La Quinta Municipal Code Ch. 13.24 Improvements

This chapter identifies requirements for subdivision improvements.

(Ord. 272 § 1, 1995)

This chapter applies to all subdivision, reconfiguration and/or consolidation of property for which improvements are required.

(Ord. 272 § 1, 1995)

A. Improvements installed in, or associated with, land divisions shall be constructed in conformance with standards and specifications of the city. In the absence of standards for an improvement, the city engineer may prescribe standards in keeping with good construction and engineering practice.

B. The subdivider shall arrange and bear the cost of measurement, sampling and testing not included in the city's permit inspection program but which are required by the city to provide evidence that materials and their placement comply with plans and specifications.

C. Where a subdivider fails to timely complete required improvements meeting the standards and specifications required herein, and the city finds that such failure creates a potential risk to the public health or public safety in and around the proposed land divisions, then city staff may, where deemed appropriate, in the city's sole discretion, to protect the public health or safety, record an appropriate notice with the county recorder putting future owners of divided land on notice of potential restrictions on future use of the subdivided land that may result from the condition of inadequate or incomplete improvements. If record, such notice shall remain on record until such time as required improvements meeting this section are completed.

(Ord. 508 § 1, 2013; Ord. 275 § 1, 1997; Ord. 272 § 1, 1995)

Improvements constructed or installed in land divisions shall be in accordance with detailed plans and specifications approved by the city engineer. All plans shall be submitted to the city engineer and shall be approved and signed by the city engineer, or, if provided for by resolution of the city council, shall be secured in the manner of subdivision improvements, before city council approval of the final land division map.

A. Plans shall be submitted on twenty-four (24)-inch by thirty-six (36)-inch media in the categories of "rough grading," "precise grading," "streets and drainage" and "landscaping" as specified below. All plans shall have signature blocks for the city engineer and are not approved for construction until they are signed.

"Streets and drainage" plans shall normally include signals, sidewalks, bike paths, gates and entryways, parking lots, and water and sewer plans. Combined plans, including water and sewer improvements, shall have an additional signature block for the Coachella Valley water district (CVWD). The combined plans shall be signed by CVWD prior to their submittal for the city engineer's signature.

"Landscaping" plans shall normally include landscape improvements, irrigation, lighting and perimeter walls.

Plans for improvements not listed above shall be submitted in formats approved by the city engineer.

B. The improvement plans shall show the location of all existing improvements, including utilities which may interfere with or affect the nature or method of construction of the proposed improvements.

C. The city may maintain standard construction plans. The subdivider may acquire standard plan sheets prepared by the city for a fee established by city council resolution.

D. When final plans are approved by the city, the subdivider shall furnish accurate computer files of the complete, approved plans on storage media and in program format acceptable to the city engineer.

E. Plans for water, sewer, power, telephone, and improvements to streets under the jurisdiction of agencies other than the city shall be approved by the agencies having jurisdiction over those improvements.

F. Upon completion of construction and prior to acceptance or approval of completed improvements, the subdivider shall provide reproducible record drawings of all plans signed by the city engineer. The drawings shall accurately represent the improvements as constructed and shall incorporate revisions to the original plans as recorded by the subdivider's and/or the city's representatives supervising construction. The drawings shall have the words "Record Drawing" clearly marked on each sheet.

The city may, by resolution or ordinance, establish a fee or deposit schedule for the cost of reviewing and processing improvement plans.

(Ord. 320 § 2, 1998; Ord. 272 § 1, 1995)

A. The subdivider shall minimize differences in elevation between this development and abutting properties, and from separate tracts within the tract development as applicable. Building pad elevations on contiguous lots shall not differ by more than three (3) feet, except for lots within a given tract not sharing common street frontage, where the differential shall not exceed five (5) feet.

If the subdivider is unable to comply with the pad elevation differential requirement, the city will consider and may approve alternatives which preserve community acceptance and buyer satisfaction with the proposed development.

B. During and following scalping and grading operations, the subdivider shall take all necessary steps to prevent erosion or tracking of disturbed soils to offsite locations.

(Ord. 295 § 1, 1997)

Improvement plans for all on- and off-site streets, access drives and access gates shall be prepared by a registered civil engineer. Improvements shall be designed and constructed in accordance with this code, adopted La Quinta standard drawings and specification, and as approved by the city engineer. Street improvements shall comply with the following:

A. Street pavement sections shall be based on the Caltrans design procedure for a twenty (20)year life, considering soil strength and anticipated traffic loading (including construction and building traffic).

B. Improvements shall include traffic signs, channelization markings/devices, street name signs, medians, sidewalks, and mailbox clusters approved in design and location by the U.S. Post Office and the city engineer.

C. Sidewalks shall be provided on both sides of the street within public street rights-of-way of all general plan designated arterial and collector streets, for local streets in residential areas, and in areas designated rural residential overlay on the land use policy diagram of the La Quinta general plan where densities exceed three (3) dwelling units per acre.

D. Transit facilities, such as bus turnouts, covered bus shelters and benches shall be provided, as required, on general plan designated arterial and collector streets.

E. Improvements extending beyond subdivision boundaries such as, but not limited to, street width transitions, pavement elevation transitions and other incidental work are deemed necessary by the city engineer to ensure that new construction is safely integrated with existing improvements.

F. Prior to the completion of homes or occupancy of permanent buildings within the subdivision, the subdivider shall install traffic-control devices and street name signs along access roads to the homes or buildings.

(Ord. 295 § 1, 1997; Ord. 272 § 1, 1995)

The design of street improvements shall conform with the following:

A. Full-width street improvements shall be required for all internal subdivision streets and alleys.

B. Subdivisions bordering a public street shall provide half-width right-of-way improvements, plus one (1) additional travel lane on the opposite side of the centerline if it does not already exist.

C. The street system in a proposed subdivision shall relate to and be compatible with existing or proposed streets in adjacent subdivisions and/or specific plans and shall, where applicable, provide for future development of adjoining property.

D. Street connections shall be at ninety (90) degree angles unless approved by the city engineer.

E. Alleys shall be at least twenty (20) feet in width. Dead-end alleys shall provide adequate area for a turnaround.

F. Culs-de-sac shall not exceed a distance of one thousand three hundred twenty (1,320) feet in length (measured from the centerline of the intersection to the center of the cul-de-sac) unless provided with improved emergency access/outlet routes no more than one thousand three hundred twenty (1,320) feet from the end of the cul-de-sac.

G. Minimum street grades shall be one-half percent (½%) longitudinally, two percent (2%) laterally.

H. Additional rights-of-way or easements shall be provided, where necessary, to accommodate roadway slopes, drainage structures, bicycle or equestrian paths and trails, and other facilities related to subdivision development.

I. The size and configuration of streets shall comply with the circulation element of the 2035 La Quinta General Plan, Exhibits II-2 and II-3, as may be amended from time to time.

J. The right-of-way radius for cul-de-sac bulbs shall be a minimum of forty-five (45) feet. The minimum curb radius shall be forty-five (45) feet for private streets and thirty-eight (38) feet for public streets.

(Ord. 539 § 5, 2016; Ord. 490 § 1, 2011; Ord. 275 § 1, 1997; Ord. 272 § 1, 1995)

Private streets, permitted only when there is adequate provision for their construction and maintenance, shall be in conformance with the standards listed in Section 13.24.070 except as follows:

(Ord. 539 § 5, 2016; Ord. 295 § 1, 1997; Ord. 272 § 1, 1995)

The circulation element of the 2035 La Quinta General Plan establishes image corridors which warrant special improvements. Improvements constructed along image corridors shall comply with the improvement standards identified in the 2035 General Plan, as may be amended from time to time.

(Ord. 539 § 5, 2016; Ord. 295 § 1, 1997; Ord. 272 § 1, 1995)

Access to streets from individual properties and developments shall normally be as follows:

A. Single-family lots shall obtain primary access from an adjoining local, collector or private street. Secondary access may be provided by an alley.

B. Multiple-family developments may obtain access to any category of street, provided that access to arterial streets shall be limited to one (1) primary entry. Such an entry shall be designed to collect and distribute vehicles throughout the project site rather than function as a driveway serving the units immediately adjacent to the entry. Secondary access shall be afforded for parcels greater than two (2) acres in size. Primary and/or secondary access drives may be restricted to right turn in/right turn out only.

C. Commercial developments may obtain access to any category of street, provided that access to arterial streets shall be limited to one (1) primary entry. Such an entry shall be designed to collect and distribute vehicles throughout the project site and shall not contain adjoining parking spaces. Additional access points may be permitted depending upon the location of existing or planned access points near the site, the type of roadway and roadway design criteria. A reciprocal access agreement shall be recorded for all commercial projects of two (2) parcels or more or if common access is needed for an adjacent parcel(s). Primary and/or secondary access drives may be restricted to right turn in/right turn out only.

(Ord. 295 § 1, 1997; Ord. 272 § 1, 1995)

A. Water. The subdivider shall provide improvements connecting the subdivision to the domestic water supply and distribution system operated by the Coachella Valley water district (CVWD). The improvements shall be as required by CVWD and the Riverside County fire control district.

B. Sewer. The minimum requirement for sewage disposal shall be as follows:

1. Connection to an existing collection system is required; or

2. If an existing collection system is not available, and if it is determined that satisfactory individual disposal systems cannot be provided because of soil conditions determined by soil percolation tests in conformity with the standards of the "Ludwig Modification" and finding that the conditions and requirements of the Riverside County health department and the Regional Water Quality Control Board cannot be met, then a package treatment plant and collector system shall be required;

3. If a subdivision is filed which proposes a density of two (2) or more lots per acre and if a connection to a wet sewerage system is not required, the installation of a dry sewer system may be required by the city engineer in accordance with the following provisions:

a. The Coachella Valley water district (CVWD) has an implementation program for a wet sewer system that will serve the area within a reasonable period of time, and CVWD has agreed to serve the land.

b. The subdivider has secured a letter of approval from CVWD for acceptance of sewage for treatment and disposal and for maintenance of the proposed dry and wet sewer lines.

C. Electrical and Communication Facilities. The minimum requirement for electrical and communication facilities shall be as follows:

1. Prior to approval of a final map, a letter must be received by the city from the serving agency stating that arrangements have been made for underground facilities. The agency may include any other applicable comments regarding easements, utility locations, installation schedules or other pertinent matters.

2. All existing and proposed utilities within or immediately adjacent to the proposed development shall be installed underground. The city manager or designee shall have authority to waive this requirement on a case-by-case basis, based on findings that extenuating circumstances exist. High-voltage power lines which the power authority will not accept underground are exempt from this requirement. The landowner or subdivider shall make the necessary arrangements with the serving agencies for the installation of such facilities.

3. Electrical and communication facilities shall be installed in conformity with the requirements of the electric authority and the telephone authority and as approved by the city engineer.

4. Appurtenant equipment such as, but not limited to, transformers, terminal boxes and meter cabinets may be placed aboveground. The location of aboveground equipment installations shall not hinder vision clearance required by vehicle traffic and shall make use of available topographic, landscaping and wall features, if possible, to mask their appearance.

(Ord. 562 § 1, 2017; Ord. 295 § 1, 1997; Ord. 272 § 1, 1995)

Facilities required for the control of subdivision drainage and floodwater flows shall be as follows:

A. The minimum design for facilities which control drainage water generated within a subdivision or floodwater flowing into or crossing a land division shall be based on a storm having a frequency of occurrence of once every one hundred (100) years. Hydrologic and hydraulic calculations for the design of drainage facilities which control drainage water generated within a subdivision shall be submitted for approval to the city engineer.

B. The use of streets for flood control and drainage purposes may be prohibited by the city engineer if the use of such facilities is not in the interest of the public health, safety and welfare.

C. When the city engineer permits the use of streets for flood control and drainage purposes, the ten (10)-year frequency design discharge shall be contained between the tops of curbs or asphalt concrete dikes and the one hundred (100)-year frequency design discharge shall be contained within the street right-of-way.

D. Stormwater runoff produced over the peak twenty-four (24)-hour period of a one hundred (100)-year storm shall be retained on site unless waived by the city engineer. The tributary drainage area for which the subdivider is responsible shall extend to the centerline of adjacent public streets.

E. In design of retention facilities, the maximum percolation rate shall be two (2) inches per hour. The percolation rate shall be considered zero unless the subdivider provides site-specific data that indicate otherwise.

F. The subdivision shall be graded to permit stormwater flow in excess of retention capacity to flow out of the subdivision through a designated overflow outlet and into the historic drainage relief route.

G. Stormwater drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route.

H. The design of the subdivision shall not cause any increase in flood boundaries, flood levels, flood duration or flood occurrence in any area outside the subdivision.

I. All drainage facilities shall be designed and constructed consistent with the comprehensive drainage master plan and meet the requirements and standards of the city and CVWD.

J. Stormwater drainage improvements shall be reflective of the needs of each development project. For example, providing street curbs in areas designated rural residential overlay on the land use policy diagram of the La Quinta general plan, may not be appropriate and alternative stormwater facilities will be necessary.

K. On-site retention shall be in a common retention basin or basins except in the case of residential lots two and one-half (2½) acres in size or greater or where, in the opinion of the city engineer, the overall lay of the land or other compelling circumstances make common retention basins impracticable. If individual-lot retention is approved, the following conditions shall apply:

1. Each private lot proposed for on-site retention shall be designed to receive and safely convey stormwater in excess of retention capacity, including inflow from adjacent properties. Front yards shall drain to the street unless constrained by the overall lay of the land. Retention basin side slopes shall not exceed 3:1.

2. Calculations to determine the required volume of retention and grading plans for each lot shall consider previously approved grading plans for adjacent properties and shall be submitted, with copies of the previously approved adjacent-lot plans, to the city engineer for plan checking and approval.

3. Prior to or concurrently with the recordation of the final subdivision map, a homeowners' association or lot owners' association (HOA) shall be legally established and covenants, conditions and restrictions (CC&Rs) recorded. The CC&Rs shall stipulate the requirement and/or need for design, construction and maintenance of individual on-lot basins and the required retention capacity for each individual lot. The CC&Rs shall grant the HOA irrevocable rights to enter and maintain each individual retention basin and perform all subdivision grading necessary for the stormwater retention design. The CC&Rs shall establish, in an irrevocable manner, that:

a. The HOA has responsibility for maintenance of the overall retention capacity of the development;

b. If the HOA fails to maintain the overall retention capacity, the city shall have the right to seek other remedies to restore and/or maintain the overall capacity or to establish or expand downstream facilities to mitigate the off-site effects of the HOA's failure to maintain the overall capacity; and

c. The HOA shall promptly reimburse the city for any and all costs incurred in exercising such right.

4. The final subdivision map shall establish a perpetual easement granting the city the right to enter and maintain retention basins and other drainage facilities, as necessary, to preserve or restore the approved stormwater conveyance and retention design, with no compensation to the property owner.

L. If a common basin is utilized for on-site retention of storm and nuisance water, the following conditions shall apply:

1. Retention basin depth shall not exceed six (6) feet including a minimum freeboard of one (1) foot.

2. In developments in which primary security will be provided by public safety agencies, all areas of common retention basins shall be visible from adjacent streets.

(Ord. 295 § 1, 1997; Ord. 272 § 1, 1995)

Landscape setbacks are required along public street rights-of-way. Buildings, walls, parking lots, and other improvements associated with the subdivision shall not be constructed within setbacks except as allowed herein. Retention basins, public sidewalks and equestrian trails may be located in setbacks if approved by the city as compatible with the landscape and design theme desired within the setbacks.

Landscape setbacks for residential subdivisions shall be created on the final map as lettered lots. If the subdivision streets are to be ungated and publicly maintained, landscape setback lots shall be dedicated to the city. If the subdivision streets are to be gated and privately maintained, landscape setback lots shall be dedicated to the homeowners' or landowners' association.

Landscape setback widths, as measured perpendicular to the ultimate right-of-way line, shall generally be as follows:

(Ord. 539 § 5, 2016; Ord. 295 § 1, 1997; Ord. 272 § 1, 1995)

Landscape and irrigation plans for landscaped lots, landscape setback areas, medians, common retention basins and park facilities shall be prepared by a licensed landscape architect. Landscape and irrigation plans shall be submitted for review and approval of the city manager or designee and the city engineer.

(Ord. 539 § 5, 2016; Ord. 295 § 1, 1997; Ord. 272 § 1, 1995)

Bicycle lanes shall be designed and improved consistent with the bikeway corridor policy diagram contained within the La Quinta general plan, and the comprehensive trails system master plan.

Hiking and equestrian trails shall be designed and improved consistent with the park recreation policy diagram of the La Quinta general plan, or if adopted, the comprehensive trails system master plan. The trails shall be deeded to the city either in fee or as easements as determined by the city engineer.

(Ord. 539 § 5, 2016; Ord. 295 § 1, 1997; Ord. 272 § 1, 1995)

Subdividers shall make provisions for maintenance of improvements until final acceptance, by the city council, of all improvements required as conditions of approval.

For privately maintained street and drainage improvements, the entity responsible for maintenance shall comply with all applicable provisions of the most current stormwater discharge permit (SDP) issued for the Colorado River Basin under the National Pollutant Discharge Elimination System (NPDES), including the city's stormwater pollution prevention plan (SWPPP) and the drainage area master plan (DAMP).

(Ord. 539 § 5, 2016; Ord. 295 § 1, 1997; Ord. 272 § 1, 1995)

The subdivider shall comply with applicable provisions of the NPDES. In the absence of an NPDES permit specific to the subdivision, the subdivider shall comply with the SWPPP and DAMP as approved for the city under the city's SDP.

Graded land shall be protected from wind and water erosion through the use of various materials and methods such as, but not limited to, active irrigation, establishment of vegetative root structure to anchor soil, or surface barriers such as straw, wood chips or anchored plastic sheeting.

Prior to grading operations, the subdivider shall submit and receive approval of a fugitive dust control plan prepared in accordance with Chapter 6.16 of this code.

(Ord. 539 § 5, 2016; Ord. 295 § 1, 1997; Ord. 272 § 1, 1995)

Subdividers shall pay deposits and fees required by the city for plan checking and construction permits. Deposit and fee amounts shall be those in effect when the subdivider makes application for the plan checks and permits.

Prior to approval of a final map or completion of any approval process for modification of boundaries of property subject to these conditions, the subdivider shall process a reapportionment of any bonded assessment(s) against the property and pay all costs of the reapportionment.

(Ord. 295 § 1, 1997; Ord. 272 § 1, 1995)