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CC Resolution 2001-144RESOLUTION NO. 2001-144 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING SPECIFIC PLAN TEXT AND CONDITION CHANGES FOR A PRIVATE RESIDENTIAL COMMUNITY CASE NO.: SPECIFIC PLAN 2000-048, AMENDMENT #1 (PALMILLA) APPLICANT: FORREST K. HAAG FOR RJT HOMES, INC. WHEREAS, the City Council of the City of La Quinta, California, did on the 161h day of October, 2001 and 6th day of November, 2001, hold duly noticed Public Hearings to consider development standard amendments (i.e., building setbacks, retention basin depths, etc.) for a master planned community of no more than 178 housing units on approximately 73 acres, generally located on the southwest corner of Avenue 50 and Jefferson Street, more particularly described as: Portion of the NE 1 /4 of Section 5, Township 6S, Range 7E, S.B.B.M. APN: 772-050-007 and -008; Tract 29858 WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 25th day of September and 9th day of October, 2001, hold duly noticed Public Hearings for an amendment to the retention basin and setback design standards for a master planned community, and a vote of 3-2, adopted Resolution 2001-125 recommending approval to the City Council, subject to conditions. WHEREAS, a Mitigated Negative Declaration (EA 2000-401) was certified by' the City Council on November 21, 2000, under Resolution 2000-150 for the Palmilla development. No changed circumstances or conditions exist and no new information has been provided that would trigger the preparation of a subsequent Negative Declaration; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said City Council did make the following mandatory findings to justify approval of said Specific Plan Amendment: 1 . That the proposed Amendment is consistent with the goals and policies of the La Quinta General Plan in that the property is designated Low Density Residential which permits the uses proposed for the property and is consistent with the goals, policies and intent of the General Plan Land Use Element (Chapter 2) provided conditions are met. Under this Plan, the project density is roughly 2.4 units per acre which is within the density range for this low density residential area. Development of the site with 159 units reduces the project density to 2.17 units/acre. Resolution No. 2001-144 Specific Plan 2000-048, Amendment #1 - Palmilla Adopted: November 6, 2001 Page 2 The Amendment provides design standard changes for building setbacks and on -site retention basins that will not impact off -site developments, nor adversely affect the development standards of Section 13.24.120 (Drainage) of the Subdivision Ordinance. 2. That the Specific Plan Amendment will not create conditions materially detrimental to the public health, safety and general welfare in that original development objectives are being met through extensive public improvements and good land use practices of encouraging common open space corridors, varied setbacks, unique housing designs, and retention basin sizes based on hydrology reports, etc. Large retention basins shall be an integral part of the development's open space and include areas for walking and picnicking in a park -like setting. Basin slopes shall be gradually sloping and be sculpted to enhance their aesthetic appeal while limiting the amount of turf to accomplish this end. 3. The mitigation measures of EA 2000-401 are binding on this development for such issues as noise, archaeological monitoring and on -site water retention. 4. The Specific Plan Amendment is suitable and appropriate provided the recommended Conditions of Approval are met. 5. That the proposed Specific Plan Amendment is an update to the original plan for development of a private residential development of not more than 178 houses on a 73-acre site. 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 it does hereby require compliance with those mitigation measures required in Environmental Assessment 2000-401 (City Council Resolution 2000-150). SECTION 3. That it does hereby approve Specific Plan 2000-048 (Amendment #1) for the reasons set forth in this Resolution and subject to the attached conditions. Resolution No. 2001-144 Specific Plan 2000-048, Amendment #1 - Palmilla Adopted: November 6, 2001 Page 3 PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City Council held on this 6th day of November, 2001, by the following vote to wit: AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Pena NOES: None ABSENT: None ABSTAIN: None JOHN 4., PE N-A, *�yor City of Lb Quinta, California ATTEST: 00'- JUNE S. GREEK, CMC, City Clerk City of La Quinta, Califoinia (City Seal) APPROVED AS TO FORM: . KA HERINE JEN 01\1, City Attorney City of La Quinta, alifornia RESOLUTION NO. 2001-144 CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 2000-048, AMENDMENT #1 (PALMILLA) NOVEMBER 6, 2001 GENERAL 1 . The applicant and/or developer agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Amendment. The City shall have sole discretion in selecting its defense counsel and any other challenge pertaining to this project. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Prior to the issuance of a grading, construction or building permit, the applicant shall obtain permits and/or clearances from the following public agencies and departments: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District (DSUSD) • Coachella Valley Water District (CVWD) • Imperial Irrigation District 01D) • California Water Quality Control Board (CWQCB) The applicant/developer is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit. For projects requiring project -specific NPDES construction permits, the applicant shall submit a copy of the CWQCB acknowledgment of the applicant's Notice of Intent prior to issuance of a grading or site construction permit. The applicant shall ensure that the required Storm Water Pollution Protection Plan is available for inspection at the project site. Resolution No. 2001-144 Conditions of Approval - Final Specific Plan 2000-048, Amendment # 1 Adopted: November 6, 2001 Page 2 PROPERTY RIGHTS 3. Prior to approval of any future final tract map(s), the applicant shall acquire or confer easements and other property rights required of future tentative map(s) or otherwise necessary for 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. 4. The applicant shall dedicate or grant public and private street right of way and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. 5. Right-of-way dedications required of this development include: A. PUBLIC STREETS 1. 50' Avenue (Primary Arterial) - no additional dedication required 2. Jefferson Street (Major Arterial) - no additional dedication required B. PRIVATE STREETS - Residential: 31-foot width. On -street parking is prohibited and provisions shall be made for adequate off-street parking for residents and visitors. The CC&R's shall contain language requiring the Homeowner's Association to provide for ongoing enforcement of the restrictions. C. CULS DE SAC - Use Riverside County Standard 800 (symmetric) or 800A (offset) with 39.5-foot radius, or larger. 6. Right-of-way geometry for knuckle turns and corner cutbacks shall conform with Riverside County Standard Drawings #801 and #805 unless otherwise approved by the City Engineer. 7. 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. 8. The applicant shall dedicate ten -foot public utility easements contiguous with and along both sides of all private streets. The easements may be reduced to five feet with the express concurrence of IID. Resolution No. 2001-144 Conditions of Approval - Final Specific Plan 2000-048, Amendment #1 Adopted: November 6, 2001 Page 3 9. The applicant shall create perimeter setbacks along public rights of way as follows (listed setback depth is the average depth if meandering wall design is approved): A. 50th Avenue and Jefferson Street - 20 feet The setback requirement applies to all frontage 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 dedicate blanket easements for those purposes. 10. The applicant shall dedicate easements necessary for placement of and access to utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 11. The applicant shall vacate abutter's rights of access to public streets and properties from all frontage along the streets and properties except access points shown on the approved Specific Plan. 12. The applicant shall furnish proof of easements or written permission, as appropriate, from owners of any abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments are to occur. 13. If the applicant proposes vacation or abandonment of any existing rights of way or access easements which will diminish access rights to any properties owned by others, the applicant shall provide approved alternate rights of way or access easements to those properties or notarized letters of consent from the property owners. GRADING 14. This development shall comply with Chapter 8.11 of the LQMC (Flood Hazard Regulations). 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 certifications as required by FEMA that the above conditions have been met. Resolution No. 2001-144 Conditions of Approval - Final Specific Plan 2000-048, Amendment # 1 Adopted: November 6, 2001 Page 4 15. Prior to issuance of any grading permit(s), the applicant shall furnish a preliminary geotechnical ("soils") report and an approved grading plan prepared by a qualified engineer. The grading plan shall conform with the recommendations of the soils report and be certified as adequate by a soils engineer or engineering geologist. 16. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right of way unless otherwise approved by the City Engineer. 17. The applicant shall endeavor to minimize differences in elevation at abutting properties and between separate tracts and lots within this development. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots within a tract or parcel map, but not sharing common street frontage, where the differential shall not exceed five feet. The limits given in this condition and the previous condition are not entitlements and more restrictive limits may be imposed in the map approval or plan checking process. If compliance with the limits is impractical, however, the City will consider alternatives which minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 18. Prior to occupation of the project site for construction purposes, the applicant shall submit and receive approval of a Fugitive Dust Control plan prepared in accordance with Chapter 6.16, LQMC. The applicant shall furnish security, in a form acceptable to the city, in an amount sufficient to guarantee compliance with the provisions of the permit. 19. The applicant shall maintain graded, undeveloped land to prevent wind and water erosion of soils. The land shall be planted with interim landscaping or provided with other erosion control measures approved by the Community Development and Public Works Departments. 20. Prior to issuance of building permits, the applicant shall provide building pad certifications stamped and signed by qualified engineers or surveyors. For each pad, the certification shall list the approved elevation, the actual elevation, the difference between the two, if any, and pad compaction. The data shall be organized by lot number and listed cumulatively if submitted at different times. Resolution No. 2001-144 Conditions of Approval - Final Specific Plan 2000-048, Amendment # 1 Adopted: November 6, 2001 Page 5 DRAT NAG E The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the following: 21. Stormwater falling on site during the peak 24-hour period of a 100-year storm (the design 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. 22. Stormwater shall normally be retained in common retention basins. Individual - lot basins or other retention schemes may be approved by the City Engineer for lots 2.5 acres in size or larger or where the use of common retention is impracticable. If individual -lot retention is approved, the applicant shall meet the individual -lot retention provisions of Chapter 13.24, LQMC. 23. Storm flow in excess of retention capacity shall be routed through a designated, unimpeded overflow outlet to the historic drainage relief route. 24. Storm drainage historically received from adjoining property shall be retained on site or passed through to the overflow outlet. 25. Retention facility design shall be based on site -specific percolation data which shall be submitted for checking with the retention facility plans. The design percolation rate shall not exceed two inches per hour. 26. Retention basin slopes shall not exceed 3:1. Maximum retention depth shall be six feet for common basins and two feet for individual -lot retention. Basins over 20,000 square feet in size may be up deeper than six feet, subject to approval by the City Engineer pursuant to the design guidelines addressed in Exhibit "A". Large basins shall have sculpted sides in varying heights and allow concrete pedestrian access W-O" wide) into portions of the basin from adjacent private streets. 27. Nuisance water shall be retained on -site. In residential developments, nuisance water shall be disposed of in a trickling sand filter and leachfield approved by the City Engineer. The sand filter and leechfield shall be designed to contain surges of three gallons per hour per 1,000 sq. ft. (of landscape area) and infiltrate five gallons per day per 1,000 square feet. Resolution No. 2001-144 Conditions of Approval - Final Specific Plan 2000-048, Amendment # 1 Adopted: November 6, 2001 Page 6 28. No fence or wall shall be constructed around a retention basin unless approved by the Community Development Director and City Engineer. 29. If the applicant proposes discharge of stormwater directly or indirectly to the Coachella Valley Stormwater Channel, the applicant shall indemnify the City from the costs of any sampling and testing of the development's drainage discharge which may be required under the City's NPDES Permit or other City - or area -wide pollution prevention program, and for any other obligations and/or expenses which may arise from such discharge. The indemnification shall be executed and furnished to the City prior to issuance of any grading, construction or building permit and shall be binding on all heirs, executors, administrators, assigns, and successors in interest in the land within this tentative map excepting therefrom those portions required to be dedicated or deeded for public use. The form of the indemnification shall be acceptable to the City Attorney. If such discharge is approved for this development, the applicant shall make provisions in the CC&R's for meeting these potential obligations. 30. The project shall be designed to accommodate purging and blow -off water 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. UTILITIES 31. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within the right of way and all aboveground utility structures including, but not limited to, traffic signal cabinets, electrical vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 32. Existing aerial lines within or adjacent to the proposed development and all proposed utilities shall be installed underground, unless otherwise allowed by General Plan Amendment 2000-073. Power lines exceeding 34.5 Kv are exempt from this requirement. 33. 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 trench compaction for approval of the City Engineer. Resolution No. 2001-144 Conditions of Approval - Final Specific Plan 2000-048, Amendment # 1 Adopted: November 6, 2001 Page 7 STREET AND TRAFFIC IMPROVEMENTS 34. The applicant shall install the following street improvements to conform with the General Plan street type noted in parentheses. (Public street improvements shall conform with the City's General Plan in effect at the time of construction.) A. OFF -SITE STREETS 1 . 5011' Avenue (Primary Arterial) - Construct 38-foot half of 76-foot improvement (travel width, excluding curbs) plus 6-foot sidewalk. 2. Jefferson Street (Major Arterial) - applicant shall pay cash fee to reimburse City for street improvements made to applicant's frontage through the City's Capital Improvement Program. Reimbursement amount shall cover all costs related to installing curb, gutter and outside 20 feet of roadway paving; the reimbursement amount shall be reduced by the percentage of non - City funds expended on the Jefferson -Street Widening project. B. PRIVATE STREETS 1. On -site streets: a. Two -Way Traffic: construct 28-foot wide full -width improvements (measured from gutter flowline to gutter flowline) within the 31-foot right of way. All on -site streets shall be constructed with "wedge" type curb design as approved by the City Engineer. b. One -Way Traffic: the following streets shall be designated as one-way travel only: i. Lot D: construct minimum 20-foot wide full -width improvements (measured from gutter flowline to gutter flowline) within a minimum 23-foot right of way. Street shall be constructed with "wedge" type curb design as approved by the City Engineer. Resolution No. 2001-144 Conditions of Approval - Final Specific Plan 2000-048, Amendment # 1 Adopted: November 6, 2001 Page 8 ii. Lots C and G: construct minimum 16-foot wide full - width improvements (measured from gutter flowline to gutter flowline) within a minimum 19-foot right of way. Street shall be constructed with "wedge" type curb design as approved by the City Engineer. C. Cul-de-Sacs: All cul-de-sac bulbs which contain raised landscaped islands shall be designated as "One -Way" and applicant shall construct minimum 20-foot wide full -width improvements (measured from gutter flowline to gutter flowline) within a minimum 23-foot right of way. Construct a "wedge" type curb design as approved by the City Engineer. d. Lots S & U: provide for two-way traffic by constructing minimum 22-foot wide full -width improvements (measured from gutter flowline to gutter flowline) within a minimum 25-foot right of way. Street shall be constructed with "wedge" type curb design as approved by the City Engineer. 2. All on -street parking is prohibited with the exception of guest parking by permit only and enforced by the Homeowners' Association and the applicant shall be required to provide for the perpetual enforcement of the restriction by the Homeowners' Association. C. CULS DE SAC - Use Riverside County Standard 800 (symmetric) or 800A (offset), with 38-foot curb radius. Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, bus turnouts, dedicated turn lanes, and other features contained in the approved construction plans may warrant additional street widths as determined by the City Engineer. 35. 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. Resolution No. 2001-144 Conditions of Approval - Final Specific Plan 2000-048, Amendment # 1 Adopted: November 6, 2001 Page 9 36. The applicant may be required to extend improvements beyond development 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). 37. Improvements shall be designed and constructed in accordance with the LQMC, adopted standards, supplemental drawings and specifications, and as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 38. Knuckle turns and corner cutbacks shall conform with Riverside County Standard Drawings #801 and #805, unless otherwise approved by the City Engineer. 39. Public streets shall have vertical curbs or other approved curb configurations which convey water without ponding and provide lateral containment of dust and residue for street sweeping. Onsite private streets shall have a wedge curb, the design of which shall be approved by the City Engineer. The lip of the wedge curb at the flowline shall be vertical (1 /8" batter) and a minimum of 0.1 ' in height. Unused curb cuts on any lot shall be restored to normal curbing prior to final inspection of permanent building(s) on the lot. 40. The applicant shall design street pavement sections using Caltrans' design procedure (20-year life) and site -specific data for soil strength and anticipated traffic loading (including construction traffic) . Minimum structural sections shall be as follows (or approved equivalents for alternate materials) : Residential & Parking Areas 3.0" a.c./4.50" c.a.b. Collector 4.011/5.00" Secondary Arterial 4.011/6.0011 Primary Arterial 4.5"/6.00" Major Arterial 5. 5 "/6. 50" 41. 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. Resolution No. 2001-144 Conditions of Approval - Final Specific Plan 2000-048, Amendment # 1 Adopted: November 6, 2001 Page 10 42. The City will conduct final inspections of homes and other 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 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 project or when directed by the City, whichever comes first. 43. General access points and turning movements of traffic are limited to the following: A. Avenue 50 - Main project entry, to be located approximately 1,250 feet west of the centerline of Jefferson Street. No restrictions applied to turning movements at this location. B. Avenue 50 - Emergency access entry (20-foot wide) from the end of the cul-de-sac in "B" Street, to be located approximately 2,400 feet west of the centerline of Jefferson Street. This point of entry will be restricted to right -turn movements only. C. Jefferson Street - Secondary project entry, to be located approximately 600 feet south of the centerline of 50"' Avenue. This point of entry will be restricted to right -turn movements, and a left -turn into the project if the applicant desires to construct an appropriately designed opening in the median island. LANDSCAPING 44. The applicant shall provide landscaping in required setbacks, retention basins, common lots, and park areas. 45. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. The applicant shall submit plans for approval by the Community Development Department prior to plan checking by the Public Works Department. When plan checking is complete, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner prior to submitting for signature by the City Engineer. Plans are not approved for construction until signed by the City Engineer. Resolution No. 2001-144 Conditions of Approval - Final Specific Plan 2000-048, Amendment # 1 Adopted: November 6, 2001 Page 11 46. Landscape areas shall have permanent irrigation improvements meeting the requirements of the. City Engineer. Use of lawn shall be minimized with no lawn or spray irrigation within 18 inches of curbs along public streets. 47. A six-foot wide meandering sidewalk shall be constructed along 50th Avenue and Jefferson Street within the 32'-0" right-of-way and setback. 48. Large retention basins (over 20,000 square feet) shall limit turf use to 40 approximately percent. Large basins shall include a dense planting of shade trees (one 24" box tree every 30 feet in random pattern) around its perimeter and adjacent to pedestrian access areas. Turf shall be used to control water runoff on basin slopes of greater than 4:1, but not be used to cover the bottom of the basin. PUBLIC SERVICES 49. The applicant shall provide public transit improvements as required by Sunline Transit and approved by the City Engineer. MAINTENANCE 50. The applicant shall make provisions for continuous, perpetual maintenance of all on -site improvements, perimeter landscaping, access drives, and sidewalks. The applicant shall maintain required public improvements until expressly released from this responsibility by the appropriate public agency. FEES AND DEPOSITS 51. The applicant shall pay the City 's established fees for plan checking and construction inspection. Fee amounts shall be those in effect when the applicant makes application for plan checking and permits. COMMUNITY DEVELOPMENT DEPARTMENT 52. The Specific Plan shall be amended throughout, wherever appropriate, to clearly state that the following shall require approval of Site Development Permits: A. Perimeter wall and landscaping B. Common area landscaping C. Model homes, both attached and detached D. Monument identification signage Resolution No. 2001-144 Conditions of Approval - Final Specific Plan 2000-048, Amendment #1 Adopted: November 6, 2001 Page 12 53. The Specific Plan Plant List on pages 2.35 through 2.38 shall be amended to focus on native and non-invasive plant types. 54. The project shall be surrounded on the north and east boundary by a 4-foot berm topped with a 6-foot wall, as measured from finished grade for all areas shown in Figure 3 of the Noise Analysis as requiring a 10-foot wall. The project shall be surrounded on the north and east boundary by a 2-foot berm topped with a 6'-0" wall, as measured from finished grade for all areas shown in Figure 3 of the Noise Analysis as requiring a 8'-0" wall. Design of the berm and wall shall be subject to Site Development Permit review. 55. The last paragraph in Section 2.6.3, Recreation, on page 2.11 shall be deleted. 56. The tables on pages 3.4 and 3.5, "Detached Single Family Units" and "Attached/Zero Lot Line Units," respectively, shall be amended to allow only a 6-foot wall height. 57. The tables on pages 3.4 and 3.5 shall be amended as follows: A. Minimum rear yard setbacks 20 feet Excluding Lots 40, 43, 77, 102, 1101 1191 120, and 140 which may have a 10 foot rear yard setback not to exceed a total Of 15 % (22 lots) in total. Minimum rear yard setback abutting open space 10 feet B. Pop -out design elements can protrude a maximum of two feet into the front yard setback. C. Air condition compressor units shall be a minimum distance of four feet from side yard property lines. 58. Project signage shall conform to the standards for monument signage contained in the Zoning Ordinance. 59. The Specific Plan shall be amended to require the location of two story homes in conformance with the standards of Section 9.60.310 of the Zoning Ordinance. Resolution No. 2001-144 Conditions of Approval - Final Specific Plan 2000-048, Amendment # 1 Adopted:. November 6, 2001 Page 13 60. On page 3.3 of the Specific Plan, under "B. Permitted Uses," and anywhere else it may occur, the word duplex shall be replaced by the word "attached." 61. Five copies of the Final Specific Plan, with all Amendments required above integrated into the document, and with these conditions of approval appended to the document, shall be submitted to the Community Development Department prior to the issuance of any permit. 62. The project proponent shall comply with all mitigation measures contained in the Environmental Assessment 2000-401. DOMESTIC WATER AND SANITARY SEWER 63. Pursuant to the requirements of the Coachella Valley Water District (CVWD), the project proponent shall annex to improvement Districts No. 1 for irrigation service. 64. Landscaping, irrigation and grading plans shall be submitted to CVWD for review and approval. 65. All plans for domestic water connections to existing CVWD lines shall be submitted to the District for review and approval. 66. The project proponent shall obtain all necessary approvals from the District for the well site located at the northeastern corner of the property. 67. The project proponent shall demonstrate, prior to recordation of the final map, that Bureau of Reclamation facilities on the project site do not conflict with the proposed project, to the satisfaction of the District. FIRE DEPARTMENT 68. All water mains and fire hydrants required fire flows shall be constructed in accordance with the appropriate sections of CVWD Std. W-33, subject to the approval by the Riverside County Fire Department. Fire hydrants shall be located at each intersection and spaced 330 feet apart with no portion of any lot frontage more than 165 feet from a hydrant. Minimum fire flow shall be 1,000 G.P.M. for a 2-hour duration at 20 PSI. Blue dot retro-reflectors shall be placed in the street eight -inches form centerline to the side that fire hydrant is on, to identify hydrant locations. Resolution No. 2001-144 Conditions of Approval - Final Specific Plan 2000-048, Amendment # 1 Adopted: November 6, 2001 Page 14 Public access buildings (i.e., recreation halls, clubhouses, etc.) require Super fire hydrants to be placed no closer than 25 feet and not more than 165 feet from any portion of the first floor of said building following approved travel ways around the exterior of the building. Minimum fire flow for these areas would be 1,500 G.P.M. for a 2-hour duration at 20 PSI. 69. The minimum dimensions for fire apparatus access roads entering and exiting this project shall have an unobstructed width of not less than 20 feet in each direction and an unobstructed vertical clearance of not less than 13 feet 6 inches. Parking is permitted on one side of roadways with a minimum width of 25 feet. Parking is permitted on both sides of roadways with a minimum width of 36 feet. The applicant or developer shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or signs. 70. All interior fire apparatus access roads shall be a minimum of 20 feet unobstructed width and an unobstructed vertical clearance of 13'6". All structures shall be accessible form an approved roadway to within 150 feet of all portions of the exterior of the first floor. 71. Gate entrance/exit openings shall be not less than 15 feet in width. Gate entrances shall be at least two feet wider than the width of the travel lane serving that gate. All gates shall be located at least 40' 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. Gates shall have either a secondary power supply or an approved manual means (KNOX) to release mechanical control of the gate in the event of loss of primary power. 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. Gating plans shall be submitted to the Fire Department for approval prior to installation. 72. The maximum dead-end street length is limited to 1,320 feet for areas not located in a designated high fire hazard zone. A secondary access roadway is typically provided when such a condition exists. 73. Cul-de-sacs shall have a minimum outside radius of 38 feet to face of curb with a minimum inside radius of 26 feet to islands or center landscape features. The entire radius of 38 feet is required to properly turn fire department vehicles. Vehicle parking along the curb should be prohibited when the minimum radius is used. Resolution No. 2001-144 Conditions of Approval - Final Specific Plan 2000-048, Amendment #1 Adopted: November 6, 2001 Page 15 74. Any nonresidential building greater than 5,000 square feet shall have internal fire sprinkler systems per NFPA 13 Standard, and be approved for use by the Fire Department. 75. The proposed street bridges shall be designed to handle a live load of 60,000 lbs. over two axles. 76. The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. SCHOOL FEES 77. The project proponent shall demonstrate their payment of school fees prior to the issuance of a building permit.