CC Resolution 2006-080RESOLUTION NO. 2006-080
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, RECOMMENDING THE
CLOSURE TO NON -EMERGENCY VEHICULAR TRAFFIC A
PORTION OF CALLE SERENA APPROXIMATELY 120
LINEAR FEET SOUTH OF THE INTERSECTION OF VISTA
GRANDE AND CALLE SERENA TO THE END OF CALLE
SERENA
CASE NO.: RW-C 2006-001
APPLICANT: CITY OF LA QUINTA
WHEREAS, the Planning Commission of the City of La Quinta, California, did on
June 27, 2006, hold a duly noticed Public Hearing for the City of La Quinta to review
the proposed street closure to non -emergency vehicular traffic of Calle Serena from
approximately 120 feet south of the intersection Vista Grande and Calle Serena to the
end of Calle Serena; and
WHEREAS, on January 11, 1967, the subdivision map for Tract No. 3505 was
_ filed within the County of Riverside and created Lot C as Calle Serena and was
irrevocably dedicated to public use, for street purposes and subsequently accepted by
the City of La Quinta by Resolution 83-61 with Annexation#1 on October 18, 1983;
and
WHEREAS, the City of La Quinta now desires to close a 39 foot long segment
of Calle Serena to non -emergency vehicular traffic from approximately 120 feet south
of the intersection of Vista Grande and Calle Serena to the end of Calle Serena; and
WHEREAS, the July 18, 2006 staff report outlines the facts which demonstrate
that the closure area is not necessary for vehicular traffic; and
WHEREAS, proposed closure to non -emergency vehicular traffic is permissible
under Vehicle Code §21 101(a)(1 ) and La Quinta City Council Resolution 2000-99; and
WHEREAS, at said public hearing, upon hearing and considering all testimony
and arguments, if any, of interested persons wanting to be heard, said Planning
Commission did make the following mandatory findings recommending closure of the
proposed street segment:
1. The 39 foot long segment of Calle Serena from approximately 120 feet from the
-- intersection of Vista Grande and Calve Serena to the end of Calle Serena is no
longer needed for non -emergency vehicular traffic.
Resolution No, 2006-080
RW-C 2006-001 - Calls Serena
Adopted: July 18, 2006
Page 2
2. Closure of the 39 foot long segment of Calle Serena is consistent with the goals
and policies of the La Quinta General Plan.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
La Quinta, California, as follows:
Section 1. The area proposed for closure to non -emergency vehicular traffic is
more particularly described as being that remainder portion of Lot C of Tract Map No.
3505,. from a point located approximately 120 feet south from the centerline
intersection of Vista Grande to the Lot C southerly terminus. The area of closure is 50
feet wide, east to west, and 39 feet long, north,to south, and contains 1,950 square
feet.
Section 2. The closure area is not needed for non -emergency vehicular traffic
and there are sufficient alternative routes in the immediate area to. complete access
needs of motorists to properties in the area with inconsequential impact.
Section 3. Closure of the 39 foot long segment of Calle Serena is consistent
with the General Plan.
Section 4. This action is exempt from the California Environmental Quality Act
("CEQA") by CEQA Guideline 15301, Class 1(C).
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Council held on this 18" day of July, 2006, by the following vote, to wit:
AYES: Council Members Henderson, Kirk, Osborne, Sniff, Mayor Adolph
NOES: None
ABSENT: None
ABSTAIN: None
DON ADOL H, M r
City of La Quinta, California
Resolution No. 2006-080
RW-C 2006-001 - Ca{le Serena
Adopted: July 18, 2006
Page 3
ATTEST:
U S. GREEK, MMC, City Clerk
City of La Quinta, California
(City Seal)
APPROVED AS TO FORM:
Z41,
M. 16ATIAERINE JEN , City Attorney
City of La Quinta, California
RESOLUTION NO. 2006-080
THE FOLLOWING CONDITIONS OF APPROVAL
SUPERCEDE ANY AND ALL PREVIOUSLY APPROVED
CONDITIONS OF APPROVAL
INCLUDING THE CONDITIONS APPROVED BY
RESOLUTION No. 2004-080
AND
RESOLUTION No. 2005-010
Conditions of Approval Approved Administratively in
Accordance with La Quinta Municipal Code Chapter 13,
Sections 13.04.060 (Review and Approval Authority) and
13.12.140 (Appeals) (Ord. Nos. 356 & 394)
DIRECTOR'S DETERMINATION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 32201, TIME EXT
CHOICE ENTERPRISE
ADOPTED: MARCH 20, 2007
® FILE COPY
GENERAL
NO. 1
1. The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta ("City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Tentative
Tract Map, or any Final Map recorded thereunder. The City shall have sole
discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or
proceeding and shall cooperate fully in the defense.
2. This Tentative Tract Map, and any Final Map recorded thereunder, shall
comply with the requirements and standards of Government Code § § 66410
through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La
Quinta Municipal Code ("LQMC").
The City of La Quinta's Municipal Code can be accessed on the City's Web
Site at www.la-quinta.org.
3. Prior to the issuance of any grading, construction, or building permit by the
City, the applicant shall obtain any applicable clearances and/or permits from
the following agencies:
• Fire Marshal
o 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 improvements plans for City approval.
1
DIRECTOR'S DETERMINATION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 32201, TIME EX. NO. 1
CHOICE ENTERPRISE
ADOPTED: MARCH 20, 2007
4. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, Sections 8.70.010 at 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 his/her designer 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 -she 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 Stabiljzation (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.
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DIRECTOR'S DETERMINATION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 32201, TIME EX. NO. 1
CHOICE ENTERPRISE
ADOPTED: MARCH 20, 2007
E. All erosion and sediment control BMPs proposed by the applicant shall
be approved by the City Engineer prior to any onsite or offsite grading,
pursuant to this project.
F. The approved SWPPP and BMPs shall remain in effect for the entire
duration of project construction until all improvements are completed
and accepted by the City.
5. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at
the time of issuance of building permit(s).
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
11 Madison Street (Primary Arterial, Option A 110' ROW) — The
standard 55 feet from the centerline of Madison Street for a
total 110-foot ultimate developed right of way.
2) Avenue 60 (Local Street, 60' ROW) — The standard 30 feet
from the centerline of Avenue 60 for a total 60-foot ultimate
developed right of way.
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DIRECTOR'S DETERMINATION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 32201, TIME EX. NO. 1
CHOICE ENTERPRISE
ADOPTED: MARCH 20, 2007
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 shall have a
36-foot travel width. The travel width may be reduced to 32 feet with
parking restricted to one side, and 28 feet if on -street parking is
prohibited, and provided there is adequate off-street parking for
residents and visitors, and 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.
B. CUL-DE-SACS
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 as shown on the
tentative map.
C. Knuckle
The knuckle shall conform to the shape shown on the tentative tract
map except for minor revision as may be required by the City
Engineer.
11. 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
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DIRECTOR'S DETERMINATION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 32201, TIME EX. NO. 1
CHOICE ENTERPRISE
ADOPTED: MARCH 20, 2007
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
12. 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.
13. 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.
14. The applicant shall create a perimeter landscaping setback along all public
right-of-ways as follows:
A. Madison Street (Primary Arterial) - 20-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.
15. 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.
16. Direct vehicular access to Madison Street from lots with frontage along
Madison Street is restricted, except for those access points identified on the
tentative tract map, or as otherwise conditioned in these conditions of
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DIRECTOR'S DETERMINATION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 32201, TIME EX. NO. 1
CHOICE ENTERPRISE
ADOPTED: MARCH 20, 2007
approval. The vehicular access restriction shall be shown on the recorded
final tract map.
17. 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.
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.
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.
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.
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 (Improvement 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
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DIRECTOR'S DETERMINATION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 32201, TIME EX. NO. 1
CHOICE ENTERPRISE
ADOPTED: MARCH 20, 2007
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
f'19. On -Site Precise Grading Plan: 1" = 36' Horizontal
NOTE: A through C to be submitted concurrenly.
E. Off -Site Street Improvement / Storm Drain Plan 1" = 40' Horizontal,
1 " = 4' Vertical
Retention Basin Design Requirements dated June 29, 2006 as applicable and
as updated or finaled. More specifically, stormwater falling on the site
during the 100 year storm shall be retained within the development, unless
otherwise approved by the City Engineer. The tributary drainage area shall
extend to the centerline of adjacent public streets, The design storm shall be
either the 3 hour, 6 hour, or 24 hour event producing the greatest total run
off.
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-guinta.ora/publicworks/tractl/z onlinelibrary/0 intropage htm.
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.
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DIRECTOR'S DETERMINATION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 32201, TIME EX. NO. 1
CHOICE ENTERPRISE
ADOPTED: MARCH 20, 2007
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
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.
25. Any Subdivision Improvement Agreement ("SIA") entered into by and
between the applicant and the City of La Quints, 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.
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.
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.
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.
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DIRECTOR'S DETERMINATION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 32201, TIME EX. NO. 1
CHOICE ENTERPRISE
ADOPTED: MARCH 20, 2007
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.
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 adopted by City resolution,
or ordinance.
For items not listed in the City's unit cost schedule, the proposed unit costs
shall be approved by the City Engineer.
At the time the applicant submits its detailed construction cost estimates for
conditional approval of the Final Map by the City Council, the applicant shall
also submit one copy each of an 8-1 /2" x 11 " reduction of each page of the
Final Map, along with a copy of an 8-1/2" x 11" Vicinity Map.
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies and submitted to the City along with the
applicant's detailed cost estimates.
Security will not be required for telephone, natural gas, or Cable T.V.
improvements.
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
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DIRECTOR'S DETERMINATION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 32201, TIME EX. NO. 1
CHOICE ENTERPRISE
ADOPTED: MARCH 20, 2007
building inspections, withhold other approvals related to the development of
the project, or call upon the surety to complete the improvements.
GRADING
30. The applicant shall comply with the provisions of Section 13.24.050
(Grading Improvements), 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
permit.
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DIRECTOR'S DETERMINATION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 32201, TIME EX. NO. 1
CHOICE ENTERPRISE
ADOPTED: MARCH 20, 2007
33. The applicant shall maintain all open graded, undeveloped land in order to
Prevent wind and/or water erosion of such land. All open graded,
undeveloped land shall either be planted with interim landscaping, or
stabilized with such other erosion control measures, as were approved in the
Fugitive Dust Control Plan.
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 (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 0.5") 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 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 she 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.
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DIRECTOR'S DETERMINATION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 32201, TIME EX. NO. 1
CHOICE ENTERPRISE
ADOPTED: MARCH 20, 2007
39. Prior to the issuance of a building permit for any building lot, the applicant
shall provide a lot pad certification stamped and signed by a qualified
engineer or surveyor.
Each pad certification shall list the pad elevation as shown on the approved
grading plan, the actual pad elevation and the difference between the two, if
any. Such pad certification shall also list the relative compaction of the pad
soil. The data shall be organized by lot number, and listed cumulatively if
submitted at different times.
40. This development shall comply with Chapter 8.11 (Flood Hazard
Regulations), LQMC. If any portion of any proposed building lot in the
development is or may be located within a flood hazard area as identified on
the City's Flood Insurance Rate Maps, the development shall be graded to
ensure that all floors and exterior fill (at the foundation) are above the level
of the project (100-year) flood and building pads are compacted to 95%
Proctor Density as required in Title 44 of the Code of Federal Regulations,
Section 65.5(a) (6). Prior to issuance of building permits for lots which are
so located, the applicant shall furnish elevation certifications, as required by
FEMA, that the above conditions have been met.
DRAINAGE
41. 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. 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.
42. 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.
43. Nuisance water shall be retained on site. In residential developments,
nuisance water shall be passed through a prefilter system comparable to the
MaxWell Plus Primary Setting Chamber (or equivalent) before being disposed
in a trickling sand filter and leach field or equivalent system approved by the
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DIRECTOR'S DETERMINATION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 32201, TIME EX. NO. 1
CHOICE ENTERPRISE
ADOPTED: MARCH 20, 2007
City Engineer. A geotechnical study shall confirm the applicability of sand
filter use for the development based on the existing soil conditions.
44. No fence or wall shall be constructed around any retention basin unless
approved by the Community Development Director and the City Engineer.
45. 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.
46. 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 9.10O.O40(B)
(7), LQMC.
47. The design of the development shall not cause any increase in flood
boundaries, levels or frequencies in any area outside the development.
48. 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.
49. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
UTILITIES
50. The applicant shall comply with the provisions of Section 13.24.110
(Utilities), LQMC.
51. 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.
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DIRECTOR'S DETERMINATION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 32201, TIME EX. NO. 1
CHOICE ENTERPRISE
ADOPTED: MARCH 20, 2007
52. 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.
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
54. The applicant shall comply with the provisions of Sections 13.24.060 (Street
It iprovements), 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. Streets shall have vertical curbs or other approved curb configurations that
will convey water without ponding, and provide lateral containment of dust
and residue during street sweeping operations. If a wedge or rolled curb
design is approved, the lip at the flowline shall be near vertical with a 118"
batter and a minimum height of 0.1'. Unused curb cuts on any lot shall be
restored to standard curb height prior to final inspection of permanent
building(s) on the lot.
56. The applicant shall construct the following street improvements to conform
to the General Plan (street type noted in parentheses.)
A. OFF -SITE STREETS
1) Madison Street (Primary Arterial; 110' R/W option A):
a) Widen the west side of the street along all frontage
adjacent to the Tentative Map boundary to its ultimate
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DIRECTOR'S DETERMINATION
CONDITIONS OF APPROVAL - FINAL
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CHOICE ENTERPRISE
ADOPTED: MARCH 20, 2007
width on the west side as specified in the General Plan and
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
west curb face shall be located forty three feet (43') west
of the centerline.
Other required improvements in the Madison Street right or 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.
c) 8-foot wide meandering sidewalk. The meandering
sidewalk shall have an arrhythmic horizontal layout that
utilizes concave and convex curves with respect to the
curb line that either touches the back of curb or
approaches within five feet of the curb at intervals not to
exceed 250 feet. The sidewalk curvature radii should vary
between 50 and 300 feet, and at each point of reverse
curvature, the radius should change to assist in creating
the arrhythmic layout. The sidewalk shall meander into the
landscape setback lot and approach within 5 feet of the
perimeter wall at intervals not to exceed 250 feet.
2) Avenue 60 (Local Road, 60' R/W):
a) Widen the north side of the street along all frontage
adjacent to the Tentative Map boundary to its ultimate
width on the north side as 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 north curb face shall
be located twenty (20') north of the centerline.
Other required improvements in the Avenue 60 right or way and/or
adjacent landscape setback area include:
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DIRECTOR'S DETERMINATION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 32201, TIME EX. NO. 1
CHOICE ENTERPRISE
ADOPTED: MARCH 20, 2007
b) All appurtenant components such as, but not limited to:
curb, gutter, traffic control striping, legends, and signs.
c) 5-foot wide sidewalk with landscaping provided between
the curb and the sidewalk as approved by the Community
Development and the Engineering Departments.
d) An additional street widening along all frontage adjacent to
the Tentative Map boundary of fourteen feet (14') south of
the centerline to accommodate east bound traffic.
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,) Private Residential Street - Construct full 36-foot wide travel
width improvements measured gutter flow line to gutter flow
line where the residential streets are double loaded as shown on
the approved tentative tract map.
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. KNUCKLE
1) Construct the knuckle to conform to the lay -out shown in the
tentative tract map, except for minor revisions as may be
required by the City Engineer.
57. All gated entries shall provide for a three -car minimum stacking capacity for
inbound traffic; and shall provide for a full turn -around outlet for non -
accepted vehicles.
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DIRECTOR'S DETERMINATION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 32201, TIME EX. NO. 1
CHOICE ENTERPRISE
ADOPTED: MARCH 20, 2007
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 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.
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.
58. . 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/Local 3.0" a.c./4.5" c.a.b.
Primary Arterial 4.5" a.c./6.0" c.a.b.
or the approved equivalents of alternate materials.
59. 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.
60. General access points and turning movements of traffic are limited to the
following:
Primary Entry (Avenue 60): All turn movements are permitted.
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DIRECTOR'S DETERMINATION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 32201, TIME EX. NO. 1
CHOICE ENTERPRISE
ADOPTED: MARCH 20, 2007
61. 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.
62. 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.
63. Standard knuckles and corner cut -backs shall conform to Riverside County
Standard Drawings f1801 and #805, respectively, unless otherwise approved
by the City Engineer.
CONSTRUCTION
64. 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
65. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks)
& 13.24.140 (Landscaping Plans), LQMC.
66. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots and park areas.
67. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed
landscape architect.
68. 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
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DIRECTOR'S DETERMINATION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 32201, TIME EX. NO. 1
CHOICE ENTERPRISE
ADOPTED: MARCH 20, 2007
Agricultural Commissioner, prior to submittal for signature by the City
Engineer.
NOTE: Plans are not approved for construction until signed by the City
Engineer.
69. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn areas shall be minimized
with no lawn, or spray irrigation, being placed within 18 inches of curbs
along public streets.
PUBLIC SERVICES
70. The applicant shall provide public transit improvements as required by
SunLine Transit Agency and approved by the City Engineer.
QUALITY ASSURANCE
71. . The applicant shall employ construction quality -assurance measures that
meet with the approval of the City Engineer.
72. 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.
73. 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.
74. 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.
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DIRECTOR'S DETERMINATION
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 32201, TIME EX. NO. 1
CHOICE ENTERPRISE
ADOPTED: MARCH 20, 2007
MAINTENANCE
75. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
76. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on -site improvements, perimeter landscaping,
access drives, and sidewalks.
FEES AND DEPOSITS
77. 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.
78. 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).
COMMUNITY DEVELOPMENT DEPARTMENT
79. The applicant shall comply with all the mitigation measures in the Mitigation
Monitoring Plan attached to the Environmental Assessment for this project.
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