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CC Resolution 2005-019 TTM 31249 - Amendment 1RESOLUTION NO. 2005-019 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, GRANTING APPROVAL OF THE SUBDIVISION OF ± 33.33 ACRES INTO 85 SINGLE-FAMILY RESIDENTIAL LOTS WITH LETTERED LOTS CASE NO. TT 31249, AMENDMENT #1 APPLICANT: EHLINE COMPANY WHEREAS, the City Council of the City of La Quinta, California, did on the 1 St day of February, 2005, hold a duly noticed Public Hearing to consider the request of Ehline Company, for approval of Tentative Tract 31249, Amendment #1, to reduce certain interior private street widths within an approved subdivision of ± 33.33 acres into 85 single-family residential lots and several lettered lots, located on the south side of Avenue 58 approximately Y2 mile west of Madison Street, more particularly described as: PORTION OF THE NE '/4 OF THE NW '/4 OF SECTION 28, T6S, R7E — S.B.B.M. WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 11 th day of January, 2005, adopt Resolution 2005-002, recommending that the La Quinta City Council conditionally approve Tentative Tract 31249, Amendment #1; and, WHEREAS, the City Council of the City of La Quinta, California, did on the 16th day of September, 2003, adopt Resolution 2003-94, granting approval for Tentative Tract 31249; and, WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, City Council did make the following findings to justify approval of Tentative Tract 312491 Amendment #1: 1 . The La Quinta Community Development Department has prepared an Addendum to Environmental Assessment 2003-475, certified by the La Quinta City Council on September 16, 2003, under Resolution 2003-93. Based on this Addendum, the Community Development Department has determined that none of the circumstances or conditions set forth in Public Resources Code 21166, which would trigger the preparation of any subsequent environmental Assessment, have been shown to exist. Resolution No. 2005-019 Tentative Tract 31249, Amendment #1 Ehline Company February 1, 2005 Page 2 2. The proposed Tentative Tract Map 31249, Amendment #1 is consistent with the City's General Plan with the implementation of Conditions of Approval to provide for adequate storm water drainage, and other infrastructure improvements. The project remains consistent with the adopted Low Density Residential land use designation of Up to 4 dwelling units per acre, as set forth in the General Plan, and the nature of the Amendment request to reduce private street widths does not affect the proposed density of the project as previously approved. 3. The design and improvements of the proposed Tentative Tract Map 31249, Amendment #1 are consistent with the City's General Plan, with the retention and implementation of the recommended conditions of approval, to ensure proper street widths, off -site improvements, perimeter walls, parking requirements, and timing of their construction. 4. As conditioned, the design of Tentative Tract 31249, Amendment #1 and type of improvements, acquired for access through, or use of, property within the proposed subdivision will not conflict with such easements. 5. The design of Tentative Tract 31249, Amendment #1 and type of improvements are not likely to cause serious public health problems, in that this issue was considered in Environmental Assessment 2003-475, in which no significant health or safety impacts were identified for the proposed project. 6. The site for Tentative Tract 31249, Amendment #1 is physically suitable for the proposal as natural slopes do not exceed 20%, and there are no identified geological constraints on the property that would prevent development pursuant to the geotechnical study prepared for the subdivision. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the City Council in this case; 2. That it does hereby require compliance with those mitigation measures specified by the Addendum to Environmental Assessment 2003-475, prepared for Tentative Tract Map 31249, Amendment #1, as incorporated 'by reference in said Addendum; Resolution No. 2005-019 Tentative Tract 31249, Amendment #1 Ehline Company February 1, 2005 Page 3 3. That it does grant approval of Tentative Tract Map 31249, Amendment # 1, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City Council, held on this 1st day of February, 2005, by the following vote to wit: AYES: Council Members Henderson, Osborne, Perkins, Sniff, Mayor Adolph NOES: None ABSENT: None ABSTAIN: None DON ADOLPH, Mayor City of La Quinta, California ATTEST: JUN . GREEK, CMC, City C rk City of La Quinta, California (CITY SEAL) APPROVED AS TO FORM: 7c. 4N'r.�KATHERINE JENSON, i Attorney City of La Quinta, California CITY COUNCIL RESOLUTION NO. 2005-019 EXHIBIT "A" CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT 31249, AMENDMENT #1 EHLINE COMPANY FEBRUARY 1, 2005 cC�3,111:2-MIM 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-guinta.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 • Coachella Valley Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • SunLine 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 improvement plans for City approval. Resolution No. 2005-019 Conditions of Approval - FINAL Tentative Tract 31249, Amendment #1 Ehline Company February 1, 2005 Page 2 EXHIBIT "A" 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. 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. Resolution No. 2005-019 Conditions of Approval - FINAL Tentative Tract 31249, Amendment #1 Ehline Company February 1, 2005 Page 3 PROPERTY RIGHTS EXHIBIT "A" 5. 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. 6. 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. 7. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Avenue 58 (Secondary Arterial with Class II Bike Lane, 96' ROW) - Provide a 48-foot right-of-way from the centerline of Avenue 58 along the project boundary except for additional right-of-way required along Avenue 58 to accommodate the realignment of Avenue 58 per the City's Realignment Study. The applicant or design professional may revise the Realignment Study to incorporate reduced horizontal radius curves as approved by the City Engineer. The existing 50-foot right-of-way from the centerline may be reduced to the right-of-way requirement via vacation of the unneeded right-of-way on the final map. 8. 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. 9. The private street right-of-ways to be retained for private use required for this development include: Resolution No. 2005-019 EXHIBIT "A" Conditions of Approval - FINAL Tentative Tract 31249, Amendment #1 Ehline Company February 1, 2005 Page 4 A. PRIVATE STREETS 1). Private Residential Streets measured at gutter flow line to gutter flow line shall have a 28-foot travel width within a 32-foot right- of-way with on -street parking prohibited, and provided the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Engineering Department prior to recordation. However, the applicant shall have the option to design private streets in the project to a 32-foot travel width, with on -street parking restricted to one side, and subject to establishment of enforcement provisions in the CC&R's. B. CUL DE SACS 1) The cul de sac shall conform to the shape shown on the tentative map with a 38-foot curb radius at the bulb or larger. C. KNUCKLE 1) The knuckle shall conform to the shape and curb radius as shown on the tentative tract map except for minor revision as may be required by the City Engineer. Curve radii for curbs at all street intersections shall not be less than 25 feet or similar to the lay out shown on the tentative tract map. 10. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1 " equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right-of-way dedication required of the project and the associated landscape setback requirement. Resolution No. 2005-019 EXHIBIT "A" - Conditions of Approval - FINAL Tentative Tract 31249, Amendment #1 Ehline Company February 1, 2005 Page 5 11. 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. 12. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility easement contiguous with and along both sides of all private streets. Such easement may be reduced to five feet in width with the express written approval of IID. 13. The applicant shall create perimeter landscaping setbacks along all public right- of-ways as follows: A. Avenue 58 (Secondary Arterial) - 10-foot from the R/W-P/L. The listed setback depth shall be the average depth where a meandering wall design is approved. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 14. The applicant shall offer for dedication those easements necessary for the placement and access to, utility lines and structures, drainage basins, mailbox clusters, park lands and common areas on the Final Map. 15. Direct vehicular access to Avenue 58 from any portion of the site from frontage along Avenue 58 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. Resolution No. 2005-019 Conditions of Approval - FINAL Tentative Tract 31249, Amendment #1 Ehline Company February 1, 2005 Page 6 EXHIBIT "A" 17. 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 18. 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. 19. 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 " = 60' scale. 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. 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. 20. 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: lit = 40' Horizontal B. PM 10 Plan 1 " = 40' Horizontal C. SWPPP 1 " = 40' Horizontal Note: A through C to be submitted concurrently. Resolution No. 2005-019 EXHIBIT "A" Conditions of Approval - FINAL Tentative Tract 31249, Amendment #1 Ehline Company February 1, 2005 Page 7 D. Off -Site Street Improvement/Storm Drain Plans: 1 if = 40' Horizontal, 1 " = 4' Vertical E. Off -Site Signing & Striping Plan 1 " = 40' Horizontal The Off -Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. F. On -Site Street Improvement/Storm Drain/Signing & Striping Plans 1 if = 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. G. On -Site Residential Precise Grading Plan lit = 30' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200 feet beyond the project limits, or a distance sufficient to show any required design transitions. All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per 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. Resolution No. 2005-019 Conditions of Approval - FINAL Tentative Tract 31249, Amendment #1 Ehline Company February 1, 2005 Page 8 EXHIBIT "A" 21. 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/tractl/z onlinelibrary/0 intropage htm. 22. 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 23. Prior to approval of any Final Map, the applicant shall construct all on and off - site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement ("SIA") guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 24. Any 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. 25. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions that are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. Resolution No. 2005-019 Conditions of Approval - FINAL Tentative Tract 31249, Amendment #1 Ehline Company February 1, 2005 Page 9 EXHIBIT "A" When improvements are phased through a "Phasing Plan," or an administrative approval (e.g., Site Development Permits), all off -site improvements and common on -site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping.and gates) shall be constructed, or secured through a SIA, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured through a SIA, prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 26. 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. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this tentative tract map. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these means, as the City may require. Off -Site Improvements should be completed on a first priority basis but no later than the issuance of the 251h Building Permit. Resolution No. 2005-019 Conditions of Approval - FINAL Tentative Tract 31249, Amendment #1 Ehline Company February 1, 2005 Page 10 EXHIBIT "A" 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. 27. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on -site and off -site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule adopted by City resolution, or ordinance. For items not listed in the City's unit cost schedule, the proposed unit costs shall be approved by the City Engineer. At the time the applicant submits its detailed construction cost estimates for conditional approval of the Final Map by the City Council, the applicant shall also submit one copy each of an 8-1/2 if 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. 28. 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 29. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 30. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. Resolution No. 2005-019 EXHIBIT "A" Conditions of Approval - FINAL Tentative Tract 31249, Amendment #1 Wine Company February 1, 2005 Page 11 31. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer, B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, (Fugitive Dust Control), LQMC, and D. A Best Management Practices report prepared in accordance with Sections 8.70.010 and 13.24.170 ('NPDES stormwater discharge permit and Storm Management and Discharge Controls), LQMC. All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. 32. The applicant shall maintain all open graded, undeveloped land so as 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. 33. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform to 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 backsl pe (i.e. the slope at the back of the landscape lot) which shall not excee 2:1 if fully planted with ground cover. The maximum slope in the first six (6) I,feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidew Ik is within six (6) feet 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 0 8") behind the curb. Resolution No. 2005-019 Conditions of Approval - FINAL Tentative Tract 31249, Amendment #1 Ehline Company February 1, 2005 Page 12 EXHIBIT "A" 34. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform to pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 35. 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. 36. 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. DRAINAGF 37. 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 conveyed to drainage facilities 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. 38. 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. Resolution No. 2005-019 Conditions of Approval - FINAL Tentative Tract 31249, Amendment #1 Ehline Company February 1, 2005 Page 13 EXHIBIT "A" 39. 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 surges of up to 3 gph/1,000 sq. ft. of landscape area, and infiltrate 5 gpd/1,000 sq. ft. 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 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. 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. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. Additionally, the Homeowners Association (HOA) shall condition that all properties with rear and side property lines abutting internal retention basin/landscaping areas (Lot "Q"), be limited to perimeter wall/fences as described in the Section 8.06.040 with wall heights not to exceed three feet (3') topped with two additional feet (2') of wrought iron fence (total 5-foot high) as approved by the Community Development Director and the City Engineer. 42. 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. For retention basins on individual lots, retention depth shall not exceed two feet. 43. 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. Resolution No. 2005-019 EXHIBIT "A" Conditions of Approval - FINAL Tentative Tract 31249, Amendment #1 Ehline Company February 1, 2005 Page 14 44. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 45. 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. 46. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. I JT11 ITIFR 47. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities), LQMC. 48. The applicant shall obtain approval of the City Engineer for 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. 49. 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. 50. 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. Resolution No. 2005-019 EXHIBIT „A„ Conditions of Approval - FINAL Tentative Tract 31249, Amendment #1 Ehline Company February 1, 2005 Page 15 STREET AND TRAFFIC IMPROVEMENTS 51. 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. 52. The applicant shall construct the following street improvements to conform to the General Plan: A. OFF -SITE STREETS 1) Avenue 58 (Secondary Arterial with Class II Bike Lane; 96'R/W): Widen the south side of the street along all frontage adjacent to the Tentative Map boundary to its ultimate width on the south side as specified in the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county -road design standard to La Quinta's urban arterial design standard. The south curb face shall be located thirty-six feet (36') south of the centerline, except at locations where additional street width is needed to accommodate: a) The realignment of Avenue 58 per the City's Realignment Study. The applicant or design professional may revise the Realignment Study to incorporate reduced horizontal radius curves as approved by the City Engineer. Other required improvements in the Avenue 58 right-of-way and/or adjacent landscape setback area include: b) All appurtenant components such as, but not limited to, curb, gutter, traffic control striping, legends, and signs. Resolution No. 2005-019 Conditions of Approval - FINAL Tentative Tract 31249, Amendment #1 Ehline Company February 1, 2005 Page 16 EXHIBIT "A" c) A 10-foot wide Multi -Purpose Trail - The applicant shall construct a multi -use trail per La Quinta Standard 260 along the Avenue 58 frontage within the landscaped setback parkway .and four feet into the back of the parkway. The location and design of the trail shall be approved by the City. At grade intersection crossings shall be a design including finished surface, geometry and location as approved by the Engineering Department on the street improvement plan submittal. The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements (e.g., grading, traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). B. PRIVATE STREETS 1) Construct Private Residential Streets except for entry drives to be measured at gutter flow line to gutter flow line to have a 28-foot travel width with on -street parking prohibited, and provided the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Engineering Department prior to recordation. However, the applicant shall have the option to design private streets in the project to a 32-foot travel width, with on -street parking restricted to one side, and subject to establishment of enforcement provisions in the CC&R's. 2) The location of driveways of corner lots shall not be located within the curb return and away from the intersection when possible. C. PRIVATE CUL DE SACS 1) Shall be constructed according to the lay -out and curb radius at the bulb as 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. Resolution No. 2005-019 EXHIBIT „A„ Conditions of Approval - FINAL Tentative Tract 31249, Amendment #1 Ehline Company February 1, 2005 Page 17 D. KNUCKLE 1) Construct the knuckle to conform to the layout shown in the tentative tract map, except for minor revisions as may be required by the City Engineer. 53. All gated entries shall provide for a three -car minimum stacking capacity for inbound traffic; to be a minimum length of 62 feet from call box to the street; and shall provide for a full turn -around outlet for non -accepted vehicles. Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1 " = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turn -around (minimum radius to be 24 feet) out onto the main street from the gated entry. 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. The two travel lanes shall be a minimum of 20 feet of total paved roadway surface or as approved by the Fire Department. Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. 54. 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 Secondary Arterial 3.0" a.c./4.5" c.a.b. 4.0" a.c./6.0" c.a.b. or the approved equivalents of alternate materials. Resolution No. 2005-019 Conditions of Approval - FINAL Tentative Tract 31249, Amendment #1 Ehline Company February 1, 2005 Page 18 EXHIBIT "A" 55. 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. 56. General access points and turning movements of traffic are limited to the following: A. Avenue 58 Primary Entry (approximately 395' east of the westerly boundary, across Stone Creek Way): Full turn in, Full turn out. B. Secondary Entry (at easterly boundary, across Coral Mountain Court): Full turn in, Full turn out. 57. 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. 58. 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. FIRE MARSHAL 59. For residential areas, approved standard fire 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. 60. For any buildings with public access i.e. recreational halls, clubhouses, etc. or buildings with a commercial use i.e. gatehouses, maintenance sheds, etc. Super fire hydrants are to be placed no closer than 25 feet and not more than 165 feet from any portion of the first floor of said building following approved travel ways around the exterior of the building. Minimum fire flow for these areas would be 1500 GPM for a 2-hour duration at 20 PSI. Resolution No. 2005-019 EXHIBIT "A" Conditions of Approval - FINAL Tentative Tract 31249, Amendment #1 Ehline Company February 1, 2005 Page 19 61. Blue dot retro-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. 62. Any turn or turn -around requires a minimum 38-foot turning radius. 63. All structures shall be accessible from an approved roadway to within 150 feet of all portions of the exterior of the first floor. 64. The minimum dimension for access roads and gates is 20 feet clear and unobstructed width and a minimum vertical clearance of 13 feet 6 inches in height. 65. Any gate providing access from a public roadway 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. Where a one- way road with a single traffic lane provides access to a gate entrance, a 38-foot turning radius shall be used. 66. Gates shall be automatic, minimum 20 feet in width and shall be equipped with a rapid entry system (KNOX). Plans shall be submitted to the Fire Department for approval prior to installation. Automatic gate pins shall be rated with a shear pin force, not to exceed 30 pounds. Gates activated by the rapid entry system shall remain open until closed by the rapid entry system. 67. The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. Two sets of water plans are to be submitted to the Fire Department for approval. 68. The applicant or developer shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or signs. 69. Fire Department plan check is to run concurrent with the City plan check. Resolution No. 2005-019 Conditions of Approval - FINAL Tentative Tract 31249, Amendment #1 Ehline Company February 1, 2005 Page 20 CONSTRUCTION EXHIBIT "A" 70. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPING 71. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 72. The applicant shall provide landscaping in the required setbacks, retention basins, and common lot areas. 73. 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. 74. 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. The landscape and irrigation plans shall be approved by the Coachella Valley Water District and Riverside County Agriculture Commissioner prior to submittal of the final plans to the Community Development Department, pursuant to Chapter 8.13 of the Municipal Code. Specific landscape requirements for the project are: Resolution No. 2005-019 EXHIBIT "A" Conditions of Approval - FINAL Tentative Tract 31249, Amendment #1 Ehline Company February 1, 2005 Page 21 A. No more than 50% of.,any front yard area shall be devoted to turf. Front yard landscaping shall consist of at least two trees, each with a minimum 1.5 inch caliper measured three feet up from grade level after planting, ten 5-gallon shrubs, and gLaundcover. Palm trees may count as a shade tree if the trunk is a minimum six feet tall. Double lodge poles (two-inch diameter) shall be used to stake trees. Bubblers and emitters shall be used to irrigate shrubs and trees. Homebuyers shall be offered a 100% desert landscape option. B. Parkway shade trees shall be provided in the perimeter landscape improvement plans for Avenue 58, to be 24-inch or larger box with a minimum two-inch calmer. Trees shall be a minimum height of ten feet at installation. ,E QUALITY ASSURANCE 75. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 76. 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. 77. 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. 78. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans that 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 rasterlimage files previously submitted to the City, revised to reflect the as -built conditions. Resolution No. 2005-019 EXHIBIT "A" Conditions of Approval - FINAL Tentative Tract 31249, Amendment #1 Ehline Company February 1, 2005 Page 22 MAINTENANCE 79. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 80. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. COMMUNITY DEVELOPMENT 81. Building heights shall be limited to one-story/22 feet, for a distance into the site of 150 feet from the Avenue 58 ultimate right-of-way line. 82. Revisions to the tentative map during plan check including, but not limited to, lot line alignments, easements, improvement plan revisions, and similar minor changes which do not alter the design (layout, street pattern, etc.) may be administratively approved through the plan check process, with the mutual consent and approval of the Community Development and Public Works Directors. This shall include increases or decreases in number of lots meeting the general criteria above, but involving a change of no more than 5 % of the total lot count of the Tentative Map as approved. Any revisions that would exceed the General Plan density standards, based on net area calculations, must be processed as an amended map, as set forth in Title 13, LQMC. 83. The applicant shall record on the title a notice in the form approved by the City Attorney that Residential Lots 5 through 37, as shown on the approved Tentative Tract 31249, Amendment # 1 exhibit, may be subject to easement restrictions affecting future location of improvements in the rear yards, such as pools, spas, patio covers, accessory and yard structures and other features. The nature and purpose of any easements existing over these lots shall be disclosed to any potential buyer(s), and incorporated with the deed of transfer for any homes built on these lots. Resolution No. 2005-019 Conditions of Approval - FINAL Tentative Tract 31249, Amendment #1 Ehline Company February 1, 2005 Page 23 EXHIBIT "A" 84. Prior to submitting civil plans for any grading or other land disturbance permit(s), the applicant shall have completed a final report of summation and recommendation on the archaeological fieldwork, as completed by CRM Tech for TT 31249. The final report(s) shall be submitted to, reviewed, and accepted by, the Community Development Department and Historic Preservation Commission, prior to issuance of any land disturbance permit or other entitlement. The applicant shall have entered into a contract for archaeological monitoring with a qualified archaeologist, with a copy of that contract/agreement to be submitted with civil plans for any grading or other land disturbance. The contract shall be reviewed and accepted by Community Development prior to any grading permit approval. Should any cultural or historic resource be uncovered during grubbing, grading, trenching or other earth moving activity on or off the project site, all work shall cease and a qualified archaeologist shall be retained to examine the find and determine its significance. The archaeologist shall be empowered to stop or redirect earth -moving activities. The archaeologist shall file a report with the Community Development Department immediately following completion of earth moving activities, on the findings at the site. 85. A paleontologic monitor shall be on site during all earth moving activities. The monitor shall be empowered to stop or redirect earth -moving activities on the site. The monitor shall curate all finds using best professional practices, and shall file a report with the Community Development Department reporting on his/her findings immediately following completion of earth moving activities. FEES AND DEPOSITS 87. Applicant shall comply with 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. Deposit and fee amounts shall be those in effect upon application for plan check and permits. 88. Provisions shall be made to comply with terms and requirements of the City's Art in Public Places program, as in effect at the time of building permit issuance. 89. 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).