CC Resolution 2013-039CITY COUNCIL RESOLUTION 2013 - 039
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING TENTATIVE
TRACT MAP 36403
CASE: TENTATIVE TRACT MAP 36403
APPLICANT: CONSTANCE SCHIVARELLI
WHEREAS, the City Council of the City of La Quinta, California did, on the
61h day of August, 2013, hold a duly noticed public hearing to consider Tentative
Tract Map 36403, a request by Constance Schivarelli to subdivide approximately
7.3 acres into eleven lots, generally located on the southwest corner of Madison
Street and Calle Conchita, more particularly described as:
A.PN: 766-090-008, 766-090-010, 766-080-009
WHEREAS, the Planning Commission of the City of La Quinta, California did,
on the 23rd day of July, 2013, hold a duly noticed Public Hearing to consider a
recommendation on said Tentative Tract Map, and after hearing and considering all
testimony and arguments, did adopt Planning Commission Resolution 2013-012,
recommending to the City Council approval of Tentative Parcel Map 36403; and,
WHEREAS, said Environmental Assessment complies with the requirements
of "The Rules to Implement the California Environmental Quality Act of 1970" as
amended (Resolution 83-63), in that the Community Development Director has
conducted an Initial Study (Environmental Assessment 2012-621) and has
determined that although the proposed project could have a potentially significant
effect on the environment, there will not be a significant effect in this case because
revisions in the project have been made by or agreed to by the project proponent
and mitigation measures have been incorporated. Therefore, the Community
Development Director recommended that a Mitigated Negative Declaration of
environmental impact and associated Mitigation Monitoring Program be adopted
and the City Council did adopt said Mitigated Negative Declaration and Mitigation
Monitoring Program prior to this action; and,
WHEREAS, the Community Development Department published a public
hearing notice in The Desert Sun newspaper on July 26, 2013 as prescribed by the
Municipal Code. Public hearing notices were also mailed to all property owners
within 500 feet of the site; and,
Resolution 2013-039
Tentative Tract Map 36403
Constance Schivarelli
Adopted: August 6, 2013
Page 2
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
City Council did make the following mandatory findings pursuant to Section
13.12.130 of the Municipal Code to justify approval of said Tentative Tract Map:
A. The proposed tentative tract map is consistent with the La Quinta General
Plan. The proposed map conforms to the design guidelines and standards of
the General Plan for .Low Density Residential designated properties, as set
forth in the Land Use Element, in that it will facilitate the construction of
additional residential options while maintaining residential development
standards including setbacks, pad elevations, and other design and
performance standards that assure a high quality of development. The
project density of approximately 1.5 units per acre is consistent with the
Low Density Residential land use designation of up to four dwelling units per
acre, as set forth in the General Plan.
B. The design or improvement of the proposed tentative tract map is consistent
with the city General Plan in that its street and parcel design are in
conformance with applicable goals, policies, and development standards, and
will provide adequate infrastructure and public utilities.
C. The design of the tentative tract map and the proposed improvements are
neither likely to cause substantial environmental damage nor substantially
injure fish or wildlife or their habitat. The La Quinta Community
Development Department prepared Environmental Assessment 2012-621 for
this project, and the Planning Commission on July 23, 2013 recommended
to the City Council certification of a Mitigated Negative Declaration of
environmental impact and associated Mitigation Monitoring Program for the
project determining that although the proposed project could have a
significant effect on the environment, there will not be a significant effect in
this case because revisions in the project had been made by or agreed to by
the project proponent and appropriate mitigation measures to reduce any
potentially -significant impacts to a less -than -significant level had been
incorporated in the Mitigation Monitoring Program.
D. The design of the tentative tract map and the proposed improvements are
not likely to cause serious public health problems. As conditioned, the
proposed tentative tract map will not result in any increased hazard to public
health or welfare, as the design has been reviewed by the appropriate
responsible agencies for health and safety issues, with none identified.
Resolution 2013-039
Tentative Tract Map 36403
Constance Schivarelli
Adopted: August 6, 2013
Page 3
E. The site of the proposed tentative tract map is physically suitable for the
type of development and proposed density of development. As conditioned,
the proposed design of the subdivision is physically compatible with the site
with regards to level topography for the type of land use designation and
potential development of the subject property, and in consideration of
existing residential development in the surrounding area.
F. As conditioned, the proposed tentative tract map is consistent with all
applicable provisions of this title and the La Quinta Zoning Ordinance,
including, but not limited to, minimum lot area requirements, any other
applicable provisions of this code, and the Subdivision Map Act.
G. As conditioned, the design of the tentative tract map will not conflict with
easements, acquired by the public at large, for access through or use of
property within the proposed subdivision, for access through or use of the
property within the subdivision in that none presently exist -and access is
provided within the project and to adjacent public streets.
NOW THEREFORE, BE IT RESOLVED by the City Council of the City of La
Quinta, California, as follows:
SECTION 1 . That the above recitations are true and constitute the findings of the
City Council in this case;
SECTION 2. That the City Council does hereby approve Tentative Tract Map
36403, 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 6`h day of August, 2013, by the following vote:
AYES: Council Members Franklin, Evans, Henderson, Osborne, Mayor Adolph
NOES: None
ABSENT: None
ABSTAIN: None
Resolution 2013-039
Tentative Tract Map 36403
Constance Schivarelli
Adopted: August 6, 2013
Page 4
DON AD LPH, or
City of La Quinta, California
ATTEST:
E�
SUSAN-MAYSELS, City Jerk
City of La Quinta, California
(CITY SEAL) -
APPROV 'AS TO F M:
M. A E INE JESON, ity Attorney
City of La Quinta, California
RESOLUTION NO. 2013-039
CONDITIONS OF APPROVAL
TENTATIVE TRACT IVIAP 36403
CONSTANCE SCHIVARELLI
AUGUST 6, 2013
Page 1 of 22
GFNFRAI
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-guintai.org.
3. This Tentative Tract Map shall expire on August 6, 2015, two years from the date of
City Council approval, unless recorded or granted a time extension pursuant to the
requirements of La Quinta Municipal Code 9.200.080 (Permit expiration and time
extensions).
4. Prior to the issuance of any grading, construction, or building permit by the City, the
applicant shall obtain any necessary clearances and/or permits from the following
agencies, if required:
• Riverside County Fire Marshal
• La Quinta Public Works Department (Grading Permit, Green
Works Clearance) for Building Permits, Water Quality
Plan(WQMP) Exemption Form — Whitewater River Region,
Permit)
• La Quinta Community Development Department
• Riverside Co. Environmental Health Department
• Coachella Valley Unified School District (CVUSD)
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
Sheet (Public
Management
Improvement
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RESOLUTION NO. 2013-039
CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP 36403
CONSTANCE SCHIVARELLI
AUGUST 6, 2013
Page 2 of 22
• California Regional Water Quality Control Board (CRWQCB)
• State Water Resources Control Board
• SunLine Transit Agency (SunLine)
• South Coast Air Quality Management District Coachella Valley (SCAQMD)
The applicant is responsible for all requirements of the permits and/or clearances from
the above listed agencies. When these requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvement plans for City approval.
5. Coverage under the State of California Construction General Permit must be obtained
by the applicant, who then shall submit a copy of the Regional Water Quality Control
Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and
Waste Discharge Identification (WDID) number to the City prior to the issuance of a
grading or building permit.
6. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water);
Riverside County Ordinance No. 457; the California Regional Water Quality Control
Board — Colorado River Basin Region Board Order No. R7-201 3-0011 and the State
Water Resources Control Board's Order No. 2009-0009-DWQ and Order No. 2010-
0014-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") to the State Water Resources Control
Board.
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 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.
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RESOLUTION NO. 2013-039
CONDITIONS OF APPROVAL
TENTATIVE TRACT IVIAP 36403
CONSTANCE SCHIVARELLI
AUGUST 6, 2013
Page 3 of 22
C. The applicant's SWPPP shall include provisions for all of the following Best
Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)):
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 SWPPP and BMPs shall remain in effect for the entire duration of project
construction until all improvements are completed and accepted by the City
Council.
G. The inclusion in the Homeowners' Association (HOA) Conditions, Covenants,
and Restrictions (CC&Rs), a requirement for the perpetual maintenance and
operation of all post -construction BMPs as required; and the applicant shall
execute and record an agreement that provides for the perpetual maintenance
and operation of all post -construction BMPs is required.
7. Permits issued under this approval shall be subject to the provisions of the
Development Impact Fee and Transportation Uniform Mitigation Fee programs in
effect at the time of issuance of building permit(s).
8. Approval of this Tentative Tract Map shall not be construed as approval for any
horizontal dimensions implied by any site plans or exhibits unless specifically
identified in the following conditions of approval.
9. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual attorney's fees incurred by the City Attorney to review,
negotiate and/or modify any documents or instruments required by these conditions,
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RESOLUTION NO. 2013-039
CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP 36403
CONSTANCE SCHIVARELLI
AUGUST 6, 2013
Page 4 of 22
if Developer requests that the City modify or revise any documents or instruments
prepared initially by the City to effect these conditions. This obligation shall be paid
in the time noted above without deduction or offset and Developer's failure to make
such payment shall be a material breach of the Conditions of Approval.
10. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual consultant's fees incurred by the City for engineering
and/or surveying consultants to review and/or modify any documents or instruments
required by this project. This obligation shall be paid in the time noted above without
deduction or offset and Developer's failure to make such payment shall be a material
breach of the Conditions of Approval.
PROPERTY RIGHTS
11. 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.
12. Pursuant to the aforementioned condition, conferred rights shall include approvals
from the master developer or the HOA over easements and other property rights
necessary for construction and proper functioning of the proposed development not
limited to access rights over open space/drainage facilities of the master
development.
13. The applicant shall offer for dedication on the Final Map all public street rights -of -way
in conformance with the City's General Plan, Municipal Code, applicable specific
plans, and/or as required by the City Engineer.
14. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Madison Street - No additional right of way dedication is required.
2) Calle Conchita (Local Street, 60' ROW) - No additional right of way
dedication is required.
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RESOLUTION NO. 2013-039
CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP 36403
CONSTANCE SCHIVARELLI
AUGUST 6, 2013
Page 5 of 22
3) Streets "A" and "B" — 60 foot right of way with two minimum 20 foot
lanes as shown on the tentative tract map.
B. CUL DE SACS
1) Cul-de-sac, 60' ROW at the cul-de-sac bulb as shown on the tentative
tract map.
15. Right-of-way geometry for standard dul-de-sacs and property line corner cut -backs at
curb returns shall conform to Riverside County Standard Drawings #800, and #805,
respectively, unless otherwise approved by the City Engineer.
16. 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
17. When the City Engineer determines that access rights to the proposed street rights -
of -way shown on the approved Tentative Tract Map are necessary prior to approval
of the Final Map dedicating such rights -of -way, the applicant shall grant the
necessary rights -of -way within 60 days of a written request by the City.
18. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility
easement contiguous with, and along both sides of Streets "A" and "B". Such
easement may be reduced to five feet in width with the express written approval of
IID.
19. The applicant shall create perimeter landscaping setbacks along all public rights -of -
way as follows:
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RESOLUTION NO. 2013-039
CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP 36403
CONSTANCE SCHIVARELLI
AUGUST 6, 2013
Page 6 of 22
A. Madison Street - 30-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.
20. 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.
21. Direct vehicular access to Madison Street and Calle Conchita from lots with frontage
along Madison Street and Calle Conchita 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.
22. 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.
23. 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.
STREET AND TRAFFIC IMPROVEMENTS
24. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for
Individual Properties and Development) for public streets; and Section 13.24.080
(Street Design - Private Streets), where private streets are proposed.
25. Streets shall have vertical curbs or other approved curb configurations that will
convey water without ponding, and provide lateral containment of dust and residue
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RESOLUTION NO. 2CI13-039
CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP 36403
CONSTANCE SCHIVARELLI
AUGUST 6, 2013
Page 7 of 22
during street sweeping operations. If a wedge or rolled curb design is approved, the
lip at the flowlilne shall be near vertical with a 1 /8" batter and a minimum height of
0.1'. Unused curb cuts on any lot shall be restored to standard curb height prior to
final inspection of permanent building(s) on the lot.
26. The applicant shall construct the following street improvements to conform with the
General Plan (street type noted in parentheses.)
A. OFF-SITIE STREETS
1) Madison Street (Constructed as Primary Arterial; 1 10' R/W):
No additional street improvements are required.
Other required improvements in the Madison Street right-of-way and/or
adjacent landscape setback area include:
a) All appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs.
b) Landscaped median modifications for the proposed Calle
Conchita connection to Madison Street as approved by the City
Engineer.
c) Participatory Improvement: Prior to final map recordation, the
applicant shall pay cash or provide security for a 10-foot wide
Multi -Use Path which will be constructed by others. The multi-
use path is per La Quinta Standard 260 along Madison Street
from the southerly property line to Calle Conchita. Multi -Use
Path boundaries shall be delineated by a 4-inch wide concrete
border between the path and adjacent landscaping. A split rail
fence shall be constructed along the roadway side of the multi-
use path in accordance with Section 9.140.060 (Item E, 3a) of
the Zoning Ordinance.
A maintenance easement dedication in favor of the City shall be
offered for the Multi -Use Path.
2) Calle Conchita (Local Street; 60' R/W):
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RESOLUTION NO. 2013-039
CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP 36403
CONSTANCE SCHIVARELLI
AUGUST 6, 2013
Page 8 of 22
Construct the entire street along the frontage adjacent to the Tentative Map
boundary to its ultimate width 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 curb faces shall be located twenty feet (20') north and south of the
centerline. Interim improvements may be designed and constructed as
approved by the City Engineer.
Other required improvements in the Calle Conchita right-of-way and/or
adjacent landscape setback area include:
a) All appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs.
b) 6-foot wide sidewalk (with landscaping provided between the
sidewalk and right of way) as approved by the Community
Development and the Public Works Departments.
c) Extend Calle Conchita to connect to Madison Street including the
construction of the intersection improvements and modification of
the Madison Street landscaped median (i.e. curb and gutter, catch
basins, signing and striping, etc.) as approved by City Engineer.
3) Streets "A" and "B" (Local Street; 60' R/W):
Construct full improvements within a 60-foot right of way, which shall be
divided into two minimum 20' traveled lanes.
Other required improvements in the Street "A" and "B" right-of-way and/or
adjacent landscape setback area include:
a) All appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs.
b) 6-foot wide sidewalk with landscaping provided between the
sidewalk and right of way as approved by the Community
Development and the Public Works Departments.
The applicant shall extend improvements beyond the subdivision boundaries to
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RESOLUTION NO. 2CI13-039
CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP 36403
CONSTANCE SCHIVARELLI
AUGUST 6, 2013
Page 9 of 22
ensure they safely integrate with existing improvements (e.g., grading; traffic control
devices and transitions in alignment, elevation or dimensions of streets and
sidewalks).
27. The applicant shall design street pavement sections using CalTrans' design procedure
for 20-year life pavement, and the site -specific data for soil strength and anticipated
traffic loading (including construction traffic). Minimum structural sections shall be
as follows:
Residential 3.0" a.c./4.5" c.a.b.
or the approved equivalents of alternate materials.
28. 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.
29. General access points and turning movements of traffic are limited to the following:
Calle Conchita: Full turning movements.
Street "A": Full turning movements.
30. 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.
31. 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.
FINAL MAPS
32. Prior to the City's approval of a Final Map, the applicant shall furnish accurate mylars
of the Final Map. The Final Map shall be 1 " = 40' scale.
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RESOLUTION NO. 2013-039
CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP 36403
CONSTANCE SCHIVARELLI
AUGUST 6, 2013
Page 10 of 22
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.
33. 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
LQMC Section 13.24.040 (Improvement Plans).
34. The following improvement plans shall be prepared and submitted for review and
approval by the Public Works Department. A separate set of plans for each line item
specified below shall be prepared. The plans shall utilize the minimum scale
specified, unless otherwise authorized by the City Engineer in writing. Plans may be
prepared at a larger scale if additional detail or plan clarity is desired. Note, the
applicant may be required to prepare other improvement plans not listed here
pursuant to improvements required by other agencies and utility purveyors.
A.
On -Site Rough Grading Plan
1 "
= 40'
Horizontal
B.
PM 10 Plan
1 "
= 40'
Horizontal
C. WQMP (Plan submitted in Report Form)
NOTE: A through C to be submitted concurrently.
V,
E
Off -Site Street Improvement/Storm Drain Plan
Off -Site Signing & Striping Plan
1 " = 40' Horizontal, 1 " = 4' Vertical
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.
NOTE: D through E to be submitted concurrently.
(Separate Storm Drain Plans if applicable)
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RESOLUTION NO. 2013-039
CONDITIONS OF APPROVAL
TENTATIVE TRACT PVIAP 36403
CONSTANCE SCHIVARELLI
AUGUST 6, 2013
Page 11 of 22
The following plans shall be submitted to the Building and Safety Department for
review and approval. The plans shall utilize the minimum scale specified, unless
otherwise authorized by the Building and Safety Director in writing. Plans may be
prepared at a larger scale if additional detail or plan clarity is desired. Note, the
applicant may be required to prepare other improvement plans not listed here
pursuant to improvements required by other agencies and utility purveyors.
F. On -Site Residential Precise Grading Plan 1 " = 30' Horizontal
Other engineered improvement plans prepared for City approval that are not listed
above shall be prepared in formats approved by the City Engineer prior to
commencing pUan 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 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.
The applicant shall prepare an accessibility assessment on a marked up print of the
building floor plan identifying every building egress and notes the 2010 California
Building Code accessibility requirements associated with each door. The assessment
must comply with the submittal requirements of the Building & Safety Department.
A copy of the reviewed assessment shall be submitted to the Public Works
Department in conjunction with the Site Development Plan when it is submitted for
plan checking.
35. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the "Plans, Notes and Design
Guidance" section of the Public Works Department at the City website (www.la-
quinta.org). Please navigate to the Public Works Department home page and look for
the Standard Drawings hyperlink.
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RESOLUTION NO. 2013-039
CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP 36403
CONSTANCE SCHIVARELLI
AUGUST 6, 2013
Page 12 of 22
36. The applicant shall furnish a complete set of all approved improvement plans on a
storage media acceptable to the City Engineer (currently mylars).
37. Upon completion of construction, and prior to final acceptance of the improvements
by the City, 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" 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 approved mylars previously submitted to the City, revised to reflect the
as -built conditions. The applicant shall employ or retain the Engineer Of Record during
the construction phase of the project so that the FOR can make site visits in support
of preparing "Record Drawing". However, if subsequent approved revisions have
been approved by the City Engineer and reflect said "Record Drawing" conditions, the
Engineer Of Record may submit a letter attesting to said fact to the City Engineer in
lieu of mylar submittal.
IMPROVEMENT SECURITY AGREEMENTS
38. 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.
39. Any Subdivision Improvement Agreement ("SIA") entered into by and between the
applicant and the City of La Quinta, for the purpose of guaranteeing the completion
of any improvements related to this Tentative Tract Map, shall comply with the
provisions of LQMC Chapter 13.28 (Improvement Security).
40. 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.
41. 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
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RESOLUTION NO. 2CI13-039
CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP 36403
CONSTANCE SCHIVARELLI
AUGUST 6, 2013
Page 13 of 22
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 actions, as the City may require.
Off -Site Improvements should be completed on a first priority basis. The applicant
shall complete Off -Site Improvements in the first phase of construction or by the
issuance of the: 20 % Building Permit.
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.
42. 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 as 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.
43. 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.
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RESOLUTION NO. 2013-039
CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP 36403
CONSTANCE SCHIVARELLI
AUGUST 6, 2013
Page 14 of 22
GRADING
44. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading
Improvements).
45. 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.
46. 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 civil engineer registered in the State of California,
B. A preliminary geotechnical ("soils") report prepared by an engineer registered
in the State of California,
C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16,
(Fugitive Dust Control), and
D. A Best Management Practices report prepared in accordance with LQMC
Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and
Storm Management and Discharge Controls).
E. A WQMP prepared by an engineer registered in the State of California.
All grading shall conform with the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by soils engineer, or engineering
geologist registered in the State of California.
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. Additionally,
the applicant shall replenish said security if expended by the City of La Quinta to
comply with the Plan as required by the City Engineer.
47. 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
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RESOLUTION NO. 2013-039
CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP 36403
CONSTANCE SCHIVARELLI
AUGUST 6, 2013
Page 15 of 22
either be planted with interim landscaping, or stabilized with such other erosion
control measures, as were approved in the Fugitive Dust Control Plan.
48. 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. The maximum slope shall not exceed 3:1
anywhere in the landscape setback area, except for the backslope (i.e. the slope at
the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground
cover. The maximum slope in the first six (6) feet adjacent to the curb shall not
exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb,
otherwise the maximum slope within the right of way shall not exceed 3:1. All
unpaved parkway areas adjacent to the curb shall be depressed one and one-half
inches (1.5") in the first eighteen inches (18") behind the curb.
49. 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.
50. Building pad elevations of perimeter lots shall not differ by more that one foot higher
from the building pads in adjacent developments.
51. 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.
52. Prior to any site: grading or regrading that will raise or lower any portion of the site by
more than plus or minus half of a foot (0.5') from the elevations shown on the
approved Tentative Tract Map, the applicant shall submit the proposed grading
changes to the City Engineer for a substantial conformance review.
53. 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
with applicable compaction tests and over excavation documentation.
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RESOLUTION NO. 2013-039
CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP 36403
CONSTANCE SCHIVARELLI
AUGUST 6, 2013
Page 16 of 22
Each pad certification shall list the pad elevation as shown on the approved grading
plan, the actual pad elevation and the difference between the two, if any. Such pad
certification shall also list the relative compaction of the pad soil. The data shall be
organized by lot number, and listed cumulatively if submitted at different times.
DRAINAGE
54. Stormwater handling shall conform with the approved hydrology and drainage report
for Tentative Tract Map No. 36403. Nuisance water shall be disposed of in an
approved manner.
55. The applicant shall comply with the provisions of LQMC Section 13.24.120
(Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 —
Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems
and Engineering Bulletin No. 06-015 - Underground Retention Basin Design
Requirements. 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 design storm shall be either the 1 hour, 3 hour, 6 hour or 24 hour
event producing the greatest total run off.
56. Nuisance water shall be retained on site. Nuisance water shall be disposed of per
approved methods contained in Engineering Bulletin No. 06-16 — Hydrology Report
with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering
Bulletin No. 06-015 - Underground Retention Basin Design Requirements.
57. 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 and as approved by the City Engineer.
58. 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.
59. No fence or wall shall be constructed around any retention basin unless approved by
the Community Development Director and the City Engineer.
60. For on -site above ground common retention basins, retention depth shall be according
to Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic
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RESOLUTION NO. 2013-039
CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP 36403
CONSTANCE SCHIVARELLI
AUGUST 6, 2013
Page 17 of 22
Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall
be planted with maintenance free ground cover. Additionally, retention basin widths
shall be not less than 20 feet at the bottom of the basin.
61. 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 LQMC Section 9.100.040(B)(7).
62. The design of the development shall not cause any increase in flood boundaries and
levels in any area outside the development.
63. 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.
64. Storm drainage: historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
65. The applicant shall comply with applicable provisions for post construction runoff per
the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq.
(Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean
Water); Riverside County Ordinance No. 457; and the California Regional Water
Quality Control Board — Colorado River Basin (CRWQCB-CRB) Region Board Order
No. R7-2013-001 1.
A. For post -construction urban runoff from New Development and
Redevelopments Projects, the applicant shall implement requirements of the
NPDES permit for the design, construction and perpetual operation and
maintenance of BMPs per the approved Water Quality Management Plan
(WQMP) for the project as required by the California Regional Water Quality
Control Board — Colorado River Basin (CRWQCB-CRB) Region Board Order No.
R7-2013-001 1 .
B. The applicant shall implement the WQMP Design Standards per (CRWQCB-
CRB) Region Board Order No. R7-2013-001 1 utilizing BMPs approved by the
City Engineer. A project specific WQMP shall be provided which incorporates
Site Design and Treatment BMPs utilizing first flush infiltration as a preferred
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RESOLUTION NO. 2013-039
CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP 36403
CONSTANCE SCHIVARELLI
AUGUST 6, 2013
Page 18 of 22
method of NPDES Permit Compliance for Whitewater River receiving water, as
applicable.
C. The developer shall execute and record a Stormwater Management/BMP
Facilities Agreement that provides for the perpetual maintenance and operation
of stormwater BMPs.
UTILITIES
66. The applicant shall comply with the provisions of LQMC Section 13.24.110
(Utilities).
67. 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.
68. 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.
69. 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. Additionally, grease traps and the maintenance thereof
shall be located as to not conflict with access aisles/entrances.
CONSTRUCTION
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.
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RESOLUTION NO. 2013-039
CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP 36403
CONSTANCE SCHIVARELLI
AUGUST 6, 2013
Page 19 of 22
LANDSCAPE AND IRRIGATION
71. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks)
& 13.24.140 (Landscaping Plans).
72. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas.
73. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a landscape architect licensed in
California.
74. The applicant shall submit all landscape plans for approval by the Community
Development Department with green sheet sign off by the Public Works Department.
When plan checking has been completed by the Community Development
Department, the applicant shall obtain the signatures of CVWD and the Riverside
County Agricultural Commissioner, prior to submittal for signature by the Community
Development Director. Landscape plans for landscaped medians on public streets
shall be approved by the both the Community Development Director and the City
Engineer. Where City Engineer approval is not required, the applicant shall submit for
green sheet approval by the Public Works Department.
Final landscape plans for on -site perimeter and common area planting shall be
reviewed by the Architecture and Landscape Review Board and approved by the
Planning Commission as a Business Item prior to approval of a Final Map. Final
plans shall include all landscaping associated with this project.
NOTE: Plans are not approved for construction until signed by the Community
Development Director.
75. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Community Development Director. Use of lawn areas shall be
minimized with no lawn, or spray irrigation, being placed within 24 inches of curbs
along public streets.
76. The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the American Association of State Highway and
Transportation Officials (AASHTO) "A Policy on Geometric Design of Highways and
Streets" latest edition, in the design and/or installation of all landscaping and
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RESOLUTION NO. 2013-039
CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP 36403
CONSTANCE SCHIVARELLI
AUGUST 6, 2013
Page 20 of 22
appurtenances abutting and within the private and public street right-of-way.
PUBLIC SERVICES
77. The applicant shall provide public transit improvements as required by SunLine
Transit Agency and as approved by the City Engineer.
MAINTENANCE
78. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
79. The applicant shall make provisions for the continuous and perpetual maintenance of
perimeter landscaping up to the curb, access drives, sidewalks, stormwater BMPs,
and common areas.
FEES AND DEPOSITS
80. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees
and Deposits). 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.
81. Tentative Tract Map 36403 shall provide for parks through payment of an in -lieu fee,
as specified in LQMC Chapter 13.48. The in -lieu fee (sometimes referred to as the
"Quimby Fee") shall be based on the fair market value of the land within the
subdivision. Land value information shall be provided to the Community
Development Director, via land sale information, a current fair market value of land
appraisal, or other information on land value within the subdivision. The Community
Development Director may consider any subdivider -provided or other land value
information source for use in calculation of the parkland fee.
FIRE DEPARTMENT
82. For residential areas, approved standard fire hydrants, located at each intersection,
with no portion of any lot frontage more than a maximum of 500 feet from a
hydrant. Minimum fire flow for all residential structures shall be 1000 GPM for a 2-
hour duration at 20 PSI.
83. The required water system, including fire hydrants, shall be installed and accepted by
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RESOLUTION NO. 2CI13-039
CONDITIONS OF APPROVAL
TENTATIVE TRACT MIAP 36403
CONSTANCE SCHIVARELLI
AUGUST 6, 2013
Page 21 of 22
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.
84. Applicant/Developer shall mount blue dot retro-reflectors pavement markers on
private streets, public streets and driveways to indicated location of the fire hydrant.
It should be 8 inches from centerline to the side that the fire hydrant is on, to
identify fire hydrant locations.
85. The minimum dimension for gates is 20 feet clear and unobstructed width and a
minimum vertical clearance of 13 feet 6 inches in height. Any gate providing access
from a road 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.
86. Gates may be automatic or manual 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. Automatic gates shall be provided with backup power.
87. Fire Apparatus access road and driveways shall be in compliance with the Riverside
County Fire Department Standard number 06-05 (located at www.rvcfire.org).
Access lanes will not have an up, or downgrade of more than 15%. Access roads
shall have an Unobstructed vertical clearance not less than 13 feet and 6 inches.
Access lanes will be designed to withstand the weight of 80 thousand pounds over 2
axles. Access Will have a turning radius capable of accommodating fire apparatus.
Access lane shall be constructed with a surface so as to provide all weather driving
capabilities
COMMUNITY DEVELOPMENT DEPARTMENT
88. A qualified archaeological monitor shall be present on site during any earth moving
activities. Should the monitor identify a resource, he/she shall be empowered to stop
or redirect earth moving activities until such time as the resource can be properly
identified and processed. The archaeological monitor shall be required to prepare a
report at the end of earth moving activities and file such report with the Community
Development Department within 30 days of completion of monitoring activities for
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RESOLUTION NO. 2013-039
CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP 36403
CONSTANCE SCHIVARELLI
AUGUST 6, 2013
Page 22 of 22
any building on the project site.
89. On- and off -site trenching and rough grading shall be monitored by a qualified
paleontologist. The monitor shall salvage fossils, and shall be empowered to
temporarily halt or divert equipment. Recovered specimens shall be prepared to the
point of identification and permanent preservation. All excavation below a depth of
two feet should be monitored to mitigate the impact on fossil vertebrates that may
be present. The paleontologist monitor shall deliver a report of any findings within 30
days of the conclusion of precise grading on the site to the Community Development
Department.
90. Mitigation shall include a minimum mandatory removal of at least the upper 6 feet of
existing soils beneath the existing ground surface and replaced as properly -
compacted soil. Mitigation shall include soil improvement and rigid mat foundations.
Flexible connections to utilities at the foundation interface are highly recommended,
as are increased slopes for gravity flow sewer pipelines. Because of the potential for
differential settlement, the use of post -tensioned slabs resting on at least 36 inches
of properly compacted fill material for structural support shall be required. The
recommended measures identified in the project's Geotechnical Report shall be
implemented.
91. As Madison Street is a General Plan -designated Image Corridor, structures on lots 9 —
1 1 shall be limited to single -story, with a maximum building height of 22 feet.
92. Review of architecture and landscaping for production and/or individual custom
homes, shall be subject to LQMC Section 9.60.330 and 9.60.340, as applicable.
The Community Development Director shall determine if the unit(s) applied for
constitute custom homes or production -level units.
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