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STC-SCSD 998a (Rev 8/97)
065378
RESOLUTION NO. 99-27
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING A 78 SINGLE
FAMILY AND OTHER COMMON LOT SUBDIVISION ON 39
ACRES LOCATED ON THE NORTH SIDE OF 50TM AVENUE,
1,600-FEET WEST OF JEFFERSON STREET
CASE NO.: TENTATIVE TRACT MAP 28964
APPLICANT: OLIPHANT AND WILLIAMS ASSOCIATES
RANCHO LA QUINTA AVENUE 50 PARTNERS LIMITED PARTNERSHIP
WHEREAS, the City Council of the City of La Quinta, California,.did on
the 151h day of December, 1998, and 2"d day of February, 1999, hold duly noticed
Public Hearings to consider the request of Oliphant and Williams Associates for a 78
single family residential and other common lot subdivision on 39 acres, generally
located on the north side of 50" Avenue, 1,600 feet west of Jefferson Street, and
more particularly described as:
Assessor's Parcel Number: '649-100-015; Portion of SE 1 /4
of Section 32, T5S, R7E, SBBM, Riverside County
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 271h day of October, 1998, 241h day of November, 1998, and 12'h day of
January, 1999, hold duly noticed Public Hearings for Oliphant and Williams Associates
for a 78 single family residential and other common lot subdivision on 39 acres, and
recommended approval under Resolutions 99-001 and 99-002; and
WHEREAS, said 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 conducted an
Initial Study (Environmental Assessment 98-365) and determined that the proposed
project could have an adverse impact on the environment. However, there would not
be a significant effect in this case, because appropriate mitigation measures were
made a part of the Conditions of Approval for Tentative Tract Map 28964, and a
Mitigated Negative Declaration of Environmental Impact will be filed.
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
City Council did make the following mandatory findings of approval for said Tentative
Tract Map 28964:
065338
Resolution No. 99-27
Tentative Tract Map 28964
February 2, 1999
Page 2
Finding Number 1 - Consistency with General Plan/Zoning Code
A. The property is designated Low Density Residential (LDR) allowing residential
development of 2-4 units per acre. The project is consistent with the goals,
policies and intent of the La Quinta General Plan Land Use Element (Chapter
2.0) because less than four dwellings per acre are proposed (i.e., Policy 2-
1.1.5). The project, as conditioned, is consistent with the goals, objectives,
and policies of the General Plan Circulation Element.
B. The RL District (Low Density Residential) permits single family housing, provided
lots are 7,200 square feet or larger. Proposed lots exceed the minimum size
allowed pursuant to Section 9.30.030 of the Zoning Ordinance. Detached
single family houses will be built as allowed. Conditions are recommended to
insure compliance with City Code requirements.
Finding Number-2 - Compliance with the California Environmental Quality Act
A. A Mitigated Negative Declaration of Environmental Impact has been prepared by
the Community Development Department as required by the California
Environmental Quality Act statutes. The assessment concludes that the project
will not significantly affect the environment, provided Mitigation Monitoring is
completed (EA 98-365). In this case, project mitigation includes payment of
fees and site supervision during grading to prevent historical subsurface features
from being destroyed or removed without proper authorization. Urban
improvements are adjoining the property making it conducive for residential
development.
Finding Number 3 - Site and Landscape Design
A. The proposed site design conforms with the design guidelines identified in the
General Plan, Zoning Code and Subdivision Ordinance and provides a
harmonious transition between other residential properties that abut the site.
B. The proposed common landscaping will be privately maintained. The landscape
design complements the surrounding residential areas in that it enhances the
aesthetic and visual quality of the area.
C. Common retention basins are proposed to contain on -site stormwater. 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.
065378
Resolution No. 99-27
Tentative Tract Map 28964
February 2, 1999
Page 4
JOHII PV. PENA, yor
City of La Quinta, California
/1
AUNDRA L. JUH`6CA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
�
l
DAWN C. HONEYWELL, City Attorney
City of La Quinta, California
065378
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE 1
CITY OF LA QUINTA )
I, SAUNDRA L. JUHOLA, City Clerk of the City of La Quinta, California, do
hereby certify that the foregoing Resolution No. 99-27 is a full, true and correct copy
as adopted by the City Council on February 2, 1999.
DATED: February 16, 1999
SAUNDRA L. JUIfOLA, City Clerk
City of La Quinta, California
065338
CITY COUNCIL RESOLUTION 99-27
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 28964
FEBRUARY 2, 1999
CONDITIONS OF APPROVAL
1. Upon their approval by the City Council, the City Clerk is directed to file these
Conditions of Approval with the Riverside County Recorder for recordation against the
properties to which they apply.
2. The subdivider agrees to defend, indemnify, and hold harmless the City of La Quinta
(the "City"), its agents, officers and employees from any claim, action or proceeding
to attack, set aside, void, or annul the approval of this tentative map or any final map
thereunder. The City shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the subdivider of any claim, action or. proceeding and
shall cooperate fully in the defense.
3. Tentative Tract Map No. 28964 shall comply with the requirements and standards of
§ § 66410 through 66499.58 of the California Government Code (the Subdivision Map
Act) and Chapter 13 of the La Quinta Municipal Code (LQMC). The tentative map shall
expire on February 2, 2001, unless an extension of time is applied for and granted.
4. Prior to the issuance of a grading permit or building permit for construction of any
building or use contemplated by this approval, the applicant shall obtain permits and/or
clearances from the following public 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
• California Regional Water Quality Control Board (NPDES Permit)
The applicant is responsible for any requirements of the permits or clearances from
those jurisdictions. If the requirements include approval of improvement plans,
applicant shall furnish proof of said approvals prior to obtaining City approval of the
plans.
The applicant shall comply with applicable provisions of the City's NPDES stormwater
discharge permit. For projects requiring project -specific NPDES construction permits,
the applicant shall include a copy of the application for the Notice of Intent with
grading plans submitted for plan checking. Prior to issuance of a grading or site
construction permit, the applicant shall submit a copy of the proposed Storm' Water
Pollution Protection Plan for review by the Public Works Department.
Cond CC TTM 28964 - 29GT
065378
Resolution No. 99-27
Tentative Tract Map 28964
February 2, 1999
Page 2
PROPERTY RIGHTS
5. All easements, rights of way and other property rights required of the tentative map.
or otherwise necessary to facilitate the ultimate use of the development and
functioning of improvements shall be dedicated, granted or otherwise conferred, prior
to. approval of a final map or parcel map or a waiver of parcel map. Conferrals shall
include irrevocable offers to dedicate or grant easements .to the City for emergency
vehicles and for access to and maintenance, construction, and reconstruction of
essential improvements located on street, drainage or common lots or within utility and
drainage easements.
6. Prior to approval of a final map, parcel map or grading plan, the applicant shall furnish
proof of easements or written permission, as appropriate, from owners of any abutting
properties on which grading, retaining wall construction, permanent slopes, or other
encroachments are to occur.
7. If the applicant proposes vacation or abandonment of any existing rights of way or
access easements which will diminish access rights to any properties owned by others,
the applicant shall provide approved alternate rights of way or access easements to
those properties or notarized letters of consent from the property owners.
8. The applicant shall dedicate or grant public and private street right of way and utility
easements in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and as required by the City Engineer.
9. Dedications required of this development include:
A. 50th Avenue - Primary Arterial; remainder of applicant's half of 100-feet wide
right-of-way.
B. Entry Street - Lot B - 80-feet wide right-of-way.
C. Shared Entry Street - Lot F - applicant's half of a shared entry street between the
applicant and the adjacent property owner, centered on the westerly Tract
boundary. Shared entry street shall be configured to the satisfaction of the City
Engineer and as mutually agreed between the applicant and the adjacent property
owner with one entrance lane and two exit lanes (one left lane and one through -
right lane), and a denied access turnaround.
Applicant shall grant access across their half of the shared entry street to the
adjacent property owner. The easement shall be conditional upon completion of
the westerly portion of the shared entry street by the adjacent property owner.
D. Interior Streets - Lots C, D, & E - 42-feet wide right-of-way, (36-feet wide right-
of-way for Lot F behind the proposed security gate), plus suitable right-of-way
for knuckle turns and offset culs-de-sac per Riverside County Standards.
Cond CC TTM 28964 - 29GT Page 2 of 16
065378
Resolution No. 99-27
Tentative Tract Map 28964
February 2, 1999
Page 3
Dedications shall include additional widths as necessary for dedicated right and left
turn lanes, bus turnouts, and other features contained 'in the approved construction
plans.
If the City Engineer determines that access rights to proposed street rights of way
shown on the tentative map are necessary prior to approval of final maps dedicating
the rights of way, the applicant shall grant interim easements to those areas within 60
days of written request by the City.
10. The applicant shall dedicate 10-feet wide public utility easements contiguous with and
along both sides of all private streets.
11. The applicant shall create a 20-feet wide perimeter landscape setback along 50th
Avenue. Landscape setback depth is the average depth if a meandering perimeter wall
design is approved. Setbacks shall apply to all frontage including, but not limited to,
remainder parcels, well sites and power substation sites.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the
applicant shall dedicate blanket easements for those purposes.
12. The applicant shall vacate abutter's rights of access to Avenue 50 from all frontage
except for the main entry street (Lot B), the shared entry street (Lot F), and adjacent
to Lot K if developed as a well site, as shown on the approved Tentative Map or as
approved by the City Engineer. _
13. The applicant shall dedicate easements necessary for placement of and access to
utility lines and structures, drainage basins, mailbox clusters, park lands, and common
areas.
14. The applicant shall cause no easements to be granted or recorded over any portion of
this property between the date of approval by the City Council and the date of
recording of any final map(s) covering the same portion of the property unless such
easements are approved by the City Engineer.
15. Prior to approval of a final map, the applicant shall furnish accurate AutoCad files of
the complete map, as approved by the City's map checker, on storage media and in
a program format acceptable to the City Engineer. The files shall utilize standard
AutoCad menu items so they may be fully retrieved into a basic AutoCad program.
If the map was not produced in AutoCad or a file format which can be converted to
AutoCad, the City Engineer may accept raster -image files of the map.
Cond CC TTM 28964 - 29GT Page 3 of 16
065378
Resolution No. 99-27
Tentative Tract Map 28964
February 2, 1999
Page 4
IMPROVEMENT PLANS
16. Improvement plans submitted to the City for plan checking shall be submitted on 24'
x 36" media in the categories of "Rough Grading," "Precise Grading," "Streets &
Drainage," and "Landscaping." All plans except precise grading plans shall have
signature blocks for the City Engineer. Precise grading plans shall have signature
blocks for Community Development Director and the Building Official. Plans are not
.approved for construction until they are signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike paths,
gates and entryways, and parking lots. "Landscaping" plans shall normally include
landscape improvements, irrigation, lighting, and perimeter walls.
Plans for improvements not listed above shall be in formats approved by the City
Engineer.
17. The City may maintain standard plans, details and/or construction notes for elements
of construction. For a fee established by City resolution, the applicant may acquire
standard plan and/or detail sheets from the City.
18. When final plans are approved by the City, the applicant shall furnish accurate
AutoCad files of the complete, approved plans on storage media acceptable to the City
Engineer. The files shall utilize standard AutoCad menu items so they may be fully
retrieved into a basic AutoCad program. At the completion of construction and prior
to final acceptance of improvements, the applicant shall update the files to reflect as -
constructed conditions.
If the plans were not produced in AutoCad or a file format which can be converted to
AutoCad, the City Engineer may accept raster -image files of the plans.
19. The applicant shall construct improvements and/or satisfy obligations, or furnish an
executed, secured agreement to construct improvements and/or satisfy obligations
required by the City prior to approval of a final map or parcel map or issuance of a
certificate of compliance for a waived parcel map. For secured agreements, security
provided, and the release thereof, shall conform with Chapter 13, LQMC.
Improvements to be made or agreed to shall include removal of any existing structures
or obstructions which are not part of the proposed improvements.
Cond CC TTM 28964 - 29GT Page 4 of 16
065378
Resolution No. 99-27
Tentative Tract Map 28964
February 2, 1999
Page 5
20. If improvements are secured, the applicant shall provide estimates of improvement
costs for checking and approval by the City Engineer. Estimates shall comply with the
schedule of unit costs adopted by City resolution or ordinance. For items not listed in
the City's schedule, estimates shall meet the approval of the City Engineer.
Estimates for utilities and other improvements under the jurisdiction of other agencies
shall be approved by those agencies. Security is not required for telephone, gas, or
T.V. cable improvements. However, tract improvements shall not be agendized for
final acceptance until the City receives confirmation from the telephone authority that
the applicant has met all requirements for telephone service to lots within the
development.
21. If improvements are phased with multiple final maps or other administrative approvals
(plot plans,. conditional use permits, etc.), off -site improvements and common
improvements (e.g., retention basins, perimeter walls & landscaping, gates) shall be
constructed or secured prior to approval of the first phase unless otherwise approved
by the City Engineer. Improvements and obligations required of each phase shall be
completed and satisfied prior to completion of homes or occupancy of permanent
buildings within the phase and subsequent phases unless a construction phasing plan
is approved by the City Engineer.
22. If the applicant fails to construct improvements or satisfy obligations in a timely
manner or as specified in an approved phasing plan, the City shall have the right to halt
issuance of building permits or final building inspections or otherwise withhold
approvals related to the development of the project until the applicant makes
satisfactory progress on the improvements or obligations or has made other
arrangements satisfactory to the City.
23. The applicant shall pay cash or provide security for applicant's required share of
improvements which have been or will be constructed by others (participatory
improvements).
Participatory improvements for this development include:
A. 50th Avenue and Shared Entry Street (Lot F) - 25% of the cost to design and
construct traffic signal improvements.
B. 50th Avenue - 50% of the cost to design and construct a 12-feet wide raised,
landscaped median in that portion adjacent to this Tentative Map.
The applicant's obligations for all or a portion of the participatory improvements may,
at the City's option, be satisfied by participation in a major thoroughfare improvement
program if this development becomes subject to such a program.
Cond CC TTM 28964 - 29GT Page 5 of 16
065378
Resolution No. 99-27
Tentative Tract Map 28964
February 2, 1999
Page 6
24. Graded,. undeveloped land shall be maintained to prevent dust and blowsand
nuisances. The land shall be planted with interim landscaping or provided with other
wind and water erosion control measures approved by the Community Development
and Public Works Departments.
25. Prior to occupation of the project site for construction purposes, the Applicant shall
submit and receive approval of a fugitive dust control plan prepared in accordance with
Chapter 6.16, LQMC. The Applicant shall furnish security, in a form acceptable to the
city, in an amount sufficient to guarantee compliance with the provisions of the permit.
26. The applicant shall furnish a preliminary geotechnical ("soils") report with the grading
plan.
27. The grading plan shall be prepared by a registered civil engineer and must be approved
by the City Engineer prior to issuance of a grading permit. The grading plan shall
conform with the recommendations of the soils report and shall be certified as
adequate by a soils engineer or an engineering geologist. A statement shall appear on
final maps (if any are required of this development) that a soils report has been
prepared pursuant to Section 17953 of the Health and Safety Code.
28. The applicant shall endeavor to minimize differences in elevation at abutting properties
and between separate tracts and lots within this development. Building pad elevations
on contiguous lots shall not differ by more than three feet except for lots within.a
tract, but not sharing common street frontage, where the differential shall not exceed
five feet. If compliance with this requirement is impractical, the City will consider and
may approve alternatives which minimize safety concerns, maintenance difficulties and
neighboring -owner dissatisfaction with the grade differential.
29. Prior to issuance of building permits, the applicant shall provide building pad
certifications, stamped and signed by a California registered civil engineer or surveyor.
The certifications shall list approved pad elevations, actual elevations, and the
difference between the two, if any. The data shall be organized by lot number and
shall be listed cumulatively if submitted at different times.
The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the
following:
30. The design of the development shall not cause any increase in flood boundaries, levels
or frequencies in any area outside the development.
Cond CC TTM 28964 - 29GT Page 6 of 16
065378
Rbaolution No. 99-27
Tentative Tract Map 28964
February 2. 1999
Page 7
31. Stormwater falling on site during the peak 24-hour period of a 100-year storm (the
design storm) shall be retained in common retention basins within the development
unless otherwise approved by the City Engineer. The tributary drainage area shall
extend to the centerline of adjacent public streets.
32. Storm flow in excess of retention capacity shall be routed through a designated,
. unimpeded overflow outlet and into the historic drainage relief route.
33. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
34. The applicant shall provide easements to on -site retention facilities for periodic "blow
off" and flushing of water from well site(s) dedicated within this Tentative Map.
Drainage improvements for the well site(s) shall provide direct drainage to common
retention basins.
35. Retention facility design shall be based on site -specific percolation data which shall be
submitted for checking with the basin plans. The design percolation rate shall not
exceed two inches per hour.
36. Retention basin slopes shall not exceed 3:1. Maximum retention depth shall be six
feet for common basins and two feet for lot -by -lot retention.
37. Nuisance water shall be retained on site. A trickling sand filter and leachfield of a
design approved by the City Engineer shall be installed to percolate nuisance water.
The sand filter(s) shall be designed to infiltrate 5 gallons per day/1,000 square feet (of
landscape area) and to accommodate surges of 3 gph/1,000 sq. ft.
38. In developments for which security will be provided by public safety entities (e.g., the
La Quinta Safety Department or the Riverside County Sheriff's Department), retention
basins shall be visible from the adjacent street(s). No fence or wall, other than the
Tract's perimeter wall, shall be constructed around basins unless approved by the
Community Development Director and the City Engineer.
39. Existing and proposed utilities within or adjacent to the proposed development shall
be installed underground. Power lines exceeding 34.5 kv are exempt from this
requirement.
40. Where hardscape improvements are planned, underground utilities shall be installed
prior to the hardscape. The applicant shall provide certified reports, of trench
compaction for approval of the City Engineer.
Cond CC TTM 28964 - 29GT Page 7 of 16
065378
Resolution No. 99-27
Tentative Tract Map 28964
February 2, 1999
Page 8
41. The City is contemplating adoption of a major thoroughfare improvement program.
Any property within this development which has not been subdivided in accordance
with this tentative map 60 days after the program is in effect shall be subject to the
program.
42. The applicant shall install the following street improvements to conform with the
General Plan street type noted in parentheses:
A. OFF -SITE STREETS
1) 50th Avenue (Primary Arterial) -- Applicant's half of a 76-feet wide travel
section (curb face to curb face) with a 6-feet wide meandering sidewalk.
If applicant's side of the street is constructed first, improvements shall
include a striped median and a 20-feet wide eastbound lane. If the other
side of the street is constructed first, improvements shall include a 12-feet
wide raised, landscaped median, unless otherwise deferred by the City at
that time.
B. PRIVATE STREETS AND CULS-DE-SAC
1) Entry Street - Lot B - 20-feet wide travel sections (curb face to curb face)
divided by a 20-feet wide raised median with a gated entry layout
acceptable to the City Engineer.
2) Shared Entry Street - Lot F - Applicant's half. of a shared entry street
between the applicant and the adjacent property owner, centered on the
westerly Tract boundary. Shared entry street shall be configured to the
satisfaction of the City Engineer and as mutually agreed between the
applicant and the adjacent property owner with one entrance lane and two
exit lanes (one left lane and one through -right lane), and a denied access
turnaround.
If constructed first, the applicant's half of the shared entry street shall. be
constructed in an interim condition to provide two-way access from 50th
Avenue to the Tract to the satisfaction of the City Engineer prior to the
issuance of the 361h residential building permit within the Tentative Map.
3) Typical Interior Streets - Lots C, D, & E - 40-feet wide (curb face to curb
face); Lot F (behind the proposed security gate) - 28-feet wide (curb face
to curb face); adjacent 6-feet wide sidewalks not required.
Cond CC TTM 28964 - 29GT Page 8 of 16
065378
Resolution No. 99-27
Tentative Tract Map 28964
February 2, 1999
Page 9
4) Cul-de-sac curb radius - 45', or as approved by the City Engineer.
Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, bus
turnouts, dedicated turn lanes, and other features contained in the approved
construction plans may warrant additional street widths as determined by the
City Engineer.
43. Access points and turning movements of traffic are limited to the following:
A. Entry Street on 50th Avenue - Lot B - right-in/right-out movements allowed. A
left -in movement may be approved if the applicant installs approved traffic
control markings and devices within the painted median. Left -out movement is
not allowed.
B. Shared Entry Street on 50th Avenue - Lot F - all -way access allowed.
44. 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.
45. The applicant may be required to extend improvements beyond development
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).
46. Improvements shall be designed and constructed in accordance with the LQMC,
adopted standards, supplemental drawings and specifications, and as approved by the
City Engineer. Improvement plans for streets and access gates shall be stamped and
signed by California -registered professional engineer(s).
47. Street right of way geometry for culs de sac, knuckle turns and corner cutbacks shall
conform with Riverside County Standard Drawings #800, #801, and #805
respectively unless otherwise approved by the City Engineer.
48. Streets shall have vertical curbs or other approved curb configurations which. convey
water without ponding and provide lateral containment of dust and residue for street
sweeping. Unused curb cuts on any lot shall be restored to normal curbing prior to
final inspection of permanent building(s) on the lot.
49. The applicant shall design street pavement sections using Caltrans' design procedure
(20-year life) and site -specific data for soil strength and anticipated traffic loading
(including construction traffic). Minimum structural sections are as follows:
Cond CC TTM 28964 - 29GT Page 9 of 16
065338
Resolution No. 99-27
Tentative Tract Map 28964
February 2, 1999
Page 10
Residential & Parking Areas 3.0" a.c./4.50" a.b.
Collector 4.0"/5.00"
Secondary Arterial 4.0"/6.00"
Primary Arterial 4.5"/6.00"
Major Arterial 5.5"/6.50"
50. The applicant shall submit current mix designs (<two years old at the time of
construction) for base, paving and curb/gutter materials. Submittals 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 (< 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.
51. The City will conduct final inspections of homes and other habitable buildings only
when the buildings have improved street and sidewalk access to publicly -maintained
streets. The improvements shall include required traffic control devices, pavement
markings and street name signs. If on -site streets 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 tract or when directed by the
City, whichever comes first.
52. The applicant shall provide landscaping in required setbacks, retention basins, common
lots, and park areas.
53. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, front yards, and parks shall be signed and stamped by a licensed landscape
architect and be prepared based on the water conservation measures addressed in
Chapter 8.13 of the Municipal Code.
The applicant shall submit plans for approval by the Community Development
Department prior to plan checking by the Public Works. Department. When plan
checking is complete, the applicant shall obtain the signatures of CVWD and the
Riverside County Agricultural Commissioner prior to submitting for signature by the
City Engineer. Plans are not approved for construction until signed by the City
Engineer.
54. 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.
Cond CC TTM 28964 - 29GT Page 10 of 16
065378
Resolution No. 99-27
Tentative Tract Map 28964
February 2, 1999
Page 11
55. Landscape areas shall have. permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no lawn or
spray irrigation within 18" of curbs along public/private streets.
56. Unless otherwise approved by the City Engineer, common basins and park areas shall
be designed with grades and turf grass -surface which can be mowed with standard
tractor -mounted equipment.
57. The applicant shall ensure that landscaping plans and utility plans are coordinated to
provide visual screening of aboveground utility structures.
58. The applicant shall construct perimeter walls and required landscaping to enclose the
entire perimeter prior to final inspection of any homes within the tract unless a phasing
plan or construction schedule is approved by the City Engineer and Community
Development Director.
59. Landscape berms of 24" to 36" high shall be used throughout the parkway
landscaping as required by Section 9.60.2.40(F) of the Zoning Ordinance.
60. Mature landscaping shall be installed in the perimeter landscaping parkways. No less
than 75 percent of the trees on 50th Avenue shall be 24"- or 36"-box specimen trees
(e.g., minimum 1.75" to 3" diameter trunk width per tree type) with remaining trees
15 gallon in size with one inch- diameter trunk. Vandal proof ground mounted lighting
shall be used periodically to accent the parkway trees. Shrubs shall be clustered to
form distinctive design themes.
61. Front yard landscaping for future houses shall consist of a minimum of two shade
trees (i.e., one tree @ 15 gallon with 1 " diameter trunk and one tree @24" box with
1.75" diameter trunk) and 10 five -gallon shrubs. Three additional 15 gallon trees shall
be required for corner lot houses. All trees shall be double staked to prevent wind
damage. Trees and shrubs shall be watered with emitters or bubblers. The developer
is encouraged to use plants that are native to this area and drought tolerant.
62. Landscape and irrigation improvements shall be installed prior to occupancy of the
house. The developer and subsequent property owner shall continuously maintain all
required landscaping. in a healthy and viable condition.
63. The applicant shall provide public transit improvements along 50th Avenue as required
by Sunline Transit Agency.
Cond CC TTM 28964 29GT Page 11 of 16
065378
Resolution No. 99-27
Tentative Tract Map 28964
February 2, 1999
Page 12
QUALITY ASSURANCE
64. The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
65. The applicant shall employ or retain California registered civil engineers, geotechnical
engineers, surveyors, or other licensed professionals, as appropriate, to- provide
sufficient construction supervision to be able to furnish and sign accurate record
drawings.
66. The applicant shall arrange and bear the cost of measurement, sampling and testing
procedures not included in the City's inspection program but required by the City as
evidence that construction. materials and methods comply with plans and
specifications. Where retention basins are installed, testing shall include a sand filter
percolation test, as approved by the City Engineer, after required tract improvements
are complete and soils have been permanently stabilized.
67. Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all plans which were signed by the City Engineer. Each sheet shall
be clearly marked "Record Drawings," "As -Built" or "As -Constructed" stamped and
signed by the engineer or surveyor certifying to the accuracy of the drawings. The
applicant shall revise the CAD or raster -image files previously submitted to the City to
reflect as -constructed conditions.
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68. The applicant shall make provisions for continuous, perpetual maintenance of all
required improvements until expressly released from said responsibility by the City.
69. The applicant shall pay the City's established fees for plan checking and construction
inspection. Fee amounts shall be those in effect when the applicant makes application
for plan checking and permits.
70. The applicant shall comply with the terms and requirements of the Infrastructure Fee
program in effect at the time of issuance of building permits.
71. Prior to issuance of a grading permit, the property owner shall pay a fee of $600.00
per acre for disturbing the habitat area of the Coachella Valley Fringe -Toed Lizard.
Cond CC TTM 28964 - 29GT Page 12 of 16
•068378
Resolution No. 99-27
Tentative Tract Map 28964
February 2, 1999
Page 13
72. Within 24 hours after review by the City Council, the property owner/developer shall
submit to the Community Development Department two checks made out to the
County of Riverside in the amount of $78.00 and $1,250.00 to permit the filing and
posting of the Notice of Determination for EA 98-365.
73. Prior to building permit issuance, the developer shall pay school mitigation fees to the
Desert Sands Unified School District based on the State imposed fee in effect at that
time. The school facilities fee shall be established by Resolution (i.e., State of
California School Facilities Financing Act).
74. Prior to final map approval by the City Council, the property owner/developer shall
meet the Parkland Dedication requirements by payment of in -lieu fees as set forth in
Section 13.48 of the La Quinta Municipal Code.
75. Fire hydrants in accordance with CVWD Standard W-33 shall be located at each street
intersection spaced not more than 330 feet apart in any direction with no portion of
any lot frontage more than 165 feet from a fire hydrant. Minimum fire flow shall be
1,500 g.p.m. for a 2-hour duration at 20 psi. Blue dot reflectors shall be mounted in
the middle of the streets directly in line with fire hydrants.
76. Applicant/developer will provide written certification from the appropriate water
company that the required fire hydrants are either existing or that financial
arrangements have been made to provide them.
77. Prior to recordation of the final map, applicant/developer will furnish one blueline copy
of the water system plans to the Fire Department for review/approval. Plans will
conform to the fire hydrant types, location and spacing, and the system will meet the
fire flow requirements. Plans will be signed/approved by a registered civil engineer and
the local water company wit the following certification: "I certify that the design of the
water system is in accordance with the requirements prescribed by the Riverside
County Fire Department."
78. The required water system including fire hydrants will be installed and accepted by the
appropriate water agency prior to any combustible building materials being placed on
an individual lot.
79. A temporary water supply for fire protection may be allowed for the construction of
the model units only. Plans for a temporary water system must be submitted to the
Fire Department for review prior to issuance of building permits.
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065378
Resolution No. 99-27
Tentative Tract Map 28964
February 2, 1999
Page 14
80. Gates installed to restrict access shall be power operated and equipped with a Fire
Department override system consisting of Knox Key Operated switches, series KS-2P
with dust cover, mounted per recommended standard of the Knox Company.
Improvement plans for the entry street and gates shall be submitted to the Fire
Department for review and approval prior to installation.
81. Gate entrances shall be at least two feet wider than the -width of the traffic lane(s)
serving that gate. All gates providing access from a road to a driveway -shall be
located at least 30 feet from the roadway and shall open to allow a vehicle to stop
with obstructing traffic on the road. Where a one-way road with a single traffic lane
provides access to a gate entrance, a 40 foot turning radius shall be used.
82. After site preparation work has been completed, the applicant shall contact the Fire
Department (Planning and Engineering Department) for an inspection of the property
to insure all conditions listed have been met by calling_760-863-8886.
83. Phased improvements shall be approved by the Fire Department.
84. Prior to the issuance of a grading permit or building permit, the. property
owner/developer shall prepare and submit a written report to the Community
Development Department demonstrating compliance with those Conditions of Approval
and mitigation measures of TTM 28964 and EA 98-365. Mitigation monitoring of the
project site during grading is required.
85. The Archaeological Data Recovery Plan shall be required to consist of 100% hand
excavation or mechanical excavation to allow precise incremental removals up to two
to five centimeters subject to documentation from qualified archaeologists. Said
documentation shall be subject to peer review by a qualified expert(s) acceptable to
the Community Development Director or his designee.
The Data Recovery Plan shall clearly state that the excavation will continue until sterile
levels are reached, regardless of depth, and that it shall be clearly stated that Phase
II will consist of a total recovery program of areas with a final designation as
significant by the project archaeologist as the result of on -going field work subject to
approval by the Community Development Director or his designee.
The Data Recovery Plan shall include a detailed discussion connecting the significance
determinations and the stated research goals given in the Phase II Interim Testing
Report with the proposed Phase III data recovery plan methodology.
Cond CC TTM 28964 - 29GT Page 14 of 16
065318
Resolution No. 99-27
Tentative Tract Map 28964
February 2, 1999
Page 15
The Data Recovery Plan shall include a discussion of proposed procedures of the laws
pertaining to the treatment of human remains. In addition, the report shall provide a
discussion of proposed provisions for the scientific study of the remains prior to final
disposition.
The Data Recovery Plan shall clarify what is included in, the $5,000 line item for
testing with the consideration that radiocarbon testing and obsidian hydration tests be
included in this line item.
The resumes of all proposed crew members shall be placed in an appendix to the Data
Recovery Plan. Documentation by the Native American Heritage Commission for Mr.
Marc Benitez shall be included in another appendix.
The Data Recovery Plan shall include a discussion of the proposed provisions for
publication and dissemination of the final report of the Phase III component of work.
The map prepared by RBF shall be revised to factor for depth of the cultural deposits
where known, and reviewed for accuracy by the consulting archaeologist. This map
shall be submitted to the Community Development Department for review and
approval.
The applicant shall provide current tribal boundaries for the purposes of correct
disposition of any human remains.
The potentially human cremation bone material referenced in the Phase II Interim
Testing report and subsequently determined "not large enough for a positive
identification" as human by Consulting Biological Anthropologist Debbie Gray shall be
submitted with all other bone material to a qualified zooarchaeologist for study and
possible identification. The results of this study are to be included in the final Phase
III Data Recovery report.
86. The approved Data Recovery Plan field work shall be completed prior to issuance of
any project -related grading permits or ground disturbance. Progress reports for the
data recovery field work,.certified by the Principal Investigator, shall be submitted to
the Community Development Department every two weeks beginning with the on -set
of field work. A draft of the final report for the Data Recovery Plan shall be submitted
to the Community Development Department within 60 days from the conclusion of the
field work and prior to the issuance of any grading permits. A final report shall be
submitted to the Community Development Department prior to issuance of any
building permits or within 6 months of completion of the Data Recovery Plan. Draft
and Final Reports for the Phase III Data Recovery shall follow the "Archaeological
Resource Management Reports (ARMR): Recommended Format and Contents" for
completeness and organization. Prior to issuance of a grading permit, the completed
Final Report for the Phase II Testing Investigation shall be submitted for review and
acceptance by the City's Historic Preservation Commission. This report shall also
follow the ARMR format.
Cond CC TTM 28964 - 29GT Page 15 of 16
065378
Resolution No. 99-27
Tentative Tract Map 28964
February 2, 1999
Page 16
Archaeological monitoring of the entire project site shall be required. Prior to issuance
of a grading permit, the name and qualifications of the archaeological monitors shall
be submitted to the Community Development Department. The archaeological
monitors shall be notified of, and attend all, pre -grade meetings conducted by the
developer/contractors. The developer shall notify the archaeological monitors of the
intent to begin grading within 72 hours of on -set. A report of the results of the
monitoring activities shall be submitted to the Community Development Department
for review by the Historic Preservation Commission, prior to the first final building
inspection conducted for the project.
87. All agency letters received for this case are made part of the case file documents for
plan checking purposes.
88. Prior to final map approval, proposed street names shall be submitted to the
Community Development Department for review and approval. Three names shall be
submitted for each proposed private street.
89. Prior to final map approval, the applicant shall submit to the Community Development
Department for review a copy of the proposed Covenants, Conditions, and Restrictions
(CC and R's) for the project. Approval of the C. C. and R's by the City Attorney is
required.
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