TTM 2016-0007 (TTM 33085), Extension No. 3, Desert Polo Land, LLC. (01.27.2017)adietra
- -- GEN{ of the DESERT --
January 27, 2017
Mr. David Turner
Coachella Valley Engineers
77933 Las Montanas Road, Suite 101
Palm Desert, CA 92211
SUBJECT: TENTATIVE TRACT MAP 33085 EXTENSION #3 (TTM2016-0007)
Dear Mr. Turner:
This letter is to inform you that the third time extension for Tentative Tract Map 33085
has been approved. This time extension shall expire on December 6, 2017. Consistent
with Municipal Code Section 13.12.160, this is the third out of six possible extensions
for this Map.
Enclosed with this letter are the current updated conditions of approval.
If you have any questions, please contact me at (760) 777-7067.
Sincerely,
GABRI'` PE
Planning M nager
1
78-495 Calle Tampico
La Quinta, CA 92253 760.777.7000
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 33085, EXTENSION #3
DESERT POLO LAND, LLC
JANUARY 27, 2017
ORIGINAL MAP APPROVED 12/6/05; RESOLUTION 2005-098
GENERAL
1. This Tentative Tract Map Extension shall expire on December 6, 2017, unless
recorded or granted any additional time extension(s) pursuant to Title 13 of the La
Quinta Municipal Code (§13.12.160; Extensions of Time for Tentative Maps).
2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply
with the requirements and standards of Government Code §§ 66410 through
66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal
Code ("LQMC").
The City of La Quinta's Municipal Code can be accessed on the City's Web Site at
www.la-quinta.org.
3. Prior to the issuance of any grading, construction, or building permit by the City,
the applicant shall obtain any necessary clearances and/or permits from the
following agencies:
• Riverside County Fire Marshal
• La Quinta Design and Development Department (Green Sheet
(Development Services Clearance) for Building Permits, Water Quality
Management Plan (WQMP) Exemption Form - Whitewater River Region,
Improvement Permit)
• Riverside Co. Environmental Health Department
• Coachella Valley Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
• South Coast Air Quality Management District, Coachella Valley
• State Water Resources Control Board
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
1
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 33085, EXTENSION #3
DESERT POLO LAND, LLC
JANUARY 27, 2017
ORIGINAL MAP APPROVED 12/6/05; RESOLUTION 2005-098
Coverage under the California Construction General Permit must be obtained by
the applicant; who then shall submit a copy of the Regional Water Quality Control
Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI")
and Waste Discharger Identification (WDID) number to the City prior to the
issuance of a grading or building permit.
4. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water);
Riverside County Ordinance No. 457; the California Regional Water Quality Control
Board - Colorado River Basin Region Board Order No. R7-2013-0011 and the State
Water Resources Control Board's Order No. 2009-0009-DWQ and Order No. 2012-
0006-DWQ.
A. For construction activities including clearing, grading or excavation of land
that disturbs one (1) acre or more of land, or that disturbs less than one (1)
acre of land but which is part of a construction project that encompasses
more than one (1) acre of land, the Permitee shall be required to submit a
Storm Water Pollution Protection Plan ("SWPPP") to the State Water
Resources Control Board.
The applicant or design professional can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com for use
in their SWPPP preparation.
B. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including acceptance
of all improvements by the City.
C. The applicant's SWPPP shall include provisions for all of the following Best
Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
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DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 33085, EXTENSION #3
DESERT POLO LAND, LLC
JANUARY 27, 2017
ORIGINAL MAP APPROVED 12/6/05; RESOLUTION 2005-098
6) Waste Management and Materials Pollution Control.
D. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading,
pursuant to this project.
E. The approved SWPPP and BMPs shall remain in effect for the entire duration
of project construction until all improvements are completed and accepted
by the City Council.
F. The inclusion in the Master Homeowner's Association (HOA) Conditions,
Covenants, and Restrictions (CC&Rs), a requirement for the perpetual
maintenance and operation of all post -construction BMPs as required.
G. The applicant shall execute and record an agreement that provides for the
perpetual maintenance and operation of all post -construction BMPs as
required.
5. Approval of this Tentative Map shall not be construed as approval for any
horizontal dimensions implied by any site plans or exhibits unless specifically
identified in the following conditions of approval.
6. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual attorney's fees incurred by the City Attorney to review,
negotiate and/or modify any documents or instruments required by these
conditions, if Developer requests that the City modify or revise any documents or
instruments prepared initially by the City to effect these conditions. This obligation
shall be paid in the time noted above without deduction or offset and Developer's
failure to make such payment shall be a material breach of the Conditions of
Approval.
7. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual consultant's fees incurred by the City for engineering
and/or surveying consultants to review and/or modify any documents or
instruments required by this project. This obligation shall be paid in the time noted
above without deduction or offset and Developer's failure to make such payment
shall be a material breach of the Conditions of Approval.
3
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 33085, EXTENSION #3
DESERT POLO LAND, LLC
JANUARY 27, 2017
ORIGINAL MAP APPROVED 12/6/05; RESOLUTION 2005-098
PROPERTY RIGHTS
8. Prior to issuance of any permit(s), the applicant shall acquire or confer easements
and other property rights necessary for the construction or proper functioning of
the proposed development. Conferred rights shall include irrevocable offers to
dedicate or grant access easements to the City for emergency services and for
maintenance, construction and reconstruction of essential improvements.
9. Pursuant to the aforementioned condition, conferred rights shall include approvals
from all necessary persons or entities over easements and other property rights
necessary for construction and proper functioning of the proposed development
not limited to access rights over proposed and/or existing private streets that
access public streets and open space/drainage facilities of the master
development.
10. The applicant shall offer for dedication on the Final Map all public street right-of-
ways in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and/or as required by the City Engineer.
11. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Madison Street (Primary Arterial, Option A 110' ROW) - The standard
55 feet from the centerline of Madison Street for a total 110 -foot
ultimate developed right of way.
12. The applicant shall retain for private use on the Final Map all private street right-
of-ways in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and/or as required by the City Engineer.
13. The private street right-of-ways to be retained for private use required for this
development include:
A. PRIVATE STREETS
1) Property line shall be placed at the back of curb similar to the layout
shown on the preliminary grading plan/tentative map and the
typical street section shown in the tentative map. Use of smooth
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DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 33085, EXTENSION #3
DESERT POLO LAND, LLC
JANUARY 27, 2017
ORIGINAL MAP APPROVED 12/6/05; RESOLUTION 2005-098
curves instead of angular lines at property lines is recommended.
B. CUL DE SACS
1) The cul de sac shall conform to the shape shown on the tentative
map with a 38 -foot curb radius at the bulb or larger as shown on the
tentative map.
14. When the City Engineer determines that access rights to the proposed street right-
of-ways shown on the approved Tentative Tract Map are necessary prior to
approval of the Final Map dedicating such right-of-ways, the applicant shall grant
the necessary right-of-ways within 60 days of a written request by the City.
15. Right-of-way geometry for standard knuckles and property line corner cut backs at
curb returns shall conform to Riverside County Standard Drawings #801 and #805
dated 05/01/07, respectively, unless otherwise approved by the City Engineer.
16. Dedications shall include additional widths as necessary for dedicated right and
left turn lanes, bus turnouts, and other features contained in the approved
construction plans.
Pursuant to this requirement, the Applicant shall include in the submittal packet
containing the draft final map submitted for plan checking, an offsite street
geometric layout, drawn at linch = 40 feet, and detailing the following design
aspects: median curb line, outside curb line, lane line alignment including lane
widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric
layout shall be accompanied with sufficient professional engineering studies to
confirm the appropriate length of all proposed turn pockets and auxiliary lanes
that may impact the right-of-way dedication required of the project and the
associated landscape setback requirement.
17. The applicant shall offer for dedication on the Final Map a ten -foot wide public
utility easement contiguous with, and along both sides of all private streets. Such
easement may be reduced to five feet in width with the express written approval
of IID.
18. The applicant shall create perimeter landscaping setbacks along all public right-of-
ways as follows:
A. Madison Street (Primary Arterial) - 20 -foot from the R/W-P/L.
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DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 33085, EXTENSION #3
DESERT POLO LAND, LLC
JANUARY 27, 2017
ORIGINAL MAP APPROVED 12/6/05; RESOLUTION 2005-098
The listed setback depth shall be the average depth where a meandering wall
design is approved.
The setback requirements shall apply to all frontages including, but not limited to,
remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks,
the applicant shall offer for dedication blanket easements for those purposes on
the Final Map.
19. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins, mailbox
clusters, park lands, and common areas on the Final Map.
20. Direct vehicular access to Madison Street from lots with frontage along Madison
Street is restricted, except for those access points identified on the tentative tract
map, or as otherwise conditioned in these conditions of approval. The vehicular
access restriction shall be shown on the recorded final tract map.
21. The applicant shall furnish proof of easements, or written permission, as
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, permanent slopes, or other encroachments will occur.
22. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property between the date of approval of the Tentative Tract
Map and the date of recording of any Final Map, unless such easement is approved
by the City Engineer.
23. The applicant shall enter into a recorded reciprocal access agreement with the
owner(s) of the property to the north, Tentative Tract Map No. 36297, for access to
Madison Street via Beth Circle.
FINAL MAP
24. Prior to the City's approval of a Final Map, the applicant shall furnish accurate
mylars of the Final Map. The Final Map shall be 1" = 40' scale.
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DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 33085, EXTENSION #3
DESERT POLO LAND, LLC
JANUARY 27, 2017
ORIGINAL MAP APPROVED 12/6/05; RESOLUTION 2005-098
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as "engineer,"
"surveyor," and "architect," refer to persons currently certified or licensed to practice their
respective professions in the State of California.
25. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shall comply with the
provisions of Section 13.24.040 (Improvement Plans), LQMC.
26. The following improvement plans shall be prepared and submitted for review and
approval by the Design and Development Department. A separate set of plans for
each line item specified below shall be prepared. The plans shall utilize the
minimum scale specified, unless otherwise authorized by the City Engineer in
writing. Plans may be prepared at a larger scale if additional detail or plan clarity
is desired. Note, the applicant may be required to prepare other improvement
plans not listed here pursuant to improvements required by other agencies and
utility purveyors.
A. On -Site Rough Grading Plan: 1" = 40' Horizontal
B. PM10 Plan: 1" = 40' Horizontal
NOTE: A through C to be submitted concurrently.
C. Off -Site Street Improvement/Storm Drain Plan:
1" = 40' Horizontal, 1" = 4' Vertical
D. Off -Site Signing & Striping Plan: 1" = 40' Horizontal
The Off -Site street improvement plans shall have separate plan sheet(s)
(drawn at 20 scale) that show the meandering sidewalk, mounding, and
berm design in the combined parkway and landscape setback area.
E. On -Site Street Improvements/Signing & Striping/Storm Drain Plan:
1" = 40' Horizontal, 1"= 4' Vertical
NOTE: D through F to be submitted concurrently.
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DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 33085, EXTENSION #3
DESERT POLO LAND, LLC
JANUARY 27, 2017
ORIGINAL MAP APPROVED 12/6/05; RESOLUTION 2005-098
The following plans shall be submitted to the Building and Safety Division for
review and approval. The plans shall utilize the minimum scale specified, unless
otherwise authorized by the Building Official in writing. Plans may be prepared at
a larger scale if additional detail or plan clarity is desired. Note, the applicant may
be required to prepare other improvement plans not listed here pursuant to
improvements required by other agencies and utility purveyors.
F. On -Site Residential Precise Grading Plan: 1" = 30' Horizontal
Other engineered improvement plans prepared for City approval that are not listed
above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all
existing improvements for a distance of at least 200 -feet beyond the project limits,
or a distance sufficient to show any required design transitions.
All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit
Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue
RPMs at fire hydrants) and Street Name Signs per Development Services Standard
Plans and/or as approved by the Design and Development Department.
"Rough Grading" plans shall normally include perimeter walls with Top Of Wall &
Top Of Footing elevations shown. All footings shall have a minimum of 1 -foot of
cover, or sufficient cover to clear any adjacent obstructions.
27. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the "Plans, Notes and Design
Guidance" section of the Design and Development Department at the City website
(www.la-quinta.org). Please navigate to the Design and Development Department
home page and look for the Standard Drawings hyperlink.
28. The applicant shall furnish a complete set of the mylars of all approved
improvement plans on a storage media acceptable to the City Engineer.
Upon completion of construction, and prior to final acceptance of the
improvements by the City, the applicant shall furnish the City with reproducible
record drawings of all improvement plans which were approved by the City. Each
sheet shall be clearly marked "Record Drawing" and shall be stamped and signed
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DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 33085, EXTENSION #3
DESERT POLO LAND, LLC
JANUARY 27, 2017
ORIGINAL MAP APPROVED 12/6/05; RESOLUTION 2005-098
by the engineer or surveyor certifying to the accuracy and completeness of the
drawings. The applicant shall have all approved mylars previously submitted to
the City, revised to reflect the as -built conditions. The applicant shall employ or
retain the Engineer of Record during the construction phase of the project so that
the EOR can make site visits in support of preparing "Record Drawing". However, if
subsequent approved revisions have been approved by the City Engineer and
reflect said "Record Drawing" conditions, the Engineer of Record may submit a
letter attesting to said fact to the City Engineer in lieu of mylar submittal.
IMPROVEMENT SECURITY AGREEMENTS
29. Prior to approval of any Final Map, the applicant shall construct all on and off-site
improvements and satisfy its obligations for same, or shall furnish a fully secured
and executed Subdivision Improvement Agreement ("SIA") guaranteeing the
construction of such improvements and the satisfaction of its obligations for
same, or shall agree to any combination thereof, as may be required by the City.
30. Any Subdivision Improvement Agreement ("SIA") entered into by and between the
applicant and the City of La Quinta, for the purpose of guaranteeing the
completion of any improvements related to this Tentative Tract Map, shall comply
with the provisions of Chapter 13.28 (Improvement Security), LQMC.
31. Improvements to be made, or agreed to be made, shall include the removal of any
existing structures or other obstructions which are not a part of the proposed
improvements; and shall provide for the setting of the final survey
monumentation.
32. If the applicant elects to utilize the secured agreement alternative, the applicant
shall submit detailed construction cost estimates for all proposed on-site and off-
site improvements, including an estimate for the final survey monumentation, for
checking and approval by the City Engineer. Such estimates shall conform to the
unit cost schedule adopted by City resolution, or ordinance.
For items not listed in the City's unit cost schedule, the proposed unit costs shall be
approved by the City Engineer.
At the time the applicant submits its detailed construction cost estimates for
conditional approval of the Final Map by the City Council, the applicant shall also
submit one copy each of an 8-1/2" x 11" reduction of each page of the Final Map,
along with a copy of an 8-1/2" x 11" Vicinity Map.
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DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 33085, EXTENSION #3
DESERT POLO LAND, LLC
JANUARY 27, 2017
ORIGINAL MAP APPROVED 12/6/05; RESOLUTION 2005-098
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies and submitted to the City along with the applicant's
detailed cost estimates.
Security will not be required for telephone, natural gas, or Cable T.V.
improvements.
33. Should the applicant fail to construct the improvements for the development, or
fail to satisfy its obligations for the development in a timely manner, the City shall
have the right to halt issuance of building permits, and/or final building
inspections, withhold other approvals related to the development of the project, or
call upon the surety to complete the improvements.
34. Depending upon the timing of the development of this Tentative Tract Map, and
the status of the off-site improvements at the time, the Developer may be required
to:
A. Construct certain off-site improvements.
B. Construct additional off-site improvements, subject to the reimbursement of
its costs by others.
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this Tentative Tract Map.
D. Secure the costs for future improvements that are to be made by others.
E.
To agree to any combination of these actions, as the City may require.
Off -Site Improvements should be completed on a first priority basis. The Developer
shall complete Off -Site Improvements in the first phase of construction, or by the
issuance of the 20% building permit (7 lots total).
In the event that any of the improvements required for this development are
constructed by the City, the Developer shall, prior to the approval of the Final Map
or the issuance of any permit related thereto, reimburse the City for the costs of
such improvements.
10
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 33085, EXTENSION #3
DESERT POLO LAND, LLC
JANUARY 27, 2017
ORIGINAL MAP APPROVED 12/6/05; RESOLUTION 2005-098
GRADING
35. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
36. Prior to occupancy of the project site for any construction, or other purposes, the
applicant shall obtain a grading permit approved by the City Engineer.
37. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a qualified engineer,
B. A preliminary geotechnical ("soils") report prepared by a qualified engineer,
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
(Fugitive Dust Control), LQMC, and
D. A Best Management Practices report prepared in accordance with Sections
8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm
Management and Discharge Controls), LQMC.
All grading shall conform to the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by a soils engineer, or by an
engineering geologist.
A statement shall appear on the Final Map that a soils report has been prepared in
accordance with the California Health & Safety Code § 17953.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust
Control Plan provisions as submitted with its application for a grading permit.
38. The applicant shall maintain all open graded, undeveloped land in order to prevent
wind and/or water erosion of such land. All open graded, undeveloped land shall
either be planted with interim landscaping, or stabilized with such other erosion
control measures, as were approved in the Fugitive Dust Control Plan.
39. Grading within the perimeter setback and parkway areas shall have undulating
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DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 33085, EXTENSION #3
DESERT POLO LAND, LLC
JANUARY 27, 2017
ORIGINAL MAP APPROVED 12/6/05; RESOLUTION 2005-098
terrain and shall conform with the requirements of LQMC Section 9.60.240(F)
except as otherwise modified by this condition requirement. The maximum slope
shall not exceed 3:1 anywhere in the landscape setback area, except for the
backslope (i.e. the slope at the back of the landscape lot) which shall not exceed
2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet
adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is
within six feet (6') of the curb, otherwise the maximum slope within the right of
way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be
depressed one and one-half inches (1.5") in the first eighteen inches (18") behind
the curb.
40. Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the tentative map, unless
the pad elevations have other requirements imposed elsewhere in these
Conditions of Approval.
41. Building pad elevations of perimeter lots shall not differ by more that one foot
higher from the building pads in adjacent developments.
Where compliance within the above stated limits is impractical, the City may
consider alternatives that are shown to minimize safety concerns, maintenance
difficulties and neighboring -owner dissatisfaction with the grade differential.
42. Prior to any site grading or regrading that will raise or lower any portion of the site
by more than plus or minus five tenths of a foot (0.5') from the elevations shown
on the approved Tentative Tract Map, the applicant shall submit the proposed
grading changes to the City Staff for a substantial conformance finding review.
43. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or
surveyor.
Each pad certification shall list the pad elevation as shown on the approved
grading plan, the actual pad elevation and the difference between the two, if any.
Such pad certification shall also list the relative compaction of the pad soil. The
data shall be organized by lot number, and listed cumulatively if submitted at
different times.
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DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 33085, EXTENSION #3
DESERT POLO LAND, LLC
JANUARY 27, 2017
ORIGINAL MAP APPROVED 12/6/05; RESOLUTION 2005-098
DRAINAGE
44. The applicant shall comply with the provisions of LQMC Section 13.24.120
(Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 -
Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain
Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin
Design Requirements. More specifically, stormwater falling on site during the 100
year storm shall be retained within the development, unless otherwise approved
by the City Engineer. The design storm shall be either the 1 hour, 3 hour, 6 hour or
24 hour event producing the greatest total run off.
45. Nuisance water shall be retained on site. Nuisance water shall be disposed of per
approved methods contained in Engineering Bulletin No. 06-16 - Hydrology Report
with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering
Bulletin No. 06-015 - Underground Retention Basin Design Requirements.
46. In design of retention facilities, the maximum percolation rate shall be two inches
per hour. The percolation rate will be considered to be zero unless the applicant
provides site specific data indicating otherwise and as approved by the City
Engineer.
47. For on-site above ground common retention basins, retention depth shall be
according to Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary
Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1
and shall be planted with maintenance free ground cover. Additionally, retention
basin widths shall be not less than 20 feet at the bottom of the basin, unless
otherwise approved by the City Engineer.
48. Stormwater may not be retained in landscaped parkways or landscaped setback
lots. Only incidental storm water (precipitation which directly falls onto the
setback) will be permitted to be retained in the landscape setback areas. The
perimeter setback and parkway areas in the street right-of-way shall be shaped
with berms and mounds, pursuant to LQMC Section 9.100.040(6)(7).
49. The design of the development shall not cause any increase in flood boundaries
and levels in any area outside the development.
50. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow and into
the historic drainage relief route.
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DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 33085, EXTENSION #3
DESERT POLO LAND, LLC
JANUARY 27, 2017
ORIGINAL MAP APPROVED 12/6/05; RESOLUTION 2005-098
51. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
UTILITIES
52. The applicant shall comply with the provisions of Section 13.24.110 (Utilities),
LQMC.
53. There are existing US Bureau of Reclamation (USBR) facilities that affect this
development. The conflict with Irrigation Lateral No. 119.2 has been resolved.
However, the irrigation line and its respective easement will need to be
incorporated into the final map.
54. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within any right-of-way, and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electric vaults, water valves,
and telephone stands, to ensure optimum placement for practical and aesthetic
purposes.
55. Existing overhead utility lines within, or adjacent to the proposed development,
and all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles are
exempt from the requirement to be placed underground.
56. Underground utilities shall be installed prior to overlying hardscape. For
installation of utilities in existing improved streets, the applicant shall comply with
trench restoration requirements maintained, or required by the City Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
57. The applicant shall comply with the provisions of Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for
Individual Properties and Development), LQMC for public streets; and Section
13.24.080 (Street Design - Private Streets), where private streets are proposed.
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DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 33085, EXTENSION #3
DESERT POLO LAND, LLC
JANUARY 27, 2017
ORIGINAL MAP APPROVED 12/6/05; RESOLUTION 2005-098
58. Streets shall have vertical curbs or other approved curb configurations that will
convey water without ponding, and provided lateral containment of dust and
residue during street sweeping operations. If a wedge or rolled curb design is
approved, the lip at the flow line shall be near vertical with a 1/8" batter and a
minimum height of 0.1'. Unused curb cuts on any lot shall be restored to standard
curb height prior to final inspection of permanent building(s) on the lot, unless
otherwise approved by the City Engineer.
59. The applicant shall construct the following street improvements to conform to the
General Plan (street type noted in parentheses.)
A. OFF-SITE STREETS
1) Madison Street (Primary Arterial; 110' R/W):
Widen the west side of the street along all frontage adjacent to the
Tentative Map boundary to its ultimate width on the west side as
specified in the General Plan and the requirements of these
conditions. Rehabilitate and/or reconstruct existing roadway
pavement as necessary to augment and convert it from a rural
county -road design standard to La Quinta's urban arterial design
standard. The west curb face shall be located forty three feet (43')
west of the centerline.
Other required improvements in the Madison Street right of way
and/or adjacent landscape setback area include:
a) All appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs.
b) A 10 -foot wide Multi -Purpose Path. The applicant shall
construct a multi -use path per La Quinta Standard 260 along
the Madison Street frontage within the landscaped setback. The
path surface shall be binder -stabilized decomposed granite as
approved by the City Engineer. Multi -Use Path boundaries shall
be delineated by a 4 -inch wide concrete border between the
path and adjacent landscaping. The location and design of the
path shall be approved by the City. A split rail fence shall be
constructed along the roadway side of the multi-purpose path
15
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 33085, EXTENSION #3
DESERT POLO LAND, LLC
JANUARY 27, 2017
ORIGINAL MAP APPROVED 12/6/05; RESOLUTION 2005-098
in accordance with Section 9.140.060 (Item E, 3a) of the Zoning
Ordinance. Bonding for the fence to be installed shall be posted
prior to final map approval. At -grade intersection crossings
shall be of a medium and design and location as approved by
the City Engineer on the street improvement plan submittal.
Improvements in the Madison Street right of way eligible for
reimbursement from the City's Development Impact Fee fund, in
accordance with policies established for that program:
c) Half width of an 18 -foot wide raised landscaped median along
the entire boundary of the Tentative Tract Map.
The applicant shall extend improvements beyond the subdivision
boundaries to ensure they safely integrate with existing improvements
(e.g., grading; traffic control devices and transitions in alignment, elevation
or dimensions of streets and sidewalks).
B. PRIVATE STREETS
1) The location of driveways of corner lots shall not be located within
the curb return and away from the intersection when possible.
C. PRIVATE CUL DE SACS
1) Shall be constructed according to the lay -out shown on the tentative
map with 38 -foot curb radius or greater at the bulb similar to the
layout shown on the rough grading plan.
60. The applicant shall design street pavement sections using CalTrans' design
procedure for 20 -year life pavement, and the site-specific data for soil strength
and anticipated traffic loading (including construction traffic). Minimum structural
sections shall be as follows:
Residential
Primary Arterial
3.0" a.c./4.5" c.a.b.
4.5" a.c./6.0" c.a.b.
or the approved equivalents of alternate materials.
16
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 33085, EXTENSION #3
DESERT POLO LAND, LLC
JANUARY 27, 2017
ORIGINAL MAP APPROVED 12/6/05; RESOLUTION 2005-098
61. The applicant shall submit current mix designs (less than two years old at the time
of construction) for base, asphalt concrete and Portland cement concrete. The
submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include recent
(less than six months old at the time of construction) aggregate gradation test
results confirming that design gradations can be achieved in current production.
The applicant shall not schedule construction operations until mix designs are
approved.
62. All gated entries shall provide for a three -car minimum stacking capacity for
inbound traffic to be a minimum length of 62 feet from call box to the street; and
shall provide for a full turn -around outlet for non -accepted vehicles as shown on
the Tentative Tract Map or as otherwise approved by the City Engineer.
Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a
scale of 1" = 10', demonstrating that those passenger vehicles that do not gain
entry into the development can safely make a full turn -around (minimum radius to
be 24 feet) out onto the main street from the gated entry. Pursuant to said
condition, there shall be a minimum of twenty-five feet (25') width provided at the
turn -around opening provided.
The two travel lanes shall be a minimum of 20 feet of total paved roadway surface
or as approved by the Fire Department.
Entry drives, main interior circulation routes, standard knuckles, corner cutbacks,
bus turnouts, dedicated turn lanes and other features shown on the approved
construction plans, may require additional street widths as may be determined by
the City Engineer.
63. General access points and turning movements of traffic are limited to the
following:
A. Primary Entry (Beth Circle at Madison Street): Right turn movements in
and out and left turn movements in are permitted. Left turn out is
prohibited.
The applicant shall establish and have recorded any easement from the northerly
property over Beth Circle for reciprocal access or as required by the City Engineer.
64. Improvements shall include appurtenances such as traffic control signs, markings
17
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 33085, EXTENSION #3
DESERT POLO LAND, LLC
JANUARY 27, 2017
ORIGINAL MAP APPROVED 12/6/05; RESOLUTION 2005-098
and other devices, raised medians if required, street name signs and sidewalks.
Mid -block street lighting is not required.
65. Improvements shall be designed and constructed in accordance with City adopted
standards, supplemental drawings and specifications, or as approved by the City
Engineer. Improvement plans for streets, access gates and parking areas shall be
stamped and signed by qualified engineers.
66. Gated vehicular entry shall be limited to a common gated entry between Tentative
Tract Map No. 36279 and Tentative Tract Map No. 33085 on Beth Circle at Madison
Street, subject to review and approval by the Design and Development Department
and Fire Marshal. The developers/owners of Tracts 36279 and 33085 shall be
required to provide a copy of an executed agreement for access, construction and
maintenance, and provide notice in the respective CC&R's for both tracts, to show
concurrence with the gating restriction. In addition, this shall be incorporated into
the reciprocal access agreement as required under Condition 23 of this approval, if
deemed appropriate by the Design and Development Department. Wall and gate
design, color and materials will be subject to review by the Planning Division when
permits for those improvements are applied for, and final approval of said
improvements may be deferred to the Architectural and Landscaping Review
Committee (ALRC).
FIRE MARSHAL
67. Provide for approved standard fire hydrants, located at each intersection and
spaced 500 feet apart with no portion of any lot frontage more than 250 feet from
a hydrant. Minimum fire flow shall be 1000 GPM for a 2 -hour duration at 20 PSI.
68. Residential fire sprinklers are required for all one and two-family dwellings per the
California residential Code and the California Fire Code. Developer shall contact the
Riverside County Fire Department for the Residential Fire Sprinkler Standard.
69. 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. Two sets of water plans are to be submitted to the Fire
Department for approval.
70. Fire Apparatus access road and driveways shall be in compliance with the
Riverside County Fire Department Standard 06-05 (located at www.rvcfire.org).
18
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 33085, EXTENSION #3
DESERT POLO LAND, LLC
JANUARY 27, 2017
ORIGINAL MAP APPROVED 12/6/05; RESOLUTION 2005-098
Access lanes will not have an up or downgrade of more than 15%. Access roads
shall have an unobstructed vertical clearance not less than 13 feet and 6 inches.
Access lanes will be designed to withstand the weight of 80 thousand pounds over
2 axles. Access will have a turning radius capable of accommodating fire
apparatus. Access lanes shall be constructed with a surface so as to provide all-
weather driving capabilities.
71. Applicant/Developer shall mount blue dot retro -reflector pavement markers on
private streets, public streets and driveways to indicated location of the fire
hydrant, per RCFD Standard 06-05 (located at www.rvcfire.org). Markers should be
8 inches from centerline, off to the side that the fire hydrant is on, to identify fire
hydrant locations.
72. All structures shall be accessible from an approved roadway to within 150 feet of
all portions of the exterior of the first floor.
73. Any turn -around requires a minimum 38 -foot turning radius.
74. The minimum dimension for gates is 20 feet clear and unobstructed width and a
minimum vertical clearance of 13 feet 6 inches in height. Any gate providing
access from a road shall be located at least 35 feet setback from the roadway and
shall open to allow a vehicle to stop without obstructing traffic on the road. Where
a one-way road with a single traffic lane provides access to a gate entrance, a 38 -
foot turning radius shall be used.
Vehicular ingress/egress gates to a proposed residential or mixed use
development of at least two or more units may be automatic or manual and shall
be equipped with a FIRE rapid entry system(KNOX) and a POLICE rapid entry
system (KNOX). Plans for the KNOX systems shall be submitted to the La Quinta
Police Department and Fire Department for approval of proprietary access key
cylinder authorization prior to installation. Gates activated by the rapid entry
system shall remain open until closed by the rapid entry system. A FIRE rapid
entry system(KNOX) and POLICE rapid entry system (KNOX) shall be installed on
each vehicular ingress/egress gated point to the proposed residential or mixed use
development, regardless if the gate is designed or constructed to be operated by
an agent for the community (i.e. Gate Guard, Security Officer, Entry Concierge,
etc.). Automatic gates shall be provided with backup power.
19
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 33085, EXTENSION #3
DESERT POLO LAND, LLC
JANUARY 27, 2017
ORIGINAL MAP APPROVED 12/6/05; RESOLUTION 2005-098
CONSTRUCTION
75. The City will conduct final inspections of habitable buildings only when the
buildings have improved street and (if required) sidewalk access to publicly -
maintained streets. The improvements shall include required traffic control
devices, pavement markings and street name signs. If on-site streets in
residential developments are initially constructed with partial pavement thickness,
the applicant shall complete the pavement prior to final inspections of the last two
homes within the development or when directed by the City, whichever comes
first.
LANDSCAPING
76. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks)
& 13.24.140 (Landscaping Plans).
77. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
78. The applicant shall submit the landscape plans for review, processing and
approval by the Planning Division, in accordance with the Final Landscape Plan
application process. Planning Manager approval of the final landscape plans is
required prior to issuance of the first building permit unless the Planning Manager
determines extenuating circumstances exist which justifies an alternative
processing schedule. When plan checking has been completed by the Design and
Development Department, the applicant shall obtain the signatures of CVWD and
the Riverside County Agricultural Commissioner, prior to re -submittal for signature
by the Planning Manager. Landscape plans for landscaped medians on public
streets shall be approved by both the Planning Manager and the City Engineer.
NOTE: Plans are not approved for construction until signed by the Planning
Manager.
79. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Planning Manager. Use of lawn areas shall be minimized with
no lawn, or spray irrigation, being placed within 24 inches of curbs along public
streets.
20
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 33085, EXTENSION #3
DESERT POLO LAND, LLC
JANUARY 27, 2017
ORIGINAL MAP APPROVED 12/6/05; RESOLUTION 2005-098
80. The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the AASHTO "A Policy on Geometric Design of
Highways and Streets, 5th Edition" or latest, in the design and/or installation of all
landscaping and appurtenances abutting and within the private and public street
right-of-way.
81. Landscaping plans submitted for areas along the Madison Street perimeter of the
tract shall be consistent in design with the Madison Street landscape plans, and/or
any existing established landscaping, for The Orchards (TR 36279).
MAINTENANCE
82. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance),
LQMC.
83. The applicant shall make provisions for the continuous and perpetual
maintenance of perimeter landscaping up to the curb, access drives, sidewalks,
interior common areas, and stormwater BMP's.
84. The Applicant acknowledges that the City has formed a City-wide Landscape and
Lighting District and, by recording a subdivision map, agrees to be included in the
District and to offer for dedication such easements as may be required for the
maintenance and operation of related facilities. Any assessments will be done on
a benefit basis, as required by law.
FEES AND DEPOSITS
85. The applicant shall comply with the provisions of Section 13.24.180 (Fees and
Deposits), LQMC. These fees include all deposits and fees required by the City for
plan checking and construction inspection. Deposits and fee amounts shall be
those in effect when the applicant makes application for plan check and permits.
86. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at the
time of issuance of building permit(s).
87. The applicant shall pay the Coachella Valley Multi -Species Habitat Conservation
Plan/Natural Community Habitat Conservation Plan Mitigation Fee, in accordance
with Chapter 3.34 of the Municipal Code.
21
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 33085, EXTENSION #3
DESERT POLO LAND, LLC
JANUARY 27, 2017
ORIGINAL MAP APPROVED 12/6/05; RESOLUTION 2005-098
88. Applicant shall pay the fees as required by the Coachella Valley Unified School
District, as in effect at the time requests for building permits are submitted.
89. Applicant/developer shall pay any mandated fees associated with fire protection
facilities, as may be required by the Fire Marshal and/or the City of La Quinta. Any
required fee(s) shall be paid to the appropriate agency, prior to issuance of the first
dwelling unit permit.
90. Tentative Tract 33085 shall provide for parks through payment of an in -lieu fee, as
specified in Chapter 13.48, LQMC. Based on the requirements of Section 13.48.050
LQMC, the amount of park land required for 7 lots is 0.06 acres. The in -lieu
payment(s) shall be based upon this acreage requirement, and on the fair market
value of the land within the subdivision. Land value information shall be provided
to the Planning Manager, via land sale information, a current fair market value
appraisal, or other information on land value within the subdivision. Payment of
the in -lieu fee shall be made prior to, or concurrently with recordation of the first
final map within the tentative map.
91. The applicant shall comply with the Transportation Uniform Mitigation Fee (TUMF)
requirements contained in Chapter 3.33 of the LQMC, as in effect at the time
building permits are applied for.
PLANNING DIVISION
92. Within 30 days of the initiation of any ground disturbing activity on the project
site, the project proponent shall cause a protocol -compliant burrowing owl survey
to be completed, submitted to the Planning Division, and approved. Should the
species be identified on the site, the biologist's recommendations for relocation
shall be implemented prior to the issuance of any ground disturbance permit.
93. An archaeological monitor shall be present during all earth moving activities. The
monitor shall be empowered to stop or redirect such activities if resources are
identified. The findings of the monitoring effort shall be documented in a report
delivered to the Planning Division no more than 30 days from the completion of
monitoring activities.
94. On and off-site monitoring of earth -moving and grading for the entire site shall be
conducted by a qualified paleontological monitor. Monitoring shall be especially
thorough in the southeastern portion of the site. The monitor shall be equipped to
salvage fossils as they are unearthed to avoid construction delays and to remove
22
DIRECTOR'S DECISION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 33085, EXTENSION #3
DESERT POLO LAND, LLC
JANUARY 27, 2017
ORIGINAL MAP APPROVED 12/6/05; RESOLUTION 2005-098
samples of sediments that are likely to contain the remains of small fossil
invertebrates and vertebrates. The monitor shall be empowered to temporarily
halt or divert equipment to allow removal of abundant or large specimens. The
applicant shall have entered into a contract for archaeological monitoring with a
qualified archaeologist, with a copy of that contract/agreement to be submitted
with civil plans for any grading or other land disturbance. The contract shall be
reviewed and accepted by Planning Division prior to any grading permit approval.
95. Recovered specimens shall be prepared to the point of identification and
permanent preservation, including washing of sediments to recover small
invertebrates and vertebrates.
96. The following measures are required for the mitigation of exterior noise levels, to
allow the proposed development to comply with interior and exterior noise level
thresholds.
A. The developer shall construct a six-foot block wall, as measured from the
inside wall at pad elevation, that separates the entire eastern edge of the
site from Madison Street, and extending 100 feet west of Madison along the
north and south tract boundary.
B. A final acoustical analysis shall be completed and submitted for review at
time of building permit plan check, based on final lot layout and pad
elevations, to demonstrate that the City's standards for interior and exterior
CNEL levels will be met for each proposed dwelling unit.
97. Review of architecture and landscaping for production and/or individual custom
homes, shall be subject to Title 9, Section 9.60.330 and 9.60.340, LQMC, as
applicable. The Planning Manager or designee shall determine whether the unit(s)
applied for constitute custom homes or production -level development. Any
custom home design guidelines that may be required shall be reflected or
referenced in the CC&R's for TT 33085.
98. All lots within TT 33085 shall be limited to homes that are one story, 22 feet in
height.
23