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CC Resolution 2002-135 RESOLUTION NO. 2002-135 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING TENTATIVE TRACT 30651 TO ALLOW A 28 LOT SINGLE FAMILY RESIDENTIAL LAND SUBDIVISION AND MISCELLANEOUS COMMON AND GOLF COURSE LOTS ON APPROXIMATELY 74.78 ACRES CASE NO.: TENTATIVE TRACT 30651 APPLICANT: WINCHESTER DEVELOPMENT WHEREAS, the City Council of the City of La Quinta, California, did on the 17th day of September, 2002, hold a duly noticed Public Hearing approving a request to subdivide a 74.78 acre site into 28 single family lots and other common lots and golf course lots, generally located west of Jefferson Street and south of Quarry Lane, more particularly described as: APN'S: 766-050-002, 766-050-008, 766-060-001, 766-060-002, 766-060-013, 766-060-0.14, 766-060-014, 766-060-015, 766-060-016; and, WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 3"D day of September, 2002, hold a duly noticed Public Hearing and recommended approval to the City Council, to subdivide a 74.78' acre site into 28 single family lots and other common and golf course lots; and, WHEREAS, said Tentative Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63), in that an Environmental Assessment was completed for this project; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said City Council did make the following Mandatory Findings of approval to justify said Tentative Tract Map 30651: A. The proposed map is consistent with the City of La Quinta General Plan. The project is a Low Density Residential (LDR) District per the provisions of the 2002 General Plan Update. Tentative Tract 30651 is consistent with the goals, policies and intent of the La Quinta General Plan provided conditions contained - herein are met to ensure consistency with the General Plan, and mitigation measures pursuant to Environmental Assessment 2002-452. The density and design standards for the tract will comply with the Land Use Element of the General Plan. Resolution No. 2002-135 Tentative Tract Map 30651 Winchester Development Adopted September 17, 2002 Page 2 B. The design, or improvement of, the proposed subdivision is consistent with the La Quinta General Plan and the Subdivision Ordinance. All streets and improvements in the project conform to City standards contained in the General Plan and Subdivision Ordinance as designed. All on- site streets will be private. Access for the single family lots will be provided from an internal loop street planned under Tentative Tract Map. C. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage, or substantially injure fish or wildlife, or their habitat. The subject site is physically suitable for the proposed land division. Therefore, this project will not cause substantial environmental damage or injury to fish or wildlife, or their habitat because mitigation measures will be implemented. D. The design of the subdivision, or type of improvements, are not likely to cause serious public health problems. The design of the subdivision, as conditionally approved, will not cause serious public health problems because they will install urban improvements based on City, State, and Federal requirements. E. The design of the subdivision, or type of improvements, will not conflict with easements, acquired by the public at large, for access through, or use of, property within the proposed subdivision. The proposed streets are planned to provide direct access to each single family lot. All required public easements will provide access to the site or support necessary infrastructure improvements. F. The design of the lot, or type of improvements are not likely to cause serious public health problems in that the Fire Marshall, Sheriff's Department, and the City's Building and Safety Department have reviewed the proposal for public health conditions and the project is conditioned as appropriate. Resolution No. 2002-135 Tentative Tract Map 30651 _ Wlnche~ter Development Adopted September 17, 2002 Page 3 G. The design of the lot, or type of improvements, will not conflict with easements acquired by the public at large, for access through or use of property within the proposed subdivision in that the proposed internal streets will be privately owned and maintained, and that there will be no publicly-owned improvements within the Tentative Tract Map. H. The design of the lots and grading improvements, including the pad elevation differentials within the tract are an acceptable minimum in that the tract design preserves community acceptance and buyer satisfaction. WHEREAS, in review of this Tentative Tract Map, the City Council has considered the effect of the contemplated action on housing needs of the region for purposes of balancing those needs against the public service needs of the residents of the City of La Quinta and its environs with available~ fiscal and environmental resources; NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the City Council in this case; 2. That it does approve Tentative Tract 30651 for the reasons set forth in this Resolution and subject to the attached conditions PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council, held on this the 17th day of September, 2002, by the following vote, to wit: AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Pe~a NOES: None ABSENT: None ABSTAIN: None Resolution No. 2002-135 Tentative Tract Map 30651 Winchester Development Adopted September 17, 2002 Page 4 City of La U.~inta, California ATTEST: NE~5~. G/REEK, CMC, ~1;~ City of La Quinta, California (City Seal) APPROVED AS TO FORM: City of La Quinta, California RESOLUTION NO. 2002-135 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT 30651 WINCHESTER DEVELOPMENT ADOPTED SEPTEMBER 17, 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"). 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 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 (liD) · 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. Resolution No. 2002-135 Conditions of Approval - Final Tentative Tract 30651 Winchester Development Adopted September 17, 2002 Page 2 4. The applicant shall comply with applicable provisions of the City's NPDES storm water 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. A. For construction activities including clearing, grading or excavation of land that disturbs five (5) acres or more 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 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. F. 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. 5. 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). Re.olution No. 2002-135 Condition. of Approval - Final Tentative Tract 30651 Winche.ter Development Adopted September 17, 2002 Page 3 PROPERTy. R!qiHTS 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) Jefferson Street is a Secondary Arterial, 4 lanes undivided with no parking, that requires 88' of right of way. Based on the approved Jefferson Street alignment, the applicant shall dedicate all right of way as needed located within the tract boundary. 2) Cahuilla Park Road: The applicant shall acquire road easement 74 foot wide right of way, on behalf of The City for the extension of the road segment that connects to the approved Jefferson Street alignment. 9. Prior to recording a new map, the Home Owner's Association shall consent to the realignment of Quarry Lane. 10 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. 11. The private street right-of-ways to be retained for private use required for this development include: A. PRIVATE STREETS Property line shall be placed at the back of curb similar to the lay out shown on the tentative map. Resolution No. 2002-135 Conditions of Approval - Final Tentative Tract 30651 Winchester Development Adopted September 17, 2002 Page 4 1 ) Quarry Lane · The right of way width is 24 foot wide to accommodate two travel lanes with a width of not less than 23 feet, with on-street parking restricted on both sides, provided that the applicant makes provisions for ongoing enforcement of the restrictions. 2) Quarry Ranch Road' The right of way is 36 foot wide to accommodate tWO travel lanes with a width not less than 35 feet, with od-street parking restricted to one side provided there is adequate off-street parking for residents and visitors, and the applicant makes provisions for ongoing enforcement of the restrictions. 3) CULS DE SAC The cul de sac shall be according to the tentative map with a 38-foot curb radius or larger at the bulb measured at the gutter flow line. 12. Right-of-way geometry for property line corner cut-backs at curb returns shall conform to Riverside County Standard Drawings //805, unless otherwise approved by the City Engineer. 13. Dedications shall include additional widths as necessary for dedicated right and left turn lanes and other features contained in the approved construction plans. 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. The applicant shall offer for dedication on the Final Map a ten-foot wide public utility easement contiguous with, and along one side of all private streets. Such easement may be reduced to five feet in width with the express written approval of AID. 16. The applicant shall create perimeter landscaping setbacks along all public right-of- ways as follows: A. Jefferson Street (Secondary Arterial) is 10 feet from the R/W. B. Cahuilla Park Road (Collector)is 10 feet from the R/W. Resolution No. 2002-135 Conditions of Approval - Final Tentative Tract 30651 Winchester Development Adopted September 17, 2002 Page 5 The listed setback depth shall be the average depth where a meandering wall design is approved, but the Applicant may provide a wider setback if desired. The setback requirements shall apply to all frontages including, but not limited to, open space 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. 17. 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. 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. 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 MAPS 20. 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. 2002-135 Conditions of Approval - Final Tentative Tract 30651 Winchester Development Adopted September 17, 2002 Page 6 21. 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. 22. 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 B. Perimeter Landscape Plan: 1" -- 20' Horizontal 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. "Site Development" plans shall normally include all on-site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements and ADA requirements. Resolution No. 2002-135 Conditions of Approval - Final Tentative Tract 30651 Winchester Development Adopted September 17, 2002 Page 7 "Site Utility" plans shall normally include all sub-surface improvements including but not necessarily limited to sewer lines, water lines, fire protection and storm drainage systems. The "Site Utility" plan shall have signature blocks for the Building Official and the City Engineer. 23. 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. 24. 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 SECURITY AGREEM. I~NT$ 25. Prior to the conditional approval of any Final Map, or the issuance of any permit(s), the applicant shall construct all on-site 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. 26. 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. Resolution No. 2002-135 Conditions of Approval - Final Tentative Tract 30651 Winchester Development Adopted September 17, 2002 Page 8 27. 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. 28. 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. 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. 29. 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. Resolution No. 2002-135 Conditions of Approval - Rnal Tentative Tract 30651 Winchester Development Adopted September 17, 2002 Page 9 Security will not be required for telephone,, natural gas, or Cable T.V. improvements. 30. 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 31. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 32. 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. 33. 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. D. Storm Water Pollution Prevention, Erosion Control Plan, and BMP's. 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. Resolution No. 2002-135 Conditions of Approval - Final Tentative Tract 30651 Winchester Development Adopted September 17, 2002 Page 10 34. 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. 35. Grading within perimeter setback and parkway areas shall have undulating terrain and shall conform to LQMC 9.60.240(F). The maximum slope shall not exceed 4:1 anywhere in the landscape setback area, and shall not exceed 8:1 in the first 6 feet adjacent to the curb in the right of way. 36. Building pad elevations of perimeter lots shall not differ by more that one foot from the building pads in adjacent developments. 37. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Building pad elevations on contiguous interior lots shall not differ by more than three feet except for lots that do not share a common street frontage, where the differential shall not exceed five feet. 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. 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. 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. Resolution No. 2002-135 Conditione of Approval - Final Tentative Tract 30651 Winchester Davalopment Adopted September 17, 2002 Page 11 DRAINAGE 40. The project shall be designed to accommodate purging and blowoff water (through underground .piping and/or retention facilities) from any on-site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 41. 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. 42. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 43. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 44. Storm water handling shall conform with the approved hydrology and drainage report for Quarry Ranch, LLC. Nuisance water shall be disposed of in an approved manner." UTILITIES 45. The applicant shall comply with the provisions of Section 13.24.110 (Utilities), LQMC. 46. 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. 47. 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. Resolution No. 2002-135 Conditions of Approval - Final Tentative Tract 30651 Winchester Development Adopted September 17, 2002 Page 12 STREET AND TRAFFIC IMPROVEMENTS 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. 48. Realignment of Quarry Lane shall join Cahuilla Park Road at right angle or at a minimum skew of 60° angle at centerline intersection. 49. 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 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. 50. The applicant shall construct the following street improvements to conform with the General Plan street type noted in parentheses. A.. OFF-SITE STREETS 1) Jefferson Street- Secondary Arterial; 88' R/W Shall bond for all improvements located on the west side of the arterial core boundary along the frontage of the tract boundary. 2) Cahuilla Park Road - Collector, 74' R/W A) Street improvement from the intersection at Quarry Lane and stubbed out to 50' east. B) Curb and gutter shall be constructed 26 feet from street centerline. C) 6-foot wide meandering sidewalk. D) Landscaping behind the curb. The remaining off-site improvements from the stub-out to Jefferson Street's alignment shall be bonded. Resolution No. 2002-135 Conditions of Approval - Final Tentative Tract 30651 Winchester Development Adopted September 17, 2002 Page 13 3. Storm Drain Facilities- Fair share for the construction of a portion of the storm drain facilities shall be bonded. 4. A 10-foot wide meandering trail· Developer shall bond for the 10' wide trail improvement and shall be completed with Jefferson Street Improvements· B. ON-SITE PRIVATE STREETS 1) Lots A, B, and C · Construct full improvements within the 36-foot right-of-way, which shall be divided into two 17.5-foot traveled ways. · 2) Lots D and E: Construct full improvements within the 24-foot right-of- -- way, which shall be divided into two 11.5-foot traveled ways· Lot D shall join Cahuilla Park Road at right angle or a minimum skew of 60° angle at centerline intersection. 3) PRIVATE CULS DE SAC Shall be constructed according to the tentative map with not less than 38-foot curb radius or larger at the bulb measured at the gutter flow line. 51. All gated entries shall provide for a two-car minimum 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 Cahuilla Park Road 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. Resolution No. 2002-135 Conditions of Approval - Final Tentative Tract 30651 Winchester Development Adopted September 17, 2002 Page 14 Entry drives, main interior circulation routes, corner cutbacks, 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. 52. 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 3.0" a.c./4.50" c.a.b Collector 4.0" a.c./5.00" c.a.b. Secondary Arterial 4.0" a.c./6.00" c.a.b. or the approved equivalents of alternate materials. 53. General access points and turning movements of traffic are limited to the following- A. Primary Entry at Cahuilla Park Road: Full turn movement. 54. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians, street name signs and sidewalks. Mid-block street lighting is not required. 55. 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. 56. Corner cut-backs shall conform to Riverside County Standard Drawings #805, unless otherwise approved by the City Engineer. 57. The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements. CONSTRUCTION 58. The City will conduct final inspections of habitable buildings only when the buildings have improved street and sidewalk access to publicly-maintained streets. The improvements shall include required traffic control devices, Resolution No. 2002-135 Conditions of Approval - Final Tentative Tract 30651 Winchester Development Adopted September 17, 2002 Page 15 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 59. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 60. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 61. 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. 62. 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. QUALITY ASSURANCE 63. The applicant shall employ construction quality-assurance measures that meet with the approval of the City Engineer. 64. 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. Resolution No. 2002-135 Conditions of Approval - Final Tentative Tract 30651 Winchester Development Adopted September 17, 2002 Page 16 65. 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. 66. 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 67. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 68. 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 69. 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. FIRE MARSHAL 70. Approved standard hydrants, located at each intersection and spaced 330 feet apart with no portion of any lot frontage more than 165 feet from a hydrant. Minimum fire flow shall be 1000 GPM for a 2-hour duration at 20 PSI. 71. Blue dot reflectors shall be placed in the street 8 inches from centerline to the side that the fire hydrant is on, to identify fire hydrant locations. Resolution No. 2002-135 Condition~ of Approval - Final Tentative Tract 30651 Winchester Development Adopted September 17, 2002 Page 17 72. 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 lane provides access to a gate entrance, a 40-foot turning radius shall be used. 73. Gates shall be equipped with a rapid entry system'(KNOX). 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. Contact the Fire Department for an application. 74. Provide to the Fire Department, 2 sets of water plans for plan check prior to recordation. 75. 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. 76. Secondary access must be provided as the street exceeds 1,320 feet. The proposed 20 foot easement is approved but must be recorded on the final map. The emergency access road must be capable of supporting a live load of 60,000 lbs. over two axles and have a vertical clearance of not less than 13.5 feet clear and unobstructed. SHERIFF DEPARTMENT 77. Final conditions will be addressed when building plans are reviewed. Prior to issuance of a building permit, applicant shall review plans with the Sheriff's Department regarding addressing, lighting, landscaping, fencing, parking, line of sight, and other law enforcement and public safety concerns. All questions regarding the Sheriff Department should be directed to the Senior Deputy at (760) 863-8950. Resolution No. 2002-135 Conditions of Approval - Final Tentative Tract 30651 Winchester Development Adopted September 17, 2002 Page 18 MISCELLANEOUS 78. The golf course landscaping shall conform to the City's Water Conserving Landscape Ordinance. Prior to City Council hearing, the applicant shall prepare the calculations to determine whether the golf course design conforms to the City's Water Conserving Landscape Ordinance. Should the calculations show that the golf course cannot conform to this standard, the City Council shall consider eliminating this condition. VOLUNTARY ADDITIONAL CONDITIONS OF APPROVAl 79. The existing streambed located 300' west of lot 25 will not be altered in any way without prior consent of the Department of Fish and Game, the Fish and Wildlife Service, and the City of La Quinta. 80. The applicant will provide to the City of La Quinta or its designee, 3 acres (3:1 Ratio) of mitigation property in Martinez Canyon or an alternate agreed upon location or $1,500 for property acquisition related to potential streambed alteration. The applicant will also provide 120 acres (2:1 Ratio) of mitigation property in Martinez Canyon or an alternate agreed upon location or a maximum of $60,000 related to possible loss of potential bighorn habitat. Payment shall be made in the form of a security bond as approved by California Department of Fish and Game and be made prior to grading. 80. Efforts shall be made to ensure that all pesticides, fungicides, herbicides and fertilizers used during the construction and operation of the Project Site will not be harmful to wildlife. 82. A construction plan shall be prepared and demonstrate, to the extent practicable, construction activities that emit excessive noise will be avoided adjacent to the hillside. In addition, during grading and construction activities any blasting or pile-driving near the hillside will not occur during the period from Jan. 1 through June 30th. 81. The landscape plan shall include only plants that are non-toxic to wildlife. All exotic plants such as tamarisk and fountain grass are prohibited. Existing trees may remain. Resolution No. 2002-135 Conditions of Approval - Final Tentative Tract 30651 Winchester Development Adopted September 17, 2002 Page 19 83. If Bighorn Sheep enter onto the Project Site, an 8-foot fence (or the functional equivalent) between the development and the hillside, if any, shall be constructed. The gaps should be 11 centimeters (4.3 inches) or less. If determined necessary, the developer shall construct temporary fencing while permanent fencing is constructed. The fence shall not contain gaps in which bighorn sheep can be entangled. If the developer transfer or disposes of any of the property adjacent to the hillside, the developer shall reserve an easement sufficient for the construction of fencing if needed in the future. 84. Dogs shall not be permitted to be loose within the project area, and shall be kept away from the hillside areas through appropriate signage and fencing, where applicable. 85. Access into the hillside area from the site will be discouraged through the use of signs or barricades, if necessary, unless the access is provided as part of a trail system that is approved by the USFWS and CDFG. 86. The final design of the project shall insure that road and driveways are designed to minimize headlight shine from vehicles onto the hillside. 87. In all areas adjacent to the hillsides, non-glare glass shall be used in new construction. Exterior building lights shall not shine on the hillside. Exterior lighting shall be kept at the safest possible minimum intensity and aimed away from the hillside. 88. The developer shall obtain a stream bed alteration agreement with the Department of Fish and Game prior to grading if required under the California Fish and Game Code.