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CC Resolution 2002-127RESOLUTION NO. 2002-127 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING THE SUBDIVISION OF 5.1 ± ACRES INTO 12 SINGLE FAMILY RESIDENTIAL (FORMERLY SEVEN SINGLE FAMILY LOTS) AND OTHER MISCELLANEOUS LOTS ON THE NORTH SIDE OF AVENUE 50, APPROXIMATELY 1,262 FEET WEST OF JEFFERSON STREET CASE NO.: TENTATIVE TRACT MAP 30331, AMENDMENT #1 APPLICANT: SANTA PROPERTIES AND DEVELOPMENT LLC WHEREAS, the City Council of the City of La Quinta, California, did on the 6" day of August, 2002, hold a duly noticed Public Hearing to consider the request of Santa Properties and Development LLC for review of a revised Tentative Tract Map to allow the subdivision of 5.1 ± acres into twelve (12) residential lots instead of seven (7) lots in conjunction with other common lots, generally located on the north side of Avenue 50, approximately 1,262 feet west of Jefferson Street, more particularly described as: APN's: 649-520-010, 649-520-012, 649-520-013 Portion of the East 1 /5 of the West '/2 of the SE '/4 of Section 32, T5S, 137E, SBBM WHEREAS, the Community Development Department published the public hearing notice in the Desert Sun Newspaper on July 26, 2002, for the August 6, 2002 City Council meeting as prescribed by Section 13.12.100 (Public Notice Procedure) of the Subdivision Ordinance. Public hearing notices were also mailed to all property owners within 500 feet of the tract map site on July 18, 2002. To date, no comments have been received from adjacent property owners; and WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 23'd day of July, 2002, hold a duly noticed Public Hearing, and on a 4-0 vote adopted Resolution 2002-082, recommending to the City Council approval of the revised subdivision map, subject to findings and conditions. WHEREAS, the City Council of the City of La Quinta, California, did on the 18" day of December, 2001, hold a duly noticed Public Hearing to consider the request of Santa Properties for review of a Tentative Tract Map to allow the subdivision of 5.1 ± acres into seven residential and six common lots, and on a 5-0 ........... vote, adopted Resolution No. 2001-164, subject to Findings and Conditions of Approval. Resolution No. 2002-127 Tentative Tract Map 30331, Amendment #1 Santa Properties and Development LLC Adopted: August 6, 2002 Page 2 WHEREAS, the project has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended, Resolution 83-63, in that the Community Development Director has prepared an Addendum to Environmental Assessment 2001-435, determining that the proposed project could have an adverse impact on the environment, provided mitigation measures imposed by the City Council under Resolution No. 2001-163 are implemented. A Notice of Intent to Adopt an Addendum was posted with the Riverside County Recorder's office on June 19, 2002, by the Community Development Department; and WHEREAS, on June 6, 2002, the Community Development Department mailed case file materials to all affected agencies for their review and comment. All written comments are on file with the Community Development Department; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments of all interested persons wanting to be heard, said City Council did make the following mandatory findings of approval for said Tentative Tract Map Amendment: Finding Number 1 - Consistency with General Plan: A. The property is designated Low Density Residential. The Land Use Element of the General Plan encourages differing residential developments throughout the City provided the density is less than four units per acre. The project is consistent with the goals, policies and intent of the La Quinta General Plan Land Use Element (Chapter 2) insofar as low density residential development fits the character of the City's residential community. Finding Number 2 - Consistency with City Zoning Ordinance: A. The proposed development of residential lots greater than 13,020 square feet is consistent with the land use provisions specified in the Zoning Ordinance, as conditioned. Lots are rectangular in shape to afford development of traditional detached single family houses and on -site parking areas. The size of the lots will ensure open spaces areas for private recreation facilities. Finding Number 3 - Compliance with the California Environmental Quality Act (CEQA): A. An Addendum has been prepared for Environmental Assessment 2001-435 consistent with CEQA statutes (Section 15164). Resolution No. 2002-127 Tentative Tract Map 30331, Amendment #1 Santa Properties and Development LLC Adopted: August 6, 2002 Page 3 Finding Number 4 - Site Design: A. The proposed design of the subdivision conforms with the development standards found in the General Plan and Zoning Ordinance by creating 0.29 ± acre or large residential lots, or 2.3 ± units per acre. On -street parking will be provided within the private community. B. The site is physically suitable for the proposed land division, as the area is generally flat and without physical constraints, and the Tentative Tract Map is consistent with the low density residential character of the community. Finding Number 5 - Site Improvements: A. Infrastructure improvements such as gas, electric, sewer and water will service the site in underground facilities as required. No adverse impacts have been identified based on letters of response from affected public agencies. 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 hereby require compliance with those mitigation measures required in Environmental Assessment 2001-435. 3. That it does approve an amendment to Tentative Tract Map 30331 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 6th day of August, 2002, by the following vote, to wit: AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Pena NOES: None ABSENT: None ABSTAIN: None Resolution No. 2002-127 Tentative Tract Map 30331, Amendment #1 Santa Properties and Development LLC Adopted: August 6, 2002 Page 4 JOHN A. VENAMayor City of aa1Quin , California ATTEST: JUMV8. GREEK, CMC, City --'Clerk City of La Quinta, California (City Seal) APPROVED AS TO FORM: x -- Z� M. KATH RINE JENSQW, City Attorney City of La Quinta, California RESOLUTION NO. 2002-127 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 30331, AMENDMENT #1 SANTA PROPERTIES AND DEVELOPMENT LLC AUGUST 6, 2002 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Tentative Tract Map, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain the necessary clearances and/or permits from the following agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • SunLine Transit Agency The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 4. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ. Resolution No. 2002-127 Conditions of Approval - Final Tentative Tract Map 30331, Amendment #1 - Santa Properties Adopted: August 6, 2002 Page 2 A. For construction activities including clearing, grading or excavation of land that disturbs five (5) acres or more of land, or that disturbs less than five (5) acres of land, but which is a part of a construction project that encompasses more than five (5) acres of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off -site grading being done in relation to this project. C. 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. D. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. E. All of applicant's erosion and sediment control BMPs shall be approved by the City Engineer prior to any on or off site grading being done in relation to this project. F. All approved project BMPs shall be maintained in their proper working order throughout the course of construction, and until all improvements have been accepted by the City. 5. This map shall expire on December 18, 2003, unless a time extension is applied for and granted pursuant to Section 13.12.160 of the Subdivision Ordinance. Resolution No. 2002-127 Conditions of Approval - Final Tentative Tract Map 30331, Amendment #1 - Santa Properties Adopted: August 6, 2002 Page 3 PROPERTY RIGHTS 6. 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. 7. 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. 8. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Avenue 50 (Primary Arterial, Type B) - 50-foot half of the 100-foot right of way. 9. 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. 10. The private street right-of-ways to be retained for private use required for this development include: A. PRIVATE STREETS 1) Residential (Lot "B"): 37 foot right of way. Width may be reduced to 33 feet with parking restricted to one side. 2) Private Gated Entry: As required to provide adequate turnaround and egress for non -admitted visitors, and as approved by the City Engineer. Resolution No. 2002-127 Conditions of Approval - Final Tentative Tract Map 30331, Amendment #1 - Santa Properties Adopted: August 6, 2002 Page 4 B. CUL DE SACS 1) Private: Use Riverside County Standard 800 for symmetrical Cul De Sacs, or 800A for offset Cul De Sacs, and a 38-foot face of curb radius. 1 1 . 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, respectively, unless otherwise approved by the City Engineer. 12. 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. 13. 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. 14. 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. 15. The applicant shall create perimeter landscaping setbacks along all public right-of- ways as follows: A. Avenue 50 (Primary Arterial, Type B) - 20-foot from the Right of way. 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. Resolution No. 2002-127 Conditions of Approval - Final Tentative Tract Map 30331, Amendment #1 - Santa Properties Adopted: August 6, 2002 Page 5 16. 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. 17. The applicant shall vacate all abutter's right -of -access to public streets and properties from all frontages along such public streets and properties, excepting those access points shown on the Final Map. 18. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. 19. When an applicant proposes the vacation, or abandonment, of any existing right- of-way, or access easement, which will diminish the access rights to any properties owned by others, the applicant shall provide an alternate right-of-way or access easement, to those properties, or notarized letters of consent from the affected property owners. 20. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Tract Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. FINAL MAP(S) 21. Prior to the City's approval of a Final Map, the applicant shall furnish accurate AutoCAD files of the Final Map that was approved by the City's map checker on a storage media acceptable to the City Engineer. Such files shall be in a standard AutoCAD format so as to be fully retrievable into a basic AutoCAD program. Where a Final Map was not produced in an AutoCAD format, or produced in a file that can be converted to an AutoCAD format, the City Engineer will accept a raster -image file of such Final Map. 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. Resolution No. 2002-127 Conditions of Approval - Final Tentative Tract Map 30331, Amendment #1 - Santa Properties Adopted: August 6, 2002 Page 6 22. 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. 23. The following improvement plans shall be prepared and submitted for review and approval by the City. 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. Off -Site Street Plan: 1 " = 40' Horizontal, 1 " = 4' Vertical The street improvement plans shall include permanent traffic control and separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. B. Perimeter Landscape Plan: 1 " = 20' C. On -Site Street Plan: 1 " = 40' Horizontal, 1 " = 4' Vertical D. On -Site Rough Grading Plan: 1 " = 40' Horizontal E. On -Site 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. "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. 24. The City maintains standard plans, detail sheets and/or construction notes for elements of construction. For a fee, established by City Resolution, the applicant may purchase such standard plans, detail sheets and/or construction notes from the City. Resolution No. 2002-127 Conditions of Approval - Final Tentative Tract Map 30331, Amendment #1 - Santa Properties Adopted: August 6, 2002 Page 7 25. The applicant shall furnish a complete set of the AutoCAD files of all approved improvement plans on a storage media acceptable to the City Engineer. The files shall be saved in a standard AutoCAD format so they may be fully retrievable through a basic AutoCAD program. At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the AutoCAD files in order to reflect the as -built conditions. Where the improvement plans were not produced in a standard AutoCAD format, or a file format that can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. IMPROVEMENT AGREEMENT 26. Prior to the conditional approval of any Final Map, or the issuance of any permit(s), 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. 27. 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. 28. 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. 29. Depending on the timing of the development of this Tentative Tract Map, and the status of the off -site improvements at the time, the applicant may be required to: (1) construct certain off -site improvements, (2) construct additional off -site improvements, subject to the reimbursement of its costs by others, (3) reimburse others for those improvements previously constructed that are considered to be an obligation of this tentative tract map, (4) secure the costs for future improvements that are to be made by others, or (5) to agree to any combination of these means, as the City may require. Resolution No. 2002-127 Conditions of Approval - Final Tentative Tract Map 30331, Amendment #1 - Santa Properties Adopted: August 6, 2002 Page 8 In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 30. When improvements are to be secured through a SIA, and prior to any conditional approval of the Final Map by the City Council, 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. 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. 31. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. GRADING 32. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 33. 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. Resolution No. 2002-127 Conditions of Approval - Final Tentative Tract Map 30331, Amendment #1 - Santa Properties Adopted: August 6, 2002 Page 9 34. 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 or architect, B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, and C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, (Fugitive Dust Control), 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. 35. 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. 36. 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. 37. Building pad elevations, as shown on the Tentative Tract Map exhibit, are compatible with surrounding parcels. 38. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus three tenths of a foot from the elevations shown on the approved Tentative Tract Map, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 39. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor. Resolution No. 2002-127 Conditions of Approval - Final Tentative Tract Map 30331, Amendment #1 - Santa Properties Adopted: August 6, 2002 Page 10 Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 40. The applicant shall comply with the provisions of Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No. 97.03. 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 tributary drainage area shall extend to the centerline of adjacent public streets. The design storm shall be either the 3 hour, 6 hour or 24 hour event producing the greatest total run off. 41. In design of retention facilities, the maximum percolation rete shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise. 42. Nuisance water shall be retained on site. In residential developments, nuisance water shall be disposed of in a trickling sand filter and leach field approved by the City Engineer. The sand filter and leach field shall be designed to contain surges of up to 3 gph/1,000 sq. ft. of landscape area, and infiltrate 5 gpd/1,000 sq. ft. 43. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 44. For on -site common retention basins, retention depth shall not exceed six feet and side slopes shall not exceed 3:1. 45. 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 Section 9.100.040(B)(7), LQMC. 46. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. Resolution No. 2002-127 Conditions of Approval - Final Tentative Tract Map 30331, Amendment #1 - Santa Properties Adopted: August 6, 2002 Page 11 47. 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. 48. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. UTILITIES 49. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities), LQMC. 50. 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. 51. 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. 52. 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 53. 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. Resolution No. 2002-127 Conditions of Approval - Final Tentative Tract Map 30331, Amendment #1 - Santa Properties Adopted: August 6, 2002 Page 12 54. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust and residue during street sweeping operations. If a wedge or rolled curb design is approved, the lip at the flowline 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. 55. The applicant shall construct the following street improvements to conform with the General Plan street type noted in parentheses. A. OFF -SITE STREETS 1) Avenue 50 (Primary Arterial) - 100 foot right of way Widen the north side of the street along the frontage adjacent to the Tentative Tract Map boundary to 38 foot half width. 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. Street widening improvements shall include all appurtenant components such as, but not limited to, curb, gutter, traffic control striping, legends, and signs, except for street lights. Other significant new improvements required for installation in, or adjacent, to the subject right of way include: (a) 6-foot wide meandering sidewalk. B. PRIVATE STREETS 1) Residential (Street Lot "B") - Construct full 36-foot wide travel width improvements within a 37-foot right-of-way where the residential streets are double loaded. The applicant may construct full 32-foot wide travel width improvements within a 33-foot right-of-way with parking restricted to one side, and the applicant provides for the perpetual enforcement of the parking restriction by the homeowners association. Resolution No. 2002-127 Conditions of Approval - Final Tentative Tract Map 30331, Amendment #1 - Santa Properties Adopted: August 6, 2002 Page 13 C. PRIVATE CUL DE SACS 1) Private Cul-de-sacs shall be constructed to Riverside County Standard 800 for symmetrical Cul-de-sacs and Standard 800A for offset Cul-de- sacs, and both shall be constructed with a 38-foot curb radius, measured gutter flow -line to gutter flow -line. 56. All gated entries shall provide for a two -car minium stacking capacity for inbound traffic; and shall provide for a full turn -around outlet for non -entry accepted vehicles. Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1 " = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a "U" Turn back out onto Avenue 50 from the gated entry. Two lanes of traffic shall be provided on the entry side of each gated entry, one lane shall be dedicated for residents, and one lane for visitors. 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. 57. 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 Collector Secondary Arterial Primary Arterial Major Arterial 3.0" a.c./4.50" c.a.b. 4.0"/5.00" 4.0"/6.00" 4.5"/6.00" 5.5"/6.50" or the approved equivalents of alternate materials. 58. General access points and turning movements of traffic are limited to the following: Resolution No. 2002-127 Conditions of Approval - Final Tentative Tract Map 30331, Amendment #1 - Santa Properties Adopted: August 6, 2002 Page 14 A. Primary Entry at Avenue 50: A right turn in/right turn out entrance from or onto Avenue 50. 59. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. 60. 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. 61. Standard knuckles and corner cut -backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. 62. The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements. CONSTRUCTION 63. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPING 64. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 65. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. Resolution No. 2002-127 Conditions of Approval - Final Tentative Tract Map 30331, Amendment #1 - Santa Properties Adopted: August 6, 2002 Page 15 66. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. The applicant shall submit the landscape plans for approval by the Community Development Department (CDD), prior to plan checking by the Public Works Department. When plan checking has been completed by CDD, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. NOTE: Plans are not approved for construction until signed by the City Engineer. 67. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. PUBLIC SERVICES 68. The applicant shall provide public transit improvements as required by SunLine Transit Agency and approved by the City Engineer. QUALITY ASSURANCE 69. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 70. The applicant shall employ, or retain, qualified engineers, surveyors, and such other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. 71. The applicant shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. Resolution No. 2002-127 Conditions of Approval - Final Tentative Tract Map 30331, Amendment #1 - Santa Properties Adopted: August 6, 2002 Page 16 72. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. MAINTENANCE 73. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 74. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. FEES AND DEPOSITS 75. 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. 76. 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). 77. The applicant shall comply with the provisions of Section 13.48 (Park Dedications), LQMC. 78. The applicant shall pay school fees as required by law. School fees shall have been paid prior to the issuance of building permits. Resolution No. 2002-127 Conditions of Approval - Final Tentative Tract Map 30331, Amendment #1 - Santa Properties Adopted: August 6, 2002 Page 17 COMMUNITY DEVELOPMENT DEPARTMENT 79. Landscaping and irrigation plans shall be submitted to the Community Development Department for review and approval prior to the issuance of a grading permit for the proposed project site. The landscaping plans shall include the design of the entry walls and gates. Both walls and gates shall not exceed 6 feet in height, and shall be placed on berms if required by mitigation measures in Environmental Assessment 2001-435 (e.g., south side of Lots 1 and 12, etc.). 80. Prototypical housing plans are not a part of this approval, and will require separate permitting if required. 81. Signage is not included in this approval. A separate sign permit shall be submitted for entry or monument signs at the project site, subject to approval by the Community Development Director. 82. All mitigation measures included in Environmental Assessment 2001-435 are hereby included in this approval. 83. A list of three street names shall be submitted in ranking order to the Community Development Department for distribution to local public agencies for their review and comment. The approved street name for Street Lot "B" shall be placed on the final map prior to map recordation. 84. Prior to the final map application being submitted to the City, two copies of the draft Covenants, Conditions and Restrictions (CC and R's) shall be submitted to the Community Development Department. The City Attorney shall approve the CC and R's document prior to approval of the final map by the City Council. COACHELLA VALLEY WATER DISTRICT CONDITIONS 85. The project site shall be annexed to Improvement District Numbers 55 and 82 of the district for sanitation service. 86. Plans for grading, landscaping and irrigation systems shall be submitted to the district for review. This review is for ensuring efficient water management. Resolution No. 2002-127 Conditions of Approval - Final Tentative Tract Map 30331, Amendment #1 - Santa Properties Adopted: August 6, 2002 Page 18 FIRE DEPARTMENT CONDITIONS Conditions are subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve (12) months. Final conditions will be addressed when improvement plans are reviewed. A plan check fee must be paid to the Fire Department at the time construction plans are submitted. All questions regarding the meaning of the Fire Department conditions should be referred to the Fire Department Planning & Engineering staff at (760) 863-8886. 87. Approved standard fire hydrants, located at each intersection and spaced 330 feet apart. 88. Blue dot reflectors shall be placed in the street 8 inches from centerline to the side that the fire hydrant is on. 89. Any turnaround requires a minimum 38-foot turning radius. 90. Gate entrances shall be at least two feet wider than the width of the travel lanes serving that gate. Any gate providing access from a road to a driveway 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. 91. Gates may be automatic or manual and shall be equipped with a rapid entry system (KNOX). Plans shall be submitted to the Fire Department for approval prior to installation. Automatic gate pins shall be rated with a shear pin force not to exceed 30 pounds. Gates activated by the rapid entry system shall remain open until closed by the rapid entry system. 92. The minimum dimension for access roads is 20 feet clear and unobstructed width and a minimum clearance of 13'-6" in height. 93. 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. Resolution No. 2002-127 Conditions of Approval - Final Tentative Tract Map 30331, Amendment #1 - Santa Properties Adopted: August 6, 2002 Page 19 MISCELLANEOUS 94. The Community Development and Public Works Directors may allow minor design changes to final map applications that include a reduction in the number of buildable lots, changes in lot sizes, relocation of common open space areas or other required public facilities (e.g., CVWD well sites, etc.) and changes in the alignment of street sections, provided the applicant submits a Substantial Compliance Application to the Public Works Department during plan check disclosing the requested changes and how the changes occurred. These changes shall be conveyed to the City Council when the map is presented for recordation consideration.