet given certain requirements are met.
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 vacant site is suitable for development based on the project's Biology Study
included in the Environmental Assessment prepared for this project.
Development will not cause substantial environmental damage, or injury to fish
or wildlife, or their habitat provided mitigation measures are met.
D. The design of the subdivision or type of improvements are not likely to cause
serious public health problems.
The design of the subdivision, as conditionally approved, will not cause serious
public health problems because they will install urban improvements based on
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City, State, and Federal requirements.
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 residential lot.
The project will be instrumental in causing new area-wide public infrastructure
improvements to be constructed, which will benefit both existing development
and other future development, including but not limited to street improvements
and public utility improvements.
F. The conditions outlined in Public Resources Code 211 66 are not present.
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 correct and constitute the finds of the
City Council in this case;
2. That it does hereby approve Tentative Tract Map 28601 for the reasons set
forth in this resolution and subject to the conditions on file in the Community
Development Department.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
City Council, held on the 1 9th day of May, 1 998, by the following vote, to wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff
NOES: Mayor Pena
ABSENT: None
ABSTAIN: None
JOH PEN A, yor
City of La Quinta, California
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ATTEST:
i+RAL$iCiW Clerk
City of La Quinta, California
APPROVED AS TO FORM:
DAWN C. HONEYWELL, City Attorney
City of La Quinta, California
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^ S RESOLUTION 98-49
CONDITIONS OF APPROVAL FINAL
TENTATIVE TRACT 28601
MAY 19, 1998
GENERAL
1. Upon their approval by the City Council, the City Clerk is directed to file these
Conditions of Approval with the Riverside County Recorder for recordation
against the properties to which they apply.
2. Tentative Tract Map 28601 shall comply with the requirements and standards of
* 66410-66499*58 of the California Government Code the Subdivision Map
Act) and Chapter 1 3 of the La Quinta Municipal Code LQM C).
3. 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
and/or clearances from the following public agencies:
* Fire Marshal
* Public Works Department Grading Permit, Improvement Permit)
* Community Development Department
9 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.
The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit. For projects 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.
4. 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.
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Conditions of Approval
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Page 2
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, granting, or conferral shall be ensured, prior to
approval of a final map, 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 property
owners.
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. Off-site Streets
1. Jefferson Street 60 feet half street width, except for southerly
portion from Avenue 48 centerline to 370 feet north, which shall be
a 80 half street width.
2. Avenue 48 55 feet half street width.
B. On-site Streets The street widths shall be as shown on the tentative map
with the exception of the following:
1. The main entry street to the Village Green shall be reduced such that
the street width will be 32 feet wide with parking on one side while
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maintaining the 60 foot right of way. The median shall be removed
from the F" Street entry with the same street section. The 48th
Avenue median will require slight modifications.
2. To align the interior intersections of A" Street with B" Street and D"
Street with J" Street, the median shall be removed. The street
section will have a 36 foot width and a 70 foot right of way, with 1 7
feet of parkway for landscape and sidewalk.
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.
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 create perimeter setback lots, of minimum width as noted,
adjacent to the following street rights of way:
A. Jefferson Street 20 feet wide.
B. Avenue 48 20 feet wide.
Minimum widths may be used as average widths if meandering wall designs are
approved.
Required setback areas or lots shall apply to all existing and proposed street
frontage of the parcel or parcels being subdivided including, but not limited to,
remainder parcels and lots dedicated or deeded to others such as water well and
power substation sites.
Where public sidewalks are placed on privately-owned setback lots, the applicant
shall dedicate blanket sidewalk easements over the setback lots.
11. The applicant shall vacate abutter's rights of access to the following streets from
lots abutting the streets:
A. Jefferson Street
B. Avenue 48
Direct access to these streets shall be restricted to access points listed
hereinafter or as approved by the City.
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1 2. The applicant shall dedicate any easements necessary for placement of and
access to utility lines and structures, drainage basins, mailbox clusters, park
lands, and common areas.
1 3. 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.
ELNALMAE
1 4. Prior to approval of a final map, 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 not 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
1 5. 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 they 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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1 6. 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.
1 7. 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-constructed
conditions including approved revisions to the plans.
If 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
1 8. 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 approval 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 thereof1 shall conform with
Chapter 13, LQMC.
Improvements to be made or agreed to shall include removal of any existing
structures or obstructions which are not part of the proposed improvements.
1 9. 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 telephone authority that the applicant has met all requirements for telephone
service to lots within the development.
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Conditions of Approval
TT 28601 May 19, 1998
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20. 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) 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.
21. The applicant shall pay cash or provide security in guarantee of 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. Existing traffic signal at Jefferson Street/Avenue 48 25%
B. Avenue 48: north half of existing street improvements 100%
C. Jefferson Street: west half of future landscaped median 1 00%
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
22. 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.
23. Prior to occupation of the project site for construction purposes, the Applicant
shall submit and receive approval of a Fugitive Dust Control plan prepared in
accordance with Chapter 5.16, LQMC. In accordance with said Chapter, 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.
24. The applicant shall comply with the City's Flood Protection Ordinance.
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25. The applicant shall furnish a thorough preliminary geological and soils engineering
report the *soils report") with the grading plan.
26. 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 of this development, that a
soils report has been prepared pursuant to Section 1 7953 of the Health and
Safety Code.
27. 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.
28. Prior to issuance of building permits, the applicant shall provide a separate
document, bearing the seal and signature of a California registered civil engineer
or surveyor, that lists actual building pad elevations for 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 data shall be
organized by lot number and shall be listed cumulatively if submitted at different
times.
DRAINAGE
29. 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 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
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Resolution 9SA9
Conditions of Approval
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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,
LQMC.
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. If not specified otherwise in Specific Plan 97-031, the 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(s) shall be sized to percolate 3.5 gallons per house per
hour. The leachfield line(s) shall be sized to percolate 20 gallons per house per
day.
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.
39. If the applicant proposes drainage of stormwater from a design storm directly or
indirectly to public waterways, the applicant and, subsequently, the
Homeowners' Association shall be responsible for any sampling and testing of the
development's effluent which may required under the City's NPDES Permit or
other City- or area-wide pollution prevention program and for any other
obligations and/or expenses which may arise from the such discharge of the
development's stormwater or nuisance water. The tract CC & Rs shall reflect the
existence of this potential obligation.
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Resolution 98-49
Conditions of Approval
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UTILITIES
40. 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.
41. In areas where hardscape surface 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
42. 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.
43. The following minimum street improvements shall be constructed to conform
with the General Plan street type noted in parentheses:
A. 0FF-SITE STREETS
1. Jefferson Street Construct 51-feet half of 102-foot curbface to
curbface) improvement plus a 6-foot wide meandering sidewalk.
2. Avenue 48 Construct a 6-foot wide meandering sidewalk.
B. ON-SITE PRIVATE STREETS
The on-site residential street shall be constructed per the concepts shown
on Sheets C3 and C6 in Specific Plan 97-031, with the exception of the
following:
1. The main entry street to the Village Green shall be reduced such that
the street width will be 32 feet wide with parking on one side while
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maintaining the 60 foot right of way. The median shall be removed
from the F" Street entry with the same street section. The 481h
Avenue median will require slight modifications.
2. To align the interior intersections of A" Street with B" Street and D"
Street with J" Street, the median shall be removed. The street
section will have a 36 foot width and a 70 foot right of way, with 1 7
feet of parkway for landscape and sidewalk.
Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, bus
turnouts, dedicated turn lanes, and other features contained in the approved
construction plans may warrant additional street widths as determined by the
City Engineer.
44. Access points and turning movements of traffic shall be restricted as follows:
A. Full turn access to Avenue 48 from Street A
B. Left turn in, no left turn out, right turn only in and out) access to Avenue
48 from Street F.
45. 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.
46. 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.
47. 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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48. Street right of way geometry for culs de sac, knuckle turns and corner cut-backs
shall conform with Riverside County Standard Drawings #800, #801, and #805
respectively unless otherwise approved by the City Engineer.
49. All streets proposed to serve residential or other access driveways shall be
designed and constructed with vertical curbs and gutters or shall have other
approved methods to convey nuisance water without ponding and to facilitate
street sweeping.
50. 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" a.b.
Collector 4.0/5.00"
Secondary Arterial 4.0"/6.00'
Primary Arterial 4.5.*16.00"
Major Arterial 5.5"/6.50"
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.
51. Final inspection and occupancy of homes or other permanent buildings within the
development will not be approved until the homes or permanent buildings have
improved access, including street and sidewalk improvements, traffic control
devices and street name signs, to publicly-maintained streets. 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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Conditions of Approval
TT 2S601 May 19, 199g
Page 12
LANDSCAPING
52. 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.
53. The applicant shall provide landscape improvements in the perimeter setback
areas or lots along the following streets:
A. Jefferson Street.
B. Avenue 48
54. Landscape and irrigation plans for landscaped lots, landscape setback areas,
medians, common retention basins, and park facilities shall be prepared by a
licensed landscape architect.
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.
55. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape
areas outside the right of way unless otherwise approved by the City Engineer.
56. 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 5-feet of curbs along public streets.
57. Unless otherwise approved by the City Engineer, common basins and park areas
shall be designed with grades and turf grass surface which can be mowed with
standard tractor-mounted equipment.
58. The applicant shall ensure that landscaping plans and utility plans are coordinated
to provide visual screening of above-ground utility structures.
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^ S Resolution 9*A9
Conditions of Approval
TT 28601 May 19,1998
Page 13
PUBLIC SERVICES
59. The applicant shall provide public transit amenities as required by Sunline Transit
and/or the City Engineer. These amenities shall include, as a minimum, a bus
turnout location and passenger waiting shelter along the following street:
A. Jefferson Street
The location and character of the turnout and shelter shall be as determined by
Sunline Transit and the City Engineer.
QUALITY ASSURANCE
60. The applicant shall employ construction quality-assurance measures which meet
the approval of the City Engineer.
61. 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 include 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.
62. 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.
63. 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.
64. The applicant shall make provisions for continuous and perpetual maintenance of
all required improvements unless and until expressly released from said
responsibility by the City.
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^ SResolution 98-49
Conditions of Approval
TT 28601 May 19, 1998
Page 14
FEES AND DEPOSITS
65. 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.
66. Prior to approval of a final map or completion of any approval process for
modification of boundaries of the property subject to these conditions, the
applicant shall process a reapportionment of any bonded assessment(s) against
the property and pay the cost of the reapportionment.
MISCELLANEOUS
67. Applicant 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.
68. A mitigation fee of $600 per acre shall be paid to the City of La Quinta for the
threatened Fringe-Toed Lizard fee prior to issuance of a grading permit.
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