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CC Resolution 2005-014 - RESOLUTION NO. 2005-014 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING THE SUBDIVISION OF ± 9.25 ACRES INTO 29 SINGLE-FAMILY LOTS AND MISCELLANEOUS LOTS CASE NO.: TENTATIVE TRACT MAP 32751 APPLICANT: GROVE PARTNERS LQ, LLC WHEREAS, the City Council of the City of La Quinta, California, did, on the 4th and 18th day of January 2005, hold a duly noticed Public Hearing to consider a request by Grove Partners LQ, LLC, to subdivide ± 9.25 acres into 29 single-family Jots and miscellaneous lots, generally located at the southwest corner of Jefferson Street and Pomelo, more particularly described as follows: APNs: 772-190-020 - WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 14th day of December 2004, hold a duly noticed Public Hearing to consider a request by Grove Partners LQ, LLC, to subdivide ± 9.25 acres into 29 single-family lots and miscellaneous lots and recommended approval of said Tract by adoption of Planning Commission Resolution 2004-102; and WHEREAS, said Tentative Tract Map 32751 has complied with the requirements and rules to implement the California Environmental Quality Act (CEQA) of 1970, as amended (Resolution 83-63), in that the project has been assessed in conjunction with Environmental Assessment 85-034 for Specific Plan 85-006 which was certified on October 1 5, 1 985. No changed circumstances or conditions are proposed, or new information has been submitted which would trigger the preparation of a subsequent environmental review pursuant to Public Resources Code Section 21166; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did make the following mandatory findings to approve saíd Tentative Tract Map 32751 : 1 . The proposed tract map will be consistent with the City of La Quinta General Plan in that the property is designated Low Density Residential (LOR) which allows single-family residential uses. ".-- Resolution No. 2005-014 Tentative Tract Map 32751 Grove Partners LQ, LLC January 18, 2005 Page 2 2. The design or improvement of the proposed subdivision will be consistent with the City of La Ouinta General Plan in that all streets and improvements in the proposed project will conform to City standards contained in the General Plan and Subdivision Ordinance. Access for the land uses on the site will be provided from an existing str~et in the immediate area. The density and design for the tract will comply with the Land Use Element of the General Plan. 3. The design of the proposed subdivision and improvements are not likely to cause substantial environmental damage, or substantially injure fish or wildlife, or their habitat in that the project has been assessed in conjunction with Environmental Assessment 85-034 for Specific Plan 85-006 which was certified on October 1 5, 1 985. No changed circumstances or conditions are proposed, or new information has been submitted which would trigger the preparation of a subsequent environmental review pursuant to Public Resources Code Section 211 66. 4. The design of the subdivision and type of improvements are not likely to cause serious public health problems in that the applicant will be conditioned to meet all applicable requirements of the City of La Ouinta to provide a safe environment for the public. 5. 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 in that there is an existing street that will provide direct access to the site. All required public easements will provide access to the site or support necessary infrastructure improvements for the proposed project. NOW THEREFORE, BE IT RESOLVED by the City Council of the City of La Ouinta, California, as follows: 1 . That the above recitations are true and correct and constitute the findings of the City Council for this Tentative Tract Map; 2. That it does hereby approve Tentative Tract Map 32751, subject to the attached Conditions of Approval. PASSED, APPROVED and ADOPTED at a regular meeting of the City of La Ouinta City Council, held on this 18th day of January 2005, by the following vote, to wit: - I , ~ ~ ¡- ¡ Resolution 2004-014 Tentative Tract Map 32751 Grove Partners LQ, LLC January 18, 2005 Page 3 AYES: Council Members Henderson, Osborne, Perkins, Sniff, Mayor Adolph NOES: None ABSENT: None ABSTAIN: None ATTEST: (CITY SEAL) APPROVED AS TO FORM: CITY COUNCIL RESOLUTION NO. 2005-014 r- CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 32751 - GROVE PARTNER LQ, LLC ADOPTED: FEBRUARY 1, 2005 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 (IILQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies: · 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 OlD) · California Water Quality Control Board (CWQCB) · Sun Line Transit Agency · SCAQMD Coachella Valley 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. 2005-014 Conditions of Approval - FINAL Tentative Tract Map 32751 - Grove Partners LQ, LLC Adopted: February 1, 2005 Page 2 A project-specific NPDES construction permit must be obtained by the applicant; and who then shall submit a copy of the Regional Water Quality Control Board's (IIRWQCB") acknowledgment of the applicant's Notice of Intent (" NO I"), prior to the issuance of a grading or site construction permit by the City. 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. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP") . The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant'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. ".-- I I I I Resolution No. 2005-014 Conditions of Approval - FINAL Tentative Tract Map 32751 - Grove Partner. LQ, LLC Adopted: February 1, 2005 Page 3 6) Waste Management and Materials Pollution Control. E. All erosion and sediment control BMPs proposed by the. applicant shall be approved by the C.ity 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). 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) Jefferson Street (Major Arterial, 120' ROW) - No additional right of way dedication is required. The following is conditioned for the existing Golf Tunnel beneath Jefferson Street: - Resolution No. 2005-014 Conditions of Approval - FINAL Tentative Tract Map 32751 - Grove Partners LQ, LLC Adopted: February 1, 2005 Page 4 The applicant shall abandon the existing golf tunnel constructed under Jefferson Street. The method of abandonment shall be approved by the City Engineer. As a minimum, the applicant shall construct an earth bearing wall at the westerly end of the tunnel and fill the depression with compacted backfill as approved by the City Engineer. Additionally, the applicant shall reconstruct the existing perimeter wall along Jefferson Street to align with the existing wall and adjust the meandering sidewalk and landscaping with an irrigation system (approximately 230 feet). The wall design shall be approved by the Public Works and Community Development Departments and shall transition aesthetically to the existing perimeter wall to the south on Jefferson Street and to the north on Pomelo Drive. The applicant shall also reconstruct the perimeter wall where iron fence treatment exists along the easterly tract boundary to a solid perimeter wall. The applicant shall be responsible for any repair (or at the City's option, pay for the repair of) any damage to Jefferson Street that may be caused by failure of the tunnel throughout the construction period and for a minimum period of one year from the date of the City's written certification that the tunnel abandonment and all adjoining soil reconstruction has been completed in a manner satisfactory the Public Works Director. The certification shall be in writing, and shall be signed by the Public Works Director. Also within that time period, the applicant shall defend, indemnify and hold the City of La Quinta and its officers, employees, and agents ("City Indemnitees") free and harmless from any and all of claims, causes of action, obligations, losses, liabilities, judgments, damages, including reasonable attorneys fees and costs of litigation (collectively "Claims") arising out of and/or in any way relating to its acts or omissions associated with the abandonment of the Jefferson Street Tunnel, or any condition of the Jefferson Street Right-of- Way relating to the Tunnel. In the event the City Indemnitees are made a party to any action, lawsuit, or other adversarial proceeding in any way involving such Claims which arise prior to the one year anniversary of the issuance of the certificate referenced above, the developer shall provide a defense to the City Indemnitees, or at the City's option, reimburse the City - Resolution No. 2005-014 Conditions of Approval - FINAL Tentative Tract Map 32751 - Grove Partners La, LLC Âdopted: February 1, 2005 Page 5 Indemnitees their costs of defense, including reasonable attorneys' fees, incùrred in defense of such claim. In addition the developer shall be obligated to promptly pay any final judgment or portion thereof rendered against the City Indemnitees. Developer shall execute an indemnity agreement containing the terms and conditions set forth herein, in a form acceptable to the City Attorney, prior to the recordation of the final map. Nothing in these conditions shall in any way limit the City's right under the Indemnification Agreement for Improvement Beneath Public Right-of-Way, recorded December 4, 1990, as Instrument No. 439718 ("Recorded Right-of-Way"), nor shall the conditions in any way limit the obligations and liabilities of Landmark Land Company of California, or its heirs, successors, assigns, or subsequent owners of the property under and adjacent to the golf course tunnel. The City's rights to enforce these conditions of approval shall be in addition to all rights the City has under the Recorded 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 Private Residential Streets measured at gutter flow line to gutter flow line shall have a 36-foot travel width with streets double loaded. B. CUL DE SACS 1 ) The cui de sac shall conform to the shape shown on the tentative map with a 38-foot curb radius at the bulb or larger as shown on the tentative map. r- 11 . Dedications shall include additional widths as necessary for dedicated right and left turn lanes, potential shared bus turnouts for SunUne and Desert Sand unified School District, and other features contained in the approved construction plans. Resolution No. 2005-014 Conditions of Approval - FINAL Tentative Tract Map 32751 - Grove Partners La, LLC Adopted: February 1, 2005 Page 6 1 2. 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. 1 3. 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 liD. 14. 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. The Open Space at the north end of the tentative tract shall be dedicated as Open Space in perpetuity on the Final Map and shall be designated such as a lettered lot. 1 5. Direct vehicular access to Jefferson Street from lots with frontage along Jefferson Street is restricted, except for those access points identified on the tentative tract map, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final tract map. 16. 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. 1 7. The applicant shall convey the Open Space Lot south of Pomelo Drive to the Citrus HOA prior to the release of bonds. 18. 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. Resolution No. 2005-014 Conditions of Approval - FINAL Tentative Tract Map 32751 - Grove Partners LQ, LLC Adopted: February 1, 2005 Page 7 FINAL MAPS 19. 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. The Final Map shall be of a 1" = 40' scale. IMPROVEMENT PLANS r I I As used throughout these Conditions of Approval, professional titles such as lIengineer," IIsurveyor," and lIarchitect," refers to persons currently certified or licensed to practice their respective professions in the State o~ California. 20. 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 Omprovement Plans), LQMC. 21 . The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On-Site Rough Grading Plan: 1 " = 40' Horizontal B. PM10 Plan: 1" = 40' Horizontal C. SWPPP: 1 " = 40' Horizontal D. Storm Drain Plans: 1 " = 40' Horizontal Note: A through D shall be submitted concurrently. Resolution No. 2005-014 Conditions of Approval - FINAL Tentative Tract Map 32751 - Grove Partners LQ, LLC Adopted: February 1, 2005 Page 8 E. On-Site Street Improvements/Signing & Striping Plan: 1" = 40' Horizontal, 1" = 4' Vertical The following plans shall be· submitted to the Building and Safety Department for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized by the Building and Safety Director in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. F. On-Site Residential Precise Grading Plan: 1" = 30' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All On-Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. All On-Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1 -foot of cover, or sufficient cover to clear any adjacent obstructions. 22. The City maintains standard plans, detail sheets and/or construction notes for elements of construction on the Public Works Online Engineering Library at http://www.la-quinta .org/publicworks/tract 1 /z onlinelibrary /0 intropage.htm. - Resolution No. 2005-014 Conditions of Approval - FINAL Tentative Tract Map 32751 - Grove Partners La, LLC Adopted: February 1, 2005 Page 9 23. 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 AGREEMENTS 24. Prior to approval of any Final Map, the applicant shall construct all on and off-site improvements and satisfy its obligations for same, or shall furnish a fuUy 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. 25. Any Subdivision Improvement Agreement (IISIA") 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 Omprovement Security), LQMC. 26. 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. 27. 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: A. Construct certain off-site improvements. B. Construct additional off-site improvements, subject to the reimbursement of its costs by others. Resolution No. 2005-014 Conditions of Approval - FINAL Tentative Tract Map 32751 - Grove Partners LQ, LLC Adopted: February 1, 2005 Page 10 C. Reimburse others for those improvements previously constructed that are considered to be an oblìgation of this tentative tract map. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these means, as the City may require. Off-Site Improvements should be completed on a first priority basis. 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. 28. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on-site and off-site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule adopt"ed 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. 29. 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. I I Resolution No. 2005-014 Conditions of Approval - FINAL Tentative Tract Map 32751 - Grove Partners La, LLC Adopted: February 1, 2005 Page 11 GRADING 30. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improv·ements), LQMC. 31 . 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. 32. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer, B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, - C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6. 16, (Fugitive Dust Control), LQMC, and D. A Best Management Practices report prepared in accordance with Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm Management and Discharge Controls), LQMC. All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading perm it. 33. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erósion 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. Resolution No. 2005-014 Conditions of Approval - FINAL Tentative Tract Map 32751 - Grove Partners LQ, LLC Adopted: February 1, 2005 Page 12 34. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3: 1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2: 1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4: 1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3: 1 . All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 35. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 36. Building pad elevations of perimeter lots shall not differ by more that one foot higher 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. 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. I Resolution No. 2005-014 Conditions of Approval - FINAL Tentative Tract Map 32751 - Grove Partners LQ, LLC Adopted: February 1, 2005 Page 13 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. Stormwater handling shall conform with the approved hydrology and drainage report for The Citrus Development. The applicant or design professional shall submit a revised hydrology and drainage report to address off-site drainage displaced by this development and the adequacy of the proposed underground drainage system. Nuisance water shall be retained onsite and disposed of via an underground percolation improvement approved by the City Engineer. Additionally, the applicant shall redesign the proposed retention basins to accept off site storm water that is currently - handled by the existing retention basin. 41. 42. 43. -- The applicant shall revise proposed retention basins to 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. Additionally, the .100 year storm water shall be retained within the interior street right of way. 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. The applicant shall redesign Lot C and D retention basins to provide for a bleed line between Lot C and 0 to handle overflow from Lot C. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise. Nuisance water shall be retained on site. In residential developments, nuisance water shall be disposed of in a trickling sand filter and leach field or equivalent system approved by the City Engineer. The sand filter and leach field shall be designed to contain nuisance water surges from landscape area, residential unit, and off-site street nuisance water. Flow from adjacent well sites shall be designed for retention area percolation by separate infiltration Resolution No. 2005-014 Conditions of Approval - FINAL Tentative Tract Map 32751 - Grove Partners LQ, LLC Adopted: February 1, 2005 Page 14 system approved by the City Engineer. The sand filter design shall be per La Quinta Standard 370 with the equivalent of 137.2 gph of water feed per sand filter to accept the abovementioned nuisance water requirements. Leach line requirements are 1. 108 feet of leach line per gph of flow. 44. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from anyon-site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 45. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 46. For on-site common retention basins, retention depth shall be according to Engineering Bulletin 97.03, and side slopes shall not exceed 3: 1 and shall be planted with maintenance free ground cover. 47. 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(BH7), LQMC. 48. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 49. 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. 50. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. UTILITIES 51 . The applicant shall comply with the provisions of Section 1 3.24. 11 0 (Utilities), LQMC. I 1 I Resolution No. 2005-014 Conditions of Approval - FINAL Tentative Tract Map 32751 - Grove Partners LQ, LLC Adopted: February 1, 2005 Page 15 52. 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. 53. 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 I I I 54. 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. 55. The applicant shall construct the following street improvements to conform with the General Plan. A. PRIVATE STREETS 1 ) Lot A except for except for the entry drive - Construct full 36- foot wide travel width improvements measured gutter flow line to gutter flow line where the residential streets are double loaded. 2) Lot A (Entry Drive) - At a minimum, there shall be at least 20 feet of paved roadway at the entry drive and at the proposed median. 3) The location of driveways of corner lots shall not be located within the curb return and away from the intersection when possible. Resolution No. 2005-014 Conditions of Approval - FINAL Tentative Tract Map 32751 - Grove Partners La, LLC Adopted: February 1, 2005 Page 16 C. PRIVATE CUL DE SACS 1 ) Shall be constructed according to the lay-out shown on the tentative map with 38-foot curb radius or greater at the bulb similar to the layout shown on the rough grading plan. D. EMERGENCY ACCESS 1 ) The applicant shall design the emergency access of Jefferson Street with decorative concrete, pavers or other pavement structure as approved by the City Engineer and the Fire Department. 56. 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./4.5" c.a.b. or, the approved equivalents of alternate materials. 57. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 58. General access points and turning movements of traffic are limited to the following: Ä. Primary Entry (Mandarina Drive): Full turn movements are allowed. 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. \ t Resolution No. 2005-014 Conditions of Approval - FINAL Tentative Tract Map 32751 - Grove Partners La, LLC Adopted: February 1, 2005 Page 17 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. CONSTRUCTION 61 . 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. r- I ! LANDSCAPING 62. 63. 64. 65. - The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LOMC. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 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 (COD), prior to plan chec.king 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. Resolution No. 2005-014 Conditions of Approval - FINAL Tentative Tract Map 32751 - Grove Partners LQ, LLC Adopted: February 1, 2005 Page 18 66. 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 1 8 inches of curbs along public streets. QUALITY ASSURANCE 67. The applicant shall employ construction quality-assurance measures that meet with the approval of the City Engineer. 68. 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. 69. 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. 70. 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 71 . The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LOMC. 72. The applicant shall make provIsions for the continuous and perpetual maintenance of all private on-site improvements, perimeter landscaping, access drives, and sidewalks. I I I Resolution No. 2005-014 Conditions of Approval - FINAL Tentative Tract Map 32751 - Grove Partners LQ, LLC Adopted: February 1, 2005 Page 19 FEES AND DEPOSITS 73. 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. 74. 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). FIRE DEPARTMENT 75. For single-family residential areas, approved standard fire hydrants, located at each intersection and spaced 330 feet apart with no portion of any lot frontage more than 1 65 feet from a hydrant. Minimum fire flow shall be r- 1000 gpm for a 2-hour duration at 20 psi. Off-site hydrants are required at any entry and every 600 feet around the perimeter of the project. 76. Blue dot retro-reflectors shall be placed in the street 8 inches from the centerline to the side that the fire hydrant is on, to identify fire hydrant locations. 77. Any turn or cul-de-sac requires a minimum 38-foot outside turning radius. 78. Roadways may not exceed 1,320 feet without secondary access/egress. This access/egress way may be restricted to emergency vehicles only however, public egress must be unrestricted. This emergency access/egress way, as shown on the Tentative Tract Map, or other approved location, must be a minimum clear and unobstructed width of 20 feet with a vertical clearance of 13 feet 6 inches (See Condition #83A & B). Also, turf block shall be used as an alternative to asphalt pavement for the driveway access material to achieve an aesthetic appearance within the landscape area. 79. Any gate providing access from a public roadway (Jefferson Street) to a private entry roadway 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. The gate shall be automatic and be equipped with a rapid entry system (KNOX). Plans shall be submitted to the Fire Department for approval prior to installation. Resolution No. 2005-014 Conditions of Approval - FINAL Tentative Tract Map 32751 - Grove Partners LQ, LLC Adopted: February 1, 2005 Page 20 80. 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 the an individual lot. Two sets of water plans are to be submitted the Fire Department for review and approval. 81 . The applicant or developer shall prepare and submit to the Fire Department for review and approval, a site plan designating any required fire lanes with appropriate lane paintings and/or signs. COMMUNITY DEVELOPMENT DEPARTMENT 82. The applicant shall comply with all the mitigation measures in the Mitigation Monitoring Plan attached to the Environmental Assessment for this project. 83A. Remove the emergency access along Jefferson Street as being an unnecessary intrusion of the traffic flow along Jefferson Street. If an emergency access is required, it should be developed on Pomelo at the end of the new cul-de-sac street and connected to the adjacent private street. 83B. The applicant shall make a good faith effort to negotiate the relocation of the emergency exit off of Pomelo, along the northern property line across the landscape entry portion of the Citrus development. The documentation of property rights necessary for the access rights shall be recorded prior to or simultaneously with the final map, and shall be in a form which is approved by the Public Works Director and City Attorney. In the event the developer is unable to negotiate the relocation of the emergency exit off of Pomelo, the Community Development Director, at his sole discretion, may approve access to the adjoining public street (Jefferson Street) per the original condition (Condition #78), or may require the applicant to provide all necessary funding to provide for the acquisition by the City of all property rights needed for the access route, including all land costs, acquisition expenses, expert fees, and attorneys' fees. In the event that City acquisition is deemed necessary, the acquisition costs, as estimated by the City in its sole discretion, shall be deposited by the developer prior to the recordation of the final map, and a bond shall be provided in an amount and form to be approved by the Director of Public Works and the City Attorney for any additional costs that may be incurred by the City if it chooses to pursue the acquisition. -r r Resolution No. 2005-014 Conditions of Approval - FINAL Tentative Tract Map 32751 - Grove Partners LQ, LLC Adopted: February 1, 2005 Page 21 84A. The applicant shall conduct and submit a Noise Attenuation Study prior to the issuance of building permits. If the Noise Study requires raising of the existing perimeter wall along Jefferson Street for noise abatement, the developer is conditioned to reconstruct the existing perimeter wall to the height(s) required by the study and as approved by the City Engineer. If the Noise Study requires that noise attenuation building materials be used in the residential units to reduce interior noise impacts to 45dBA, then the applicant shall show these standards in the building plans prior to the issuance of building permits. 84B. The applicant shall record on the title of each residential lot a notice in the form approved by the City Attorney, disclosing that there may be a potential increase in noise impacts due to increased traffic levels on Jefferson Street and that the City will not be responsible for providing sound attenuation measures, such as sound walls, now, or in the future, due to those impacts. The cost of any such noise attenuation measures would be borne solely by r the lot owners and the Home Owners Association (HOA). ·l r--