2017 09 26 PCPLANNING COMMISSION AGENDA 1 SEPTEMBER 26, 2017
PLANNING COMMISSION
AGENDA
CITY HALL COUNCIL CHAMBERS
78-495 Calle Tampico, La Quinta
REGULAR MEETING on TUESDAY, September 26, 2017 AT 6:00 P.M.
CALL TO ORDER
ROLL CALL: Commissioners Bettencourt, Caldwell, Currie, McCune, Proctor, Wright and
Chairperson Quill.
PLEDGE OF ALLEGIANCE
PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA
At this time, members of the public may address the Planning Commission on any
matter not listed on the agenda. Please complete a "Request to Speak" form and limit
your comments to three minutes. The Planning Commission values your comments;
however in accordance with State law, no action shall be taken on any item not
appearing on the agenda unless it is an emergency item authorized by GC 54954.2(b).
CONFIRMATION OF AGENDA
CONSENT CALENDAR
1. Approve Minutes of July 25, 2017
BUSINESS SESSION -None
Planning Commission agendas and
staff reports are now available on the
City’s web page: www.laquintaca.org
PLANNING COMMISSION AGENDA 2 SEPTEMBER 26, 2017
Beginning Resolution No. 2017-014
PUBLIC HEARINGS
1. Tentative Tract Map 2017-0006, Specific Plan 2017-0001, and Site Development
Permit 2017-0008 submitted by T.D. Desert Development, L.P. proposing the
approval of 71 residential lots on 15.83 acres within the Andalusia at Coral
Mountain Specific Plan Area. CEQA: previously reviewed under Environmental
Assessment 2003-483 and found consistent. Location: south of Avenue 58,
east side of Madison Street, and west of Monroe Street.
STUDY SESSION - None
REPORTS AND INFORMATIONAL ITEMS - None
COMMISSIONERS’ ITEMS
STAFF ITEM
1. Village Parking Survey
2. Wireless Telecommunications Facility Update
3. League of California Cities Planning Commission Academy, April 4-6, 2018
4. Digital Week
5. Upcoming Holiday Schedule
ADJOURNMENT
The next regular meeting of the Planning Commission will be held on October 10,
2017, commencing at 6:00 p.m. at the City Hall Council Chambers, 78-495 Calle
Tampico, La Quinta, CA 92253.
DECLARATION OF POSTING
I, Wanda Wise-Latta, Commission Secretary of the City of La Quinta, do hereby declare
that the foregoing Agenda for the La Quinta Planning Commission meeting was
posted on the outside entry to the Council Chamber at 78-495 Calle Tampico, and the
bulletin boards at 78-630 Highway 111, and the La Quinta Cove Post Office at 51-321
Avenida Bermudas, on September 22, 2017.
DATED: September 21, 2017
WANDA WISE-LATTA, Commission Secretary
City of La Quinta, California
PLANNING COMMISSION AGENDA 3 SEPTEMBER 26, 2017
PUBLIC NOTICES
The La Quinta City Council Chamber is handicapped accessible. If special equipment is needed for the
hearing impaired, please call the Planning Division of the Design and Development Department at 777-
7118, twenty-four (24) hours in advance of the meeting and accommodations will be made.
If special electronic equipment is needed to make presentations to the Commission, arrangements
should be made in advance by contacting the Planning Division of the Design and Development
Department at 777-7118. A one (1) week notice is required.
If background material is to be presented to the Commission during a Planning Commission meeting,
please be advised that eight (8) copies of all documents, exhibits, etc., must be supplied to the
Executive Assistant for distribution. It is requested that this take place prior to the beginning of the
meeting.
Any writings or documents provided to a majority of the Commission regarding any item(s) on this
agenda will be made available for public inspection at the Design and Development Department’s
counter at City Hall located at 78-495 Calle Tampico, La Quinta, California, 92253, during normal
business hours.
PLANNING COMMISSION MINUTES 1 JULY 25, 2017
PLANNING COMMISSION
MINUTES
TUESDAY, JULY 25, 2017
CALL TO ORDER
A regular meeting of the La Quinta Planning Commission was called to order at 6:00
p.m. by Chairperson Bettencourt.
PRESENT: Commissioners Caldwell, Currie, McCune, Proctor, Quill, Wright and
Chairperson Bettencourt
ABSENT: None
STAFF PRESENT: Planning Manager Gabriel Perez, Principal Engineer Bryan
McKinney, Associate Planner Carlos Flores, Executive Assistant
Wanda Wise-Latta and Office Assistant Mirta Lerma
PLEDGE OF ALLEGIANCE
Commissioner Currie led the Commission in the Pledge of Allegiance.
PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA – None
CONFIRMATION OF AGENDA - confirmed
CONSENT CALENDAR
1. Approve Minutes of July 11, 2017
Motion – A motion was made and seconded by Commissioners Wright/Currie to
approve the Planning Commission Minutes of July 11, 2017 as submitted with
the following amendment to Page 4, paragraph 6 to read, “PUBLIC SPEAKER:
Damien Pichardo, Coastal Business Group, Inc., Irvine, CA - introduced himself
and stated that he represented T-Mobile.”
AYES: Commissioners Caldwell, Currie, McCune, Proctor, Quill, Wright and
Chairperson Bettencourt. NOES: None. ABSENT: None. ABSTAIN: None. Motion
passed unanimously.
PLANNING COMMISSION MINUTES 2 JULY 25, 2017
BUSINESS SESSION
1. Continued from July 11, 2017 - Selection of Officers
A motion was made and seconded by Commissioners Wright/Proctor to appoint
Commissioner Paul Quill to serve as Planning Commission Chairperson for a
period of one year.
Chairperson Bettencourt asked if there were other nominations and
Commissioner Caldwell nominated Chairperson Bettencourt who respectfully
declined. Commissioner Caldwell withdrew her nomination.
A motion was made by Commissioners Wright/McCune to close the
nominations.
Motion – A motion was made and seconded by Commissioners Wright/Proctor
to appoint Commissioner Paul Quill to serve as Planning Commission
Chairperson for a period of one year. Motion passed unanimously.
Motion – A motion was made and seconded by Commissioners Wright/Quill to
appoint Commissioner Kevin McCune to serve as Planning Commission Vice
Chairperson for a period of one year. Motion passed unanimously.
Chairperson Quill assumed the duties of presiding officer for the remainder of the
meeting.
Beginning Resolution No. 2017-013
PUBLIC HEARINGS
1. Site Development Permit 2017-0010 (SDP2006-853 Amendment 2) submitted
by Lennar Homes proposing the approval of four new residential models at
Griffin Ranch. CEQA: previously reviewed under Environmental Assessment
2004-523 and found consistent. Location: south side of Avenue 54, east side of
Madison Street, and west of Monroe Street.
Associate Planner Flores presented the information contained in the staff
report, which is on file in the Design and Development Department. He stated
that the homeowner’s association provided a letter of approval of the new
model elevations and the public hearing notice was mailed to all members
within Griffin Ranch including property owners within a 500-foot radius of the
project site. He said that the changes are architectural and there are no new
impacts to CEQA.
PLANNING COMMISSION MINUTES 3 JULY 25, 2017
Chairperson Quill declared the PUBLIC HEARING OPEN at 6:17 p.m.
PUBLIC SPEAKER: Larry Liebel, Corona, CA – introduced himself and stated that
he serves as Project Manager for Lennar Homes. He thanked the Commission
and stated that there was no opposition from the homeowners association. He
responded to the Commission’s questions regarding building phases; lot sizes
and setbacks; architectural design and elevations; and price range.
Chairperson Quill declared the PUBLIC HEARING CLOSED at 6:25 p.m.
Motion – A motion was made and seconded by Commissioners
Bettencourt/Wright to adopt Resolution No. 2017-013 of the Planning
Commission of the City of La Quinta, California approving Site Development
Permit No. 2017-0010 for four new prototypical residential units within the
Griffin Ranch Residential Development and finding the project consistent with
Environmental Assessment 2004-526. AYES: Commissioners Bettencourt,
Caldwell, Currie, McCune, Proctor, Wright and Chairperson Quill. NOES: None.
ABSENT: None. ABSTAIN: None. Motion passed unanimously.
STUDY SESSION - None
COMMISSIONERS’ ITEMS
Commissioner Wright and Chairperson Quill thanked Commissioner Bettencourt
for his service as Planning Commission Chairperson.
Commissioner Bettencourt thanked the Commission for the opportunity to
serve as Planning Commission Chairperson.
STAFF ITEMS
Planning Manager Perez presented an update regarding compliance of existing
Wireless Telecommunications Facilities with city standards.
Planning Manager Perez provided an update on items scheduled to be heard by
the City Council on August 1, 2017.
Several Commissioners inquired about scheduling a tour of the golf course at
SilverRock Resort and also about scheduling a future Study Session to provide an
update on the golf course and temporary facilities at the course.
ADJOURNMENT
PLANNING COMMISSION MINUTES 4 JULY 25, 2017
There being no further business, it was moved and seconded by Commissioners
Wright/Bettencourt to adjourn this meeting at 6:47 p.m. AYES: Commissioners
Bettencourt, Caldwell, Currie, McCune, Proctor, Wright and Chairperson Quill. NOES:
None. ABSENT: None. ABSTAIN: None. Motion passed unanimously.
Respectfully submitted,
WANDA WISE-LATTA, Executive Assistant
City of La Quinta, California
Page 1 of 3
PLANNING COMMISSION
STAFF REPORT
DATE: SEPTEMBER 26, 2017
CASE NUMBER: TENTATIVE TRACT MAP 2017-0006
SPECIFIC PLAN 2017-0001
SITE DEVELOPMENT PERMIT 2017-0008
APPLICANT: T.D. DESERT DEVELOPMENT, L.P.
REQUEST: ADOPT A RESOLUTION RECOMMENDING THAT THE CITY
COUNCIL APPROVE TENTATIVE TRACT MAP 2017-0006 (TTM
37287), TO THE ANDALUSIA AT CORAL MOUNTAIN SPECIFIC
PLAN 2003-067 (AMENDMENT 4), AND SITE DEVELOPMENT
PERMIT 2017-0008 AND FIND THE PROJECT CONSISTENT
WITH ENVIRONMENTAL ASSESSMENT 2003-483
LOCATION: SOUTH OF AVENUE 58, EAST OF MADISON STREET, WITHIN
THE ANDALUSIA AT CORAL MOUNTAIN DEVELOPMENT
APN 764-200-071
CEQA: THE PROJECT WAS PREVIOUSLY REVIEWED UNDER
ENVIRONMENTAL ASSESSMENT 2003-483. THE PROJECT IS
CONSISTENT WITH THE ANALYSIS PREVIOUSLY APPROVED.
NO FURTHER ENVIRONMENTAL REVIEW IS REQUIRED
UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT.
RECOMMENDED ACTION
Adopt a resolution recommending to the City Council approval of Tentative Tract Map
2017-0006 (TTM 37287), Specific Plan 2017-0001 (SP 2003-067, Amendment 4), and
Site Development Permit 2017-0008 and find the project consistent with
Environmental Assessment 2003-483 (Attachment 1).
EXECUTIVE SUMMARY
• The proposed project consists of applications for Tentative Tract Map 37287 to
subdivide a 16-acre parcel into 71 residential lots, Specific Plan Amendment to
revise development standards, and a Site Development Permit for the
architecture and landscaping of the units.
BACKGROUND/ANALYSIS
The Andalusia at Coral Mountain project was originally approved by the City Council on
December 16, 2003 as General Plan Amendment 2003-093, Zone Change 2003-116,
PH 1
Page 2 of 3
Specific Plan 2003-067 (Coral Mountain Specific Plan Amendment 2), and
Environmental Assessment 2003-483. The development plan included two golf
courses and club amenities, 1,400 residential units and supporting infrastructure.
Coral Mountain Specific Plan Amendment 3 was approved in 2013 and is the
governing specific plan for the project.
The Coral Mountain Specific Plan consisted of six planning areas as follows:
Planning Area I Golf Club and Recreation Amenities
Planning Area II Multifamily Residential Use
Planning Area III Residential Use
Planning Area IV Golf and Open Space Maintenance Facilities
Planning Area V Neighborhood Commercial
Planning Area VI Golf Course
The proposed project is within Planning Area II, which permits villa residential
attached or detached units of one or two stories. The approved specific plan allows up
to 80 units configured as attached and detached single, duplex, triplex and fourplexes
on 23 acres within this area. The acreage was cited erroneously as 23 acres in the
specific plan.
Specific Plan Amendment:
The applicant proposes 71 duplex-style units on approximately 16 acres in Planning
Area II. Modifications to the Planning Area II specific plan development standards are
proposed to accommodate the duplex-style units proposed. The changes requested
include reducing the minimum total, no required interior and exterior side yard
setback and eliminating the minimum frontage requirement to allow for a duplex-
style product (Attachment 2).
Tentative Tract Map:
A Tentative Tract Map was previously approved in 2015 to subdivide Planning Area II
into 48 cluster-style lots, with a minimum area of 7,000 square feet. The applicant is
proposing a different lot configuration with a new Tentative Tract Map, which includes
71 residential lots with four common area/open space lots, one lot for an existing
parking lot associated with the neighboring tennis and swim facility and three lettered
lots for streets (Attachment 3). Residential lots will be a minimum of 5,850 square
feet.
Site Development Plan:
Site Design
The project is located in the center of the existing Andalusia development,
immediately east and north of the swim and tennis facility. The project takes access
from a street named Marbella on the north. The main roadway loops through the
project site and connects with Marbella again on the south. Common areas are
located on the northern and southern portions of the project.
Architecture
Page 3 of 3
The units are proposed as two units clustered together with a two inch separation,
creating a duplex-type product. Roofs of the two units are attached, giving the
product an attached look. The architectural style is Spanish, which matches the style
in the overall Andalusia development, and proposes three separate floor plans with
three elevation variations (Attachment 4). Wall materials will consist of stucco and
stone veneer with concrete “S” tile roofs. The proposed floor plans for all units consist
of two bedroom suites with bathrooms, powder room, great room, casita, two car
garage and golf cart garage, courtyard and covered patios. All units are proposed to
be approximately 2,000 square feet.
Landscaping
The landscaping for the project consists of desert and drought-tolerant plants
(Attachment 5). The plant palette incorporates typical desert compatible species,
such as Acacia trees and Citrus, along with shrubs such as Dwarf Myrtle and Tuscan
Blue Rosemary. The plans identify most trees as 24-inch box; however, two species
are 36-inch box and three species are 15 gallon to provide for variety. Small turf areas
will be included in the rear yard of each unit.
AGENCY AND PUBLIC REVIEW
SB-18 Native American Tribal Consultation:
As per SB-18 consultation requirements, information regarding the proposed Specific
Plan was forwarded to those tribes referenced on the Tribal Consultation List provided
by the Native American Heritage Commission. Staff consulted with tribes requesting
information or consultation and placed their monitoring recommendations in the
Conditions of Approval.
Public Notice:
This project was advertised in The Desert Sun newspaper on September 15, 2017. To
date, no comments have been received from the public or other City Departments,
including the Public Works, Building, Fire, and Code Compliance divisions.
ENVIRONMENTAL REVIEW
The Design and Development Department has determined that the proposed project is
consistent with the analysis previously approved for the project in EA2003-483. No
further environmental review is required under the CEQA.
Prepared by: Cheri Flores, Senior Planner
Reviewed by: Gabriel Perez, Planning Manager
Attachments: 1. Project Information
2. Specific Plan Modifications
3. Tentative Tract Map 37287
4. Architectural Plans Site Development Permit 2017-0008
5. Landscape Plans
PLANNING COMMISSION RESOLUTION 2017 -
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING A SITE
DEVELOPMENT PERMIT, TENTATIVE TRACT MAP, AND
SPECIFIC PLAN AMENDMENT FOR SEVENTY-ONE
RESIDENTIAL UNITS WITHIN THE ANDALUSIA VILLAGE
DEVELOPMENT, AND FINDING THE PROJECT CONSISTENT
WITH ENVIRONMENTAL ASSESSMENT 2003-483
CASE NUMBERS: SITE DEVELOPMENT PERMIT 2017-0008,
TENTATIVE TRACT MAP 2017-0006, SPECIFIC PLAN 2017-
001 (SP 2003-067, AMENDMENT 4)
APPLICANT: T.D. DESERT DEVELOPMENT, L.P.
WHEREAS, the Planning Commission of the City of La Quinta, California did, on
the 26th day of September, 2017, hold a duly noticed Public Hearing to consider a
request by T.D. Desert Development, L.P. for approval of the Andalusia Village
development, generally located south of Avenue 58, east of Madison Street, within the
Andalusia at Coral Mountain Specific Plan, Planning Area II, more particularly
described as:
A PORTION OF SECTION 27, T6S R7E, S.B.B.M. APN 764-200-071
WHEREAS, the Design and Development Department published a public hearing
notice in The Desert Sun newspaper on September 15, 2017 as prescribed by the
Municipal Code. Public hearing notices were also mailed to all property owners within
500 feet of the site; and
WHEREAS, at said Public Hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons desiring to be heard, said Planning
Commission did make the following mandatory findings pursuant to Section 9.210.010
of the Municipal Code to justify approval of said Site Development Permit:
1. Consistency with General Plan
The proposed development is consistent with the General Plan land use
designation of Low Density Residential. The City’s General Plan policies
relating to low density residential encourage a full range of single family
residential units within the City, and the proposed use maintains those
policies.
Planning Commission Resolution 2017 -
Site Development Permit 2017-0008
Tentative Tract Map 2017-0006
Specific Plan 2017-0001
Andalusia Village
September 26, 2017
Page 2 of 3
2. Consistency with Zoning Code
The proposed development, as conditioned, is consistent with the
development standards of the City’s Zoning Code and Andalusia at Coral
Mountain Specific Plan in terms of architectural style and landscaping.
3. Compliance with CEQA
The Design and Development Department has determined that this project
is consistent with Environmental Assessment 2003-483 and no further
environmental review is required.
4. Architectural Design
The architecture and layout of the project is compatible with, and not
detrimental to, the existing surrounding commercial land uses, and is
consistent with the development standards in the Municipal Code. The units
are concluded to be appropriate for the proposed locations, and
supplemental design elements appropriately enhance the architecture of
the buildings.
5. Site Design
The site design of the project is compatible with surrounding development
and with the quality of design prevalent in the city.
6. Landscape Design
The proposed project is consistent with the landscaping standards and plant
palette and implements the standards for landscaping and aesthetics
established in the General Plan and Zoning Code. The project landscaping
for the proposed buildings, as conditioned, shall unify and enhance visual
continuity of the proposed residential units with the surrounding
development. Landscape improvements are designed and sized to provide
visual appeal. The permanent overall site landscaping utilizes various tree
and shrub species to enhance the building architecture.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
La Quinta, California, as follows:
SECTION 1. That the above recitations are true and constitute the Findings of the
Planning Commission in this case;
Planning Commission Resolution 2017 -
Site Development Permit 2017-0008
Tentative Tract Map 2017-0006
Specific Plan 2017-0001
Andalusia Village
September 26, 2017
Page 3 of 3
SECTION 2. That the above project be determined by the Planning Commission to be
consistent with Environmental Assessment 2003-483
SECTION 4. That it does hereby approve Site Development Permit 2017-0008,
Tentative Tract Map 2017-0006, and Specific Plan 2017-0001 (SP 2003-067,
Amendment 4), 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 City of La
Quinta Planning Commission, held on this the 26th day of September, 2017, by the
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
_________________________________
PAUL QUILL, Chairperson
City of La Quinta, California
ATTEST:
_______________________________________________
GABRIEL PEREZ, Planning Manager
City of La Quinta, California
PLANNING COMMISSION RESOLUTION 2017-
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED:
Page 1 OF 31
TENTATIVE TRACT MAP 37287
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta
(“City”), its agents, officers and employees from any claim, action or proceeding to
attack, set aside, void, or annul the approval of this Tentative Tract Map, or any Final
Map recorded thereunder. The City shall have sole discretion in selecting its defense
counsel.
The City shall promptly notify the applicant of any claim, action or proceeding and shall
cooperate fully in the defense.
2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply with the
requirements and standards of Government Code §§ 66410 through 66499.58 (the
“Subdivision Map Act”), and Chapter 13 of the La Quinta Municipal Code (“LQMC”).
The City of La Quinta’s Municipal Code can be accessed on the City’s Web Site at
www.la-quinta.org.
3. The Tentative Tract Map shall expire on September 26, 2020 and shall become null and
void in accordance with La Quinta Municipal Code Section 13.12.150. A time extension
may be requested per LQMC Section 13.12.160.
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 Development Division (Grading Permit, Green Sheet
(Public Works Clearance) for Building Permits, Water Quality Management
Plan(WQMP) Exemption Form – Whitewater River Region, Improvement Permit)
• Design & Development Department
• Riverside Co. Environmental Health Department
• Coachella Valley Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• State Water Resources Control Board
• SunLine Transit Agency
• SCAQMD Coachella Valley
PLANNING COMMISSION RESOLUTION 2017-
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED:
Page 2 OF 31
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. R7-2013-0011 and the State Water Resources Control Board’s
Order No. 2009-0009-DWQ and Order No. 2012-0006-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.
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.
D. All erosion and sediment control BMPs on an Erosion Control Plan proposed by
PLANNING COMMISSION RESOLUTION 2017-
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED:
Page 3 OF 31
the applicant shall be approved by the City Engineer prior to any onsite or offsite
grading, pursuant to this project.
E. 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.
F. 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 as required.
7. 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, 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.
8. 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
9. 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.
10. 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 proposed and/or existing private streets that access public streets
and open space/drainage facilities of the master development.
11. The applicant shall offer for dedication on the Final Map all public street rights-of-way in
PLANNING COMMISSION RESOLUTION 2017-
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED:
Page 4 OF 31
conformance with the City's General Plan, Municipal Code, applicable specific plans,
and/or as required by the City Engineer.
12. The applicant shall retain for private use on the Final Map all private 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.
13. The private street rights-of-way to be retained for private use required for this
development include:
A. PRIVATE STREETS
1) Lots A, B, and C - Private Residential Streets measured at gutter flow line
to gutter flow line shall have a 36-foot travel width. The travel width may
be reduced to 32 feet with parking restricted to one side, and 28 feet if on-
street parking is prohibited, and provided there is adequate off-street
parking for residents and visitors, and the applicant establishes provisions
for ongoing enforcement of the parking restriction in the CC&R’s. The
CC&R’s shall be reviewed and approved by the Design and Development
Department prior to recordation.
Property line shall be placed at the back of curb similar to the lay out shown on
the (preliminary grading plan/tentative map) and the typical street section
shown in the tentative map. Use of smooth curves instead of angular lines at
property lines is recommended.
14. Right-of-way geometry for standard knuckles and property line corner cut-backs at curb
returns shall conform to Riverside County Standard Drawings #801, and #805,
respectively, unless otherwise approved by the City Engineer.
15. 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.
16. The applicant shall offer for dedication on the Final Map a ten-foot wide public utility
easement contiguous with, and along both sides of all private streets. Such easement
may be reduced to five feet in width with the express written approval of IID.
17. 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.
18. The applicant shall furnish proof of easements, or written permission, as appropriate,
PLANNING COMMISSION RESOLUTION 2017-
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED:
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from those owners of all abutting properties on which grading, retaining wall
construction, permanent slopes, or other encroachments will occur.
19. 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
20. 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.
21. Streets shall have vertical curbs or other approved curb configurations that will convey
water without ponding, and provide lateral containment of dust and residue during
street sweeping operations. If a wedge or rolled curb design is approved, the lip at the
flowline shall be near vertical with a 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.
22. The applicant shall construct the following street improvements:
A. PRIVATE STREETS
1) Lots A, B, and C - Private Residential Streets measured at gutter flow line
to gutter flow line shall have a 36-foot travel width. The travel width may
be reduced to 32 feet with parking restricted to one side, and 28 feet if on-
street parking is prohibited, and provided there is adequate off-street
parking for residents and visitors, and the applicant establishes provisions
for ongoing enforcement of the parking restriction in the CC&R’s. The
CC&R’s shall be reviewed and approved by the Design and Development
Department prior to recordation.
2) The location of driveways of corner lots shall not be located within the
curb return and away from the intersection when possible.
B. PRIVATE CUL DE SACS
1) Shall be constructed according to the lay-out shown on the tentative map,
except for minor revisions as may be required by the City Engineer.
C. KNUCKLE
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CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED:
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1) Construct the knuckle to conform to the lay-out shown in the tentative
tract map, except for minor revisions as may be required by the City
Engineer.
D. Emergency Turn Around
1) Shall be constructed to conform to the lay-out shown on the tentative
tract map, except for minor revisions as may be required by the City
Engineer.
23. The applicant shall extend improvements beyond the subdivision boundaries to ensure
they safely integrate with existing improvements (e.g., grading; traffic control devices
and transitions in alignment, elevation or dimensions of streets and sidewalks).
24. 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.
25. 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.
26. 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.
27. Standard knuckles and corner cut-backs shall conform to Riverside County Standard
Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer.
28. 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 engineers registered in California.
FINAL MAPS
PLANNING COMMISSION RESOLUTION 2017-
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED:
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29. 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.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as “engineer,”
“surveyor,” and “architect,” refers to persons currently certified or licensed to practice their
respective professions in the State of California.
30. 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).
31. The following improvement plans shall be prepared and submitted for review and
approval by the Design and Development 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 Street Improvements/Signing & Striping/Storm Drain Plan
1" = 40' Horizontal, 1"= 4' Vertical
B. PM-10 Plan 1” = 40’ Horizontal
C. Erosion Control Plan 1” = 40’ Horizontal
D. WQMP (Plan submitted in Report Form)
NOTE: A through C to be submitted concurrently
(Separate Storm Drain Plans if applicable)
E. 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
plan preparation.
“On-Site Precise Grading” plan is required to be submitted for approval by the Building
Official, Planning Manager and the City Engineer.
PLANNING COMMISSION RESOLUTION 2017-
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED:
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All On-Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines
and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire
hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved
by the City Engineer.
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.
“On-Site Precise Grading Plan” plans shall normally include all on-site surface
improvements including but not limited to finish grades for curbs & gutters, building
floor elevations, wall elevations, parking lot improvements and ADA requirements.
32. The City maintains standard plans, detail sheets and/or construction notes for elements
of construction which can be accessed via the Public Works Development “Plans, Notes
and Design Guidance” section of the City website (www.la-quinta.org). Please navigate
to the Design and Development home page and look for the Standard Drawings
hyperlink.
33. The applicant shall furnish a complete set of the mylars of all approved improvement
plans on a storage media acceptable to the City Engineer.
34. 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 (EOR) during the
construction phase of the project so that the EOR 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 EOR
may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal.
IMPROVEMENT SECURITY AGREEMENTS
35. 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.
36. Any Subdivision Improvement Agreement (“SIA”) entered into by and between the
PLANNING COMMISSION RESOLUTION 2017-
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED:
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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).
37. 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.
When improvements are phased through a “Phasing Plan,” or an administrative
approval (e.g., Site Development Permits), all off-site improvements and common on-
site improvements (e.g., backbone utilities, retention basins, perimeter walls,
landscaping and gates) shall be constructed, or secured through a SIA, prior to the
issuance of any permits in the first phase of the development, or as otherwise approved
by the City Engineer.
Improvements and obligations required of each subsequent phase shall either be
completed, or secured through a SIA, prior to the completion of homes or the
occupancy of permanent buildings within such latter phase, or as otherwise approved
by the City Engineer.
In the event the applicant fails to construct the improvements for the development, or
fails to satisfy its obligations for the development in a timely manner, pursuant to the
approved phasing plan, the City shall have the right to halt issuance of all permits,
and/or final inspections, withhold other approvals related to the development of the
project, or call upon the surety to complete the improvements.
38. Depending on the timing of the development of this Tentative Tract Map, and the status
of the off-site improvements at the time, the applicant may be required to:
A. Construct certain off-site improvements.
B. Construct additional off-site improvements, subject to the reimbursement of its
costs by others.
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this tentative tract map.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these 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.
PLANNING COMMISSION RESOLUTION 2017-
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED:
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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.
39. 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.
40. Should the applicant fail to construct the improvements for the development, or fail to
satisfy its obligations for the development in a timely manner, the City shall have the
right to halt issuance of building permits, and/or final building inspections, withhold
other approvals related to the development of the project, or call upon the surety to
complete the improvements.
GRADING
41. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading
Improvements).
42. 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.
43. 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 a professional registered
in the State of California,
C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16,
(Fugitive Dust Control), and
PLANNING COMMISSION RESOLUTION 2017-
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED:
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D. An Erosion Control Plan with Best Management Practices 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 authorized professional 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.
44. The applicant shall maintain all open graded, undeveloped land in order to prevent wind
and/or water erosion of such land. All open graded, undeveloped land shall either be
planted with interim landscaping, or stabilized with such other erosion control
measures, as were approved in the Fugitive Dust Control Plan.
45. 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.
46. 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.
47. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development.
PLANNING COMMISSION RESOLUTION 2017-
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED:
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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.
48. 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.
49. 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.
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
50. Stormwater handling shall conform with the approved hydrology and drainage report
for Andalusia, Tract Map 31681. Nuisance water shall be disposed of in an approved
manner.
51. 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.
52. 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.
53. 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.
54. 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
PLANNING COMMISSION RESOLUTION 2017-
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED:
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granted or dedicated to the local water utility authority as a requirement for
development of this property.
55. No fence or wall shall be constructed around any retention basin unless approved by
the Community Development Director and the City Engineer.
56. For on-site above ground common retention basins, retention depth shall be according
to Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic 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.
57. 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).
58. The design of the development shall not cause any increase in flood boundaries and
levels in any area outside the development.
59. 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.
60. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
61. 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-
0011 and the State Water Resources Control Board’s Order No. 2009-0009-DWQ and
Order No. 2010-0014-DWQ.
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. R7-2013-0011.
PLANNING COMMISSION RESOLUTION 2017-
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED:
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B. The applicant shall implement the WQMP Design Standards per (CRWQCB-CRB)
Region Board Order No. R7-2013-0011 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 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
62. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities).
63. 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.
64. 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.
65. 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.
CONSTRUCTION
66. 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.
LANDSCAPE AND IRRIGATION
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TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED:
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67. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans).
68. The applicant shall provide landscaping in the required setbacks, retention basins, and
common lots.
69. All new landscape areas shall have landscaping and permanent irrigation
improvements in compliance with the City’s Water Efficient Landscape regulations
contained in LQMC Section 8.13 (Water Efficient Landscape).
70. The applicant shall submit final landscape plans for review, processing and approval to
the Design and Development Department, in accordance with the Final Landscape Plan
application process. Design and Development Director approval of the final landscape
plans is required prior to issuance of the first building permit unless the Director
determines extenuating circumstances exist which justify an alternative processing
schedule.
NOTE: Plans are not approved for construction until signed by the appropriate City
official, including the Design and Development Director.
Prior to final approval of the installation of landscaping, the Landscape Architect of
record shall provide the Design and Development Department a letter stating he/she
has personally inspected the installation and that it conforms with the final landscaping
plans as approved by the City.
If staff determines during final landscaping inspection that adjustments are required in
order to meet the intent of the Planning Commission’s approval, the Design and
Development Director shall review and approve any such revisions to the landscape
plan.
MAINTENANCE
71. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
72. The applicant shall make provisions for the continuous and perpetual maintenance of
common areas, perimeter landscaping up to the curb, access drives, sidewalks, and
stormwater BMPs.
FEES AND DEPOSITS
73. 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).
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CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED:
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74. 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.
SPECIFIC PLAN 2017-0001
GENERAL
75. 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 Site Development Permit. 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.
76. Specific Plan 2017-0001 shall be developed in compliance with these conditions, and
the approved Specific Plan document. In the event of any conflicts between these
conditions and the provisions of Specific Plan 2017-0001, these conditions shall take
precedence.
77. Specific Plan 2017-0001 shall comply with all applicable terms, conditions and/or
mitigation measures for the following related approvals:
Environmental Assessment 2003-483
Tentative Tract Map 2017-0006 (TTM 37287)
Site Development Permit 2017-0008
In the event of any conflict(s) between approval conditions and/or provisions of these
approvals, the Design and Development Director shall adjudicate the conflict by determining
the precedence.
78. Representatives from tribes within the project vicinity commented and have requested
the following considerations:
A. The presence of an approved Agua Caliente Native American Cultural Resource
Monitor(s) shall be onsite during any ground disturbing activities (including
archaeological testing and surveys).
B. Should buried cultural deposits be encountered, the Monitor may request that
destructive construction halt and the Monitor shall notify a Qualified
PLANNING COMMISSION RESOLUTION 2017-
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED:
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Archaeologist (Secretary of the Interior’s Standards and Guidelines) to
investigate and, if necessary, prepare a mitigation plan for submission to the
State Historic Preservation Officer and the Agua Caliente Tribal Historic
Preservation Office.
SITE DEVELOPMENT PERMIT 2017-0008
GENERAL
79. 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 Site Development Permit. 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.
Site Development Permit 2017-0008 shall comply with all applicable conditions and/or
mitigation measures for the following related approval:
Environmental Assessment 2003-483
Tentative Parcel Map 37287
80. In the event of any conflict(s) between approval conditions and/or provisions of these
approvals, the Design and Development Director shall adjudicate the conflict by
determining the precedence.
81. Site Development Permit 2017-008 shall expire on September 26, 2019 and shall
become null and void in accordance with La Quinta Municipal Code (LQMC) Section
9.200.080, unless a building permit has been issued. A time extension may be
requested per LQMC Section 9.200.080.
82. 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 Development Division (Grading Permit, Green Sheet
(Public Works Clearance) for Building Permits, Water Quality Management
Plan(WQMP) Exemption Form – Whitewater River Region, Improvement Permit)
• Design & Development Department
• Riverside Co. Environmental Health Department
• Coachella Valley Unified School District
PLANNING COMMISSION RESOLUTION 2017-
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
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• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• State Water Resources Control Board
• SunLine Transit Agency
• SCAQMD Coachella Valley
The applicant is responsible for all requirements of the permits and/or clearances from
the above listed agencies. When these requirements include approval of improvement
plans, the applicant shall furnish proof of such approvals when submitting those
improvement plans for City approval.
83. 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.
84. 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. R7-2013-0011 and the State Water Resources Control Board’s
Order No. 2009-0009-DWQ and Order No. 2012-0006-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.
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).
PLANNING COMMISSION RESOLUTION 2017-
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
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2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non-Storm Water Management.
6) Waste Management and Materials Pollution Control.
D. All erosion and sediment control BMPs on an Erosion Control Plan proposed by
the applicant shall be approved by the City Engineer prior to any onsite or offsite
grading, pursuant to this project.
E. 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.
F. 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 as required.
85. 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, 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.
86. 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
87. 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.
PLANNING COMMISSION RESOLUTION 2017-
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED:
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88. 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 proposed and/or existing private streets that access public streets
and open space/drainage facilities of the master development.
89. The applicant shall offer for dedication 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.
90. The applicant shall retain for private use all private 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.
91. The private street rights-of-way to be retained for private use required for this
development include:
A. PRIVATE STREETS
2) Lots A, B, and C - Private Residential Streets measured at gutter flow line
to gutter flow line shall have a 36-foot travel width. The travel width may
be reduced to 32 feet with parking restricted to one side, and 28 feet if on-
street parking is prohibited, and provided there is adequate off-street
parking for residents and visitors, and the applicant establishes provisions
for ongoing enforcement of the parking restriction in the CC&R’s. The
CC&R’s shall be reviewed and approved by the Design and Development
Department prior to recordation.
Property line shall be placed at the back of curb similar to the lay out shown on
the (preliminary grading plan/tentative map) and the typical street section
shown in the tentative map. Use of smooth curves instead of angular lines at
property lines is recommended.
92. Right-of-way geometry for standard knuckles and property line corner cut-backs at curb
returns shall conform to Riverside County Standard Drawings #801, and #805,
respectively, unless otherwise approved by the City Engineer.
93. When the City Engineer determines that access rights to the proposed street rights-of-
way shown on the approved Site Development Permit are necessary prior to approval of
the improvements dedicating such rights-of-way, the applicant shall grant the
necessary rights-of-way within 60 days of a written request by the City.
94. The applicant shall offer for dedication those easements necessary for the placement
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CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED:
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of, and access to, utility lines and structures, drainage basins, mailbox clusters, park
lands, and common areas.
95. 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.
96. The applicant shall cause no easement to be granted, or recorded, over any portion of
the subject property after the date of approval of the Site Development Permit unless
such easement is approved by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
97. 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.
98. Streets shall have vertical curbs or other approved curb configurations that will convey
water without ponding, and provide lateral containment of dust and residue during
street sweeping operations. If a wedge or rolled curb design is approved, the lip at the
flowline shall be near vertical with a 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.
99. The applicant shall construct the following street improvements:
E. PRIVATE STREETS
3) Lots A, B, and C - Private Residential Streets measured at gutter flow line
to gutter flow line shall have a 36-foot travel width. The travel width may
be reduced to 32 feet with parking restricted to one side, and 28 feet if on-
street parking is prohibited, and provided there is adequate off-street
parking for residents and visitors, and the applicant establishes provisions
for ongoing enforcement of the parking restriction in the CC&R’s. The
CC&R’s shall be reviewed and approved by the Design and Development
Department prior to recordation.
4) The location of driveways of corner lots shall not be located within the
curb return and away from the intersection when possible.
F. PRIVATE CUL DE SACS
2) Shall be constructed according to the lay-out shown on the preliminary
PLANNING COMMISSION RESOLUTION 2017-
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED:
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grading plan, except for minor revisions as may be required by the City
Engineer.
G. KNUCKLE
2) Construct the knuckle to conform to the lay-out shown in the preliminary
grading plan, except for minor revisions as may be required by the City
Engineer.
H. Emergency Turn Around
2) Shall be constructed to conform to the lay-out shown on the preliminary
grading plan, except for minor revisions as may be required by the City
Engineer.
100. The applicant shall extend improvements beyond the subdivision boundaries to ensure
they safely integrate with existing improvements (e.g., grading; traffic control devices
and transitions in alignment, elevation or dimensions of streets and sidewalks).
101. 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.
102. 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.
103. 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.
104. Standard knuckles and corner cut-backs shall conform to Riverside County Standard
Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer.
105. Improvements shall be designed and constructed in accordance with City adopted
PLANNING COMMISSION RESOLUTION 2017-
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED:
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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 engineers registered in California.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as “engineer,”
“surveyor,” and “architect,” refers to persons currently certified or licensed to practice their
respective professions in the State of California.
106. 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).
107. The following improvement plans shall be prepared and submitted for review and
approval by the Design and Development 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.
F. On-Site Street Improvements/Signing & Striping/Storm Drain Plan
1" = 40' Horizontal, 1"= 4' Vertical
G. PM-10 Plan 1” = 40’ Horizontal
H. Erosion Control Plan 1” = 40’ Horizontal
I. WQMP (Plan submitted in Report Form)
NOTE: A through C to be submitted concurrently
(Separate Storm Drain Plans if applicable)
J. 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
plan preparation.
“On-Site Precise Grading” plan is required to be submitted for approval by the Building
Official, Planning Manager and the City Engineer.
PLANNING COMMISSION RESOLUTION 2017-
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED:
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All On-Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines
and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire
hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved
by the City Engineer.
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.
“On-Site Precise Grading Plan” plans shall normally include all on-site surface
improvements including but not limited to finish grades for curbs & gutters, building
floor elevations, wall elevations, parking lot improvements and ADA requirements.
108. The City maintains standard plans, detail sheets and/or construction notes for elements
of construction which can be accessed via the Public Works Development “Plans, Notes
and Design Guidance” section of the City website (www.la-quinta.org). Please navigate
to the Design and Development home page and look for the Standard Drawings
hyperlink.
109. The applicant shall furnish a complete set of the mylars of all approved improvement
plans on a storage media acceptable to the City Engineer.
110. 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 (EOR) during the
construction phase of the project so that the EOR 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 EOR
may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal.
IMPROVEMENT SECURITY AGREEMENTS
111. In the event the applicant fails to construct the improvements for the development, or
fails to satisfy its obligations for the development in a timely manner, pursuant to the
approved phasing plan, the City shall have the right to halt issuance of all permits,
and/or final inspections, withhold other approvals related to the development of the
project, or call upon the surety to complete the improvements.
112. Depending on the timing of the development of this Site Development Permit, and the
PLANNING COMMISSION RESOLUTION 2017-
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED:
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status of the off-site improvements at the time, the applicant may be required to:
F. Construct certain off-site improvements.
G. Construct additional off-site improvements, subject to the reimbursement of its
costs by others.
H. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this site development permit.
I. Secure the costs for future improvements that are to be made by others.
J. 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.
113. 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.
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.
114. Should the applicant fail to construct the improvements for the development, or fail to
satisfy its obligations for the development in a timely manner, the City shall have the
right to halt issuance of building permits, and/or final building inspections, withhold
other approvals related to the development of the project, or call upon the surety to
complete the improvements.
GRADING
115. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading
Improvements).
PLANNING COMMISSION RESOLUTION 2017-
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED:
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116. 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.
117. To obtain an approved grading permit, the applicant shall submit and obtain approval of
all of the following:
F. A grading plan prepared by a civil engineer registered in the State of California,
G. A preliminary geotechnical (“soils”) report prepared by a professional registered
in the State of California,
H. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16,
(Fugitive Dust Control), and
I. An Erosion Control Plan with Best Management Practices prepared in accordance
with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit
and Storm Management and Discharge Controls).
J. A WQMP prepared by an authorized professional 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.
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.
118. The applicant shall maintain all open graded, undeveloped land in order to prevent wind
and/or water erosion of such land. All open graded, undeveloped land shall either be
planted with interim landscaping, or stabilized with such other erosion control
measures, as were approved in the Fugitive Dust Control Plan.
119. 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
PLANNING COMMISSION RESOLUTION 2017-
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
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ADOPTED:
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areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first
eighteen inches (18") behind the curb.
120. Building pad elevations on the rough grading plan submitted for City Engineer’s
approval shall conform with pad elevations shown on the preliminary grading plan,
unless the pad elevations have other requirements imposed elsewhere in these
Conditions of Approval.
121. 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.
122. 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
Site Development Permit Preliminary Grading Plan, the applicant shall submit the
proposed grading changes to the City Engineer for a substantial conformance review.
123. 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.
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
124. Stormwater handling shall conform with the approved hydrology and drainage report
for Andalusia, Tract Map 31681. Nuisance water shall be disposed of in an approved
manner.
125. 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.
126. Nuisance water shall be retained on site. Nuisance water shall be disposed of per
PLANNING COMMISSION RESOLUTION 2017-
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TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
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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.
127. 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.
128. 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.
129. No fence or wall shall be constructed around any retention basin unless approved by
the Community Development Director and the City Engineer.
130. For on-site above ground common retention basins, retention depth shall be according
to Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic 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.
131. 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).
132. The design of the development shall not cause any increase in flood boundaries and
levels in any area outside the development.
133. 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.
134. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
135. 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-
PLANNING COMMISSION RESOLUTION 2017-
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED:
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0011 and the State Water Resources Control Board’s Order No. 2009-0009-DWQ and
Order No. 2010-0014-DWQ.
D. 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. R7-2013-0011.
E. The applicant shall implement the WQMP Design Standards per (CRWQCB-CRB)
Region Board Order No. R7-2013-0011 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 method
of NPDES Permit Compliance for Whitewater River receiving water, as applicable.
F. The developer shall execute and record a Stormwater Management/BMP
Facilities Agreement that provides for the perpetual maintenance and operation
of stormwater BMPs.
UTILITIES
136. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities).
137. 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.
138. 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.
139. 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.
CONSTRUCTION
PLANNING COMMISSION RESOLUTION 2017-
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED:
Page 30 OF 31
140. 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.
LANDSCAPE AND IRRIGATION
141. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans).
142. The applicant shall provide landscaping in the required setbacks, retention basins, and
common lots.
143. All new landscape areas shall have landscaping and permanent irrigation
improvements in compliance with the City’s Water Efficient Landscape regulations
contained in LQMC Section 8.13 (Water Efficient Landscape).
144. The applicant shall submit final landscape plans for review, processing and approval to
the Design and Development Department, in accordance with the Final Landscape Plan
application process. Design and Development Director approval of the final landscape
plans is required prior to issuance of the first building permit unless the Director
determines extenuating circumstances exist which justify an alternative processing
schedule.
NOTE: Plans are not approved for construction until signed by the appropriate City
official, including the Design and Development Director.
Prior to final approval of the installation of landscaping, the Landscape Architect of
record shall provide the Design and Development Department a letter stating he/she
has personally inspected the installation and that it conforms with the final landscaping
plans as approved by the City.
If staff determines during final landscaping inspection that adjustments are required in
order to meet the intent of the Planning Commission’s approval, the Design and
Development Director shall review and approve any such revisions to the landscape
plan.
MAINTENANCE
145. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
PLANNING COMMISSION RESOLUTION 2017-
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED:
Page 31 OF 31
146. The applicant shall make provisions for the continuous and perpetual maintenance of
common areas, perimeter landscaping up to the curb, access drives, sidewalks, and
stormwater BMPs.
FEES AND DEPOSITS
147. 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).
148. 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.
FIRE
149. For residential areas, approved standard fire hydrants shall be 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.
150. Prior to issuance of building permits, the water system for fire protection must be
provided as approved by the Fire Department and the local water authority.
151. Blue dot retro-reflector pavement markers shall be located on private streets, public
streets and driveways to indicate location of the fire hydrant per standard number 06-
05 (located at www.rvcfire.org)
152. Install a complete fire sprinkler system, along with current permit fees, to the Fire
Department for review and approval prior to installation. Fire sprinkler system(s) with
pipe sizes in excess of 4” in diameter will require the project Structural Engineer to
certify with a “wet signature”, that the structural system is designed to support the
seismic and gravity loads to support the additional weight of the sprinkler system. All
fire sprinkler risers shall be protected from any physical damage.
PROJECT INFORMATION
CASE NUMBERS: TENTATIVE TRACT MAP 2017-0006
SPECIFIC PLAN 2017-0001
SITE DEVELOPMENT PERMIT 2017-0008
RELATED CASES: SPECIFIC PLAN 2003-067,
APPLICANT: T.D. DESERT DEVELOPMENT, L.P.
PROPERTY OWNER: T.D. DESERT DEVELOPMENT, L.P.
REQUESTS: APPROVAL OF AMENDMENT 4 TO SPECIFIC PLAN 2003-067,
A SITE DEVELOPMENT PERMIT, AND TENTATIVE TRACT MAP
TO DEVELOP 71 DUPLEX-STYLE SINGLE-FAMILY DWELLING
UNITS
LOCATION: EAST OF MADISON STREET, SOUTH OF AVENUE 58, WITHIN
THE ANDALUSIA AT CORAL MOUNTAIN SPECIFIC PLAN,
PLANNING AREA 2
APN 764-200-071
GENERAL PLAN
DESIGNATION: LOW DENSITY RESIDENTIAL
ZONING
DESIGNATION: LOW DENSITY RESIDENTIAL
SURROUNDING
ZONING/LAND USES: NORTH: LOW DENSITY RESIDENTIAL
EXISTING RESIDENTIAL DEVELOPMENT
SOUTH: LOW DENSITY RESIDENTIAL
GOLF COURSE
EAST: LOW DENSITY RESIDENTIAL
EXISTING RESIDENTIAL DEVELOPMENT
WEST: LOW DENSITY RESIDENTIAL
TENNIS AND SWIM CLUB
ATTACHMENT 1
ATTACHMENT 2
SP2003-067 AMENDMENT NO. 3
SP2003-067 AMENDMENT NO. 3
SP2003-067 AMENDMENT NO. 3
SP2003-067 AMENDMENT NO. 3
SP2017-0001
SP2017-0001
SP2017-0001
SP2017-0001
ATTACHMENT 3
ATTACHMENT 4
La Quinta, CA
The Village
Kitchen
Golf Cart
2 Car Garage
Trash
42"Ref42"R/OPull-OutPantry Micro30"
BBQ 42"CounterOpt.Opt.
43" Linear
F.P.
Vent-Free
Opt. 54" Linear
F.P.Dirct-Vent
54" Linear
F.P.Dirct-Vent
Golf Cart
20'- 0" x 27'- 6"
Great Room
Entry
13'- 1" x 12'- 6"
Dining
13'- 0" x 12'- 0"
Casita
BathMaster
BathMaster
Trash
12'- 0" x 12'- 1"
Casita
12'- 0" x 12'- 0"
Suite 2
15'- 0" x 13'- 4"
Master Suite
Ba 3
Ba 2
Walk-InCloset
Walk-InCloset
Pwdr
Pwdr
Laun
W D
Sink Linen
Linen
Coats
Pull-OutPantry
42"Ref
Micro30"
42"R/O
Sink D/W
D/WSink
Linen Walk-InLinen
15'- 0" x 14'- 5"
Master Suite
20'- 0" x 14'- 7"
Great Room
11'- 9" x 11'- 6"
Suite 2
Ba 3
Portico
Courtyard
Courtyard
Ba2
Laun
W D
Walk-InCloset
Sink
Coats
Covered Patio
Covered Patio
Walk-InCloset
2 Car Garage
Entry
Covered Patio
TanklessW/H
TanklessW/H
140-0" Property Line
140-0" Property Line45'-0" Property Line45'-0" Property Line45'-0" Property Line45'-0" Property Line27'-0"
10'-0"
15'-0"
20'-0"
20'-0"
30'-0"7'-0"8'-0"11'-5"5'-0"5'-0"6'-6"A/C A/C
Covered Patio
43" Linear
F.P.
Vent-Free
Opt.
A/C A/C
T.D. Desert Development
297 sq. ft.
1,781 sq. ft.
2,078 sq.ft.
Casita:
Main House:
Total Livable:
Plan 1
230 sq. ft.
1,861 sq. ft.
2,091 sq.ft.
Casita:
Main House:
Total Livable:
Plan 2
#16-223-15-17
7-17-17 2 of 13P E K A R E Karchitects, inc.
Scale: 1/4" = 1'- 0"
suite 300
(949) 487-2320
san juan capistrano
ca, 92675
31411 camino capistrano
architecture planning
La Quinta, CA
Front Elevation9'-1"Plan 1A Plan 2A1'-0"Rear Elevation 9'-1"12'-1"12'-1"Plan 1APlan 2A1'-0"The Village
T.D. Desert Development
9. Metal Barn Door Hardware
7. Wood Sectional Garage Door
Exterior Materials
2. Smooth Stucco1. Concrete "S" Tile
3. Stucco o/ Foam Eave
8. Stone Veneer
4. Stucco o/ Foam Trim
6. Wood Shutters 5. Wood Rafter Tails
12. Aluminum Clad Wood Windows and Doors
11. Recessed Terra Cotta Pavers10. Metal Chimney Shroud
13. Aluminum Sliding Doors
P E K A R E Kca, 92675
architects, inc.
3-15-17
7-17-17
(949) 487-2320
#16-22
3 of 13
Elevations
Style A
Scale: 1/4" = 1'- 0"
31411 camino capistrano
architecture planning
suite 300
san juan capistrano
Right Elevation 9'-1"4'-0"12'-1"Plan 2A
T.D. Desert Development
2. Smooth Stucco1. Concrete "S" Tile
3. Stucco o/ Foam Eave
9. Metal Barn Door Hardware
7. Wood Sectional Garage Door
8. Stone Veneer
4. Stucco o/ Foam Trim
6. Wood Shutters 5. Wood Rafter Tails
Exterior Materials
Left Elevation 25'-9"Plan 1A 9'-1"4'-0"9'-1"1'-0"12'-1"1'-0"19'-10"Style A11. Recessed Terra Cotta Pavers
12. Aluminum Clad Wood Windows and Doors13. Aluminum Sliding Doors
La Quinta, CA
The Village
P E K A R E Karchitects, inc.
3-15-17
7-17-17
#16-22
4 of 13
31411 camino capistrano
architecture planning
(949) 487-2320
suite 300
san juan capistrano
ca, 92675
Scale: 1/4" = 1'- 0"
10. Metal Chimney Shroud
Elevations
La Quinta, CA
The Village
Courtyard Elevation 12'-1"9'-1"1'-0"Plan 1A Plan 2A
T.D. Desert Development
9. Metal Barn Door Hardware
7. Wood Sectional Garage Door
Exterior Materials
1. Concrete "S" Tile2. Smooth Stucco
3. Stucco o/ Foam Eave
8. Stone Veneer
4. Stucco o/ Foam Trim
6. Wood Shutters
5. Wood Rafter Tails
10. Metal Chimney Shroud
12. Aluminum Clad Wood Windows and Doors
11. Recessed Terra Cotta Pavers
13. Aluminum Sliding Doors
Roof Plan
Plan 1A
Plan 2A
Style A
#16-223-15-17
7-17-17 5 of 13P E K A R E Karchitects, inc.
Scale: 1/4" = 1'- 0"
suite 300
(949) 487-2320
san juan capistrano
ca, 92675
31411 camino capistrano
architecture planning
Roof Plan
Elevation &
La Quinta, CA
Front Elevation9'-1"Plan 1B Plan 2B1'-0"9'-1"12'-1"12'-1"Rear Elevation Plan 1BPlan 2B1'-0"The Village
T.D. Desert Development
Exterior Materials
1. Concrete "S" Tile2. Smooth Stucco
3. Stucco o/ Foam Trim
8. Wood Beam
9. Wood Eyebrow Roof
4. Wood Rafter Tails
7. Wood Outlooker
5. Wood Barge Board6. Wood Fascia Board
10. Wood Shutter
17. Aluminum Clad Wood Windows and Doors
15. Metal Chimney Shroud w/ Terrca Cotta Pavers14. Recessed Terra Cotta Pavers
11. Wood Sectional Garage Door
18. Aluminum Sliding Doors
16. Metal Support Kicker
13. Brick
12. Stone Veneer
Style B
#16-223-15-17
7-17-17 6 of 13P E K A R E Karchitects, inc.
Scale: 1/4" = 1'- 0"
suite 300
(949) 487-2320
san juan capistrano
ca, 92675
31411 camino capistrano
architecture planning
Elevations
La Quinta, CA
Right Elevation 12'-1"Plan 2B9'-1"4'-0"Left Elevation 9'-1"12'-1"9'-1"Plan 1B1'-0"1'-0"4'-0"19'-10"24'-2"The Village
T.D. Desert Development
Exterior Materials
1. Concrete "S" Tile2. Smooth Stucco
3. Stucco o/ Foam Trim
8. Wood Beam
9. Wood Eyebrow Roof
4. Wood Rafter Tails
7. Wood Outlooker
5. Wood Barge Board6. Wood Fascia Board
10. Wood Shutter
17. Aluminum Clad Wood Windows and Doors
15. Metal Chimney Shroud w/ Terrca Cotta Pavers14. Recessed Terra Cotta Pavers
11. Wood Sectional Garage Door
18. Aluminum Sliding Doors
16. Metal Support Kicker
13. Brick
12. Stone Veneer
Style B
#16-223-15-17
3-15-17 7 of 13P E K A R E Karchitects, inc.
Scale: 1/4" = 1'- 0"
suite 300
(949) 487-2320
san juan capistrano
ca, 92675
31411 camino capistrano
architecture planning
Elevations
La Quinta, CA
Courtyard Elevation 12'-1"9'-1"1'-0"Plan 1B Plan 2B
The Village
T.D. Desert Development
Exterior Materials
1. Concrete "S" Tile2. Smooth Stucco
3. Stucco o/ Foam Trim
8. Wood Beam
9. Wood Eyebrow Roof
4. Wood Rafter Tails
7. Wood Outlooker
5. Wood Barge Board6. Wood Fascia Board
10. Wood Shutter
17. Aluminum Clad Wood Windows and Doors
15. Metal Chimney Shroud w/ Terrca Cotta Pavers14. Recessed Terra Cotta Pavers
11. Wood Sectional Garage Door
18. Aluminum Sliding Doors
16. Metal Support Kicker
13. Brick
12. Stone Veneer
Roof Plan
Plan 1B
Plan 2B
Style B
#16-223-15-17
7-17-17 8 of 13P E K A R E Karchitects, inc.
Scale: 1/4" = 1'- 0"
suite 300
(949) 487-2320
san juan capistrano
ca, 92675
31411 camino capistrano
architecture planning
Roof Plan
Elevation &
La Quinta, CA9'-1"9'-1"Front Elevation Plan 1C Plan 2C1'-0"1'-0"12'-1"9'-1"12'-1"Rear Elevation Plan 1CPlan 2C1'-0"The Village
T.D. Desert Development
Exterior Materials
9. Wood Sectional Garage Door
1. Concrete "S" Tile
7. Wood Rafter Tails
3. Stucco o/ Foam Trim
5. Curved Stucco Rake
2. Smooth Stucco
6. Furred Stucco Base
4. Stucco Eyebrow Roof
8. Wood Fascia Board
10. Precast Concrete Finial
17. Aluminum Clad Wood Windows and Doors
14. False Clay Tile Vent
12. Precast Concrete Surround
15. Decorative Ceramic Tile
13. Precast Concrete Rosette
11. Precast Concrete Column
16. Metal Chimney Shroud
18. Aluminum Sliding Doors
Style C
#16-223-15-17
7-17-17 9 of 13P E K A R E Karchitects, inc.
Scale: 1/4" = 1'- 0"
suite 300
(949) 487-2320
san juan capistrano
ca, 92675
31411 camino capistrano
architecture planning
Elevations
La Quinta, CA
Right Elevation Plan 2C9'-1"1'-0"3'-0"12'-1"The Village
Left Elevation Plan 1C9'-1"12'-1"1'-0"1'-0"9'-1"4'-0"19'-10"24'-4"T.D. Desert Development
Exterior Materials
9. Wood Sectional Garage Door
1. Concrete "S" Tile
7. Wood Rafter Tails
3. Stucco o/ Foam Trim
5. Curved Stucco Rake
2. Smooth Stucco
6. Furred Stucco Base
4. Stucco Eyebrow Roof
8. Wood Fascia Board
10. Precast Concrete Finial
17. Aluminum Clad Wood Windows and Doors
14. False Clay Tile Vent
12. Precast Concrete Surround
15. Decorative Ceramic Tile
13. Precast Concrete Rosette
11. Precast Concrete Column
16. Metal Chimney Shroud
18. Aluminum Sliding Doors
Style C
#16-223-15-17
3-15-17 10 of 13P E K A R E Karchitects, inc.
Scale: 1/4" = 1'- 0"
suite 300
(949) 487-2320
san juan capistrano
ca, 92675
31411 camino capistrano
architecture planning
Elevations
La Quinta, CA
Courtyard Elevation 12'-1"9'-1"1'-0"Plan 1C Plan 2C
The Village
T.D. Desert Development
Exterior Materials
9. Wood Sectional Garage Door
1. Concrete "S" Tile
7. Wood Rafter Tails
3. Stucco o/ Foam Trim
5. Curved Stucco Rake
2. Smooth Stucco
6. Furred Stucco Base
4. Stucco Eyebrow Roof
8. Wood Fascia Board
10. Precast Concrete Finial
17. Aluminum Clad Wood Windows and Doors
14. False Clay Tile Vent
12. Precast Concrete Surround
15. Decorative Ceramic Tile
13. Precast Concrete Rosette
11. Precast Concrete Column
16. Metal Chimney Shroud
18. Aluminum Sliding Doors
Roof Plan
Plan 1C
Plan 2C
Style C
#16-223-15-17
7-17-17 11 of 13P E K A R E Karchitects, inc.
Scale: 1/4" = 1'- 0"
suite 300
(949) 487-2320
san juan capistrano
ca, 92675
31411 camino capistrano
architecture planning
Roof Plan
Elevation &
ATTACHMENT 5
TO: Honorable Chair and Members of the Planning Commission
FROM: Carlos Flores, Associate Planner
DATE: September 26, 2017
SUBJECT: REPORT ON VILLAGE PARKING SURVEYS
Efforts to improve the La Quinta Village as a destination for residents and visitors
continue to be a City priority. Recent efforts included streamlining the development
review process with certification of the Village Build-Out Plan EIR and amendments to
Village development standards. Staff implemented a Village parking management
program in 2016 as recommended by the 2006 Village Parking Study to monitor
parking demand with the preparation of parking occupancy surveys. The parking
surveys provide annual data for on-street and off-street parking occupancy in peak
season (January) and off-peak season (August). Staff reported August 2016 and
January 2017 survey results to the Planning Commission on May 23, 2017. This report
is intended to update the Planning Commission on the August 2017 survey results.
There are a total of 4,189 parking spaces available in the Village District (Attachment
1). Of these, 3,302 are off-street spaces, and 887 are on-street spaces. The 2016 off-
peak season parking survey identified a total Village parking occupancy under 20% for
any time period on Saturday, August 6, 2016. Occupancy levels were slightly higher
on Tuesday, August 16, 2016 with 21% peak occupancy at noon. A 2017 peak season
parking survey identified a total Village parking occupancy between 18-31% for any
time period on Saturday, January 28, 2017 and 30.46% peak occupancy at 6 P.M.
Occupancy levels on Wednesday, January 25, 2017 were observed between 18-30%,
with 29.84% peak occupancy at noon.
A 2017 off-peak season parking survey identified a total Village parking occupancy
between 14-16% for any time period on Saturday August 5, 2017 and 16% peak
observed at 6 P.M. Occupancy levels on Tuesday August 8, 2017 were between 13-
22% with 21.72% peak occupancy at 2 P.M.
The highest occupancy levels in August 2017 were observed in the Village Core Zone
located in the area bounded by Avenida Navarro, Desert Club Drive, Calle Tampico, and
Calle Estado. Parking occupancy in this zone was observed to be as high as 35% at 12
P.M. on Tuesday August 8, 2017. Parking occupancy in this zone was observed to be
66% at 6 P.M. on January 28, 2017 and at 40% at 12 P.M. on August 16, 2016.
The Village parking occupancy results demonstrate that available parking is abundant
throughout the Village and has not changed drastically over the last year. Staff plans
to conduct the next peak season parking occupancy survey in January 2018.
Attachments: 1. August Peak Parking Inventory
2. Summer 2017 Off-Peak Season Parking Survey results
SI 1
ATTACHMENT 1 ATTACHMENT 1
ATTACHMENT 1 ATTACHMENT 1
La Quinta Parking Occupancy Survey Saturday Results - 8/5/17 Page 1 of 4
Occupancy Survey Summary - Saturday, August 5, 2017
Parking Type 8am 10am 12pm 2pm 4pm 6pm 8pm
Off-Street Occ.507 590 569 535 566 559 503
On-Street Occ.77 77 101 81 71 120 77
Off-Street Supply 3,302 3,302 3,302 3,302 3,302 3,302 3,302
Space Available 2,795 2,712 2,733 2,767 2,736 2,743 2,799
% Occupied 15.35%17.87%17.23%16.20%17.14%16.93%15.23%
On-Street Supply 887 887 887 887 887 887 887
Space Available 810 810 786 806 816 767 810
% Occupied 8.68%8.68%11.39%9.13%8.00%13.53%8.68%
Total Supply 4,189 4,189 4,189 4,189 4,189 4,189 4,189
Space Available 3,605 3,522 3,519 3,573 3,552 3,510 3,609
% Occupied 13.94%15.92%15.99%14.71%15.21%16.21%13.85%
Occupancy Survey Summary by Zone
Zone 1 (North of Calle Tampico - Blocks 1-4)
Parking Type 8am 10am 12pm 2pm 4pm 6pm 8pm
Off-Street Occ.323 343 315 316 321 336 247
On-Street Occ.12 12 16 14 9 7 4
Off-Street Supply 1,917 1,917 1,917 1,917 1,917 1,917 1,917
Space Available 1,594 1,574 1,602 1,601 1,596 1,581 1,670
% Occupied 16.85%17.89%16.43%16.48%16.74%17.53%12.88%
On-Street Supply 95 95 95 95 95 95 95
Space Available 83 83 79 81 86 88 91
% Occupied 12.63%12.63%16.84%14.74%9.47%7.37%4.21%
Total Supply 2,012 2,012 2,012 2,012 2,012 2,012 2,012
Space Available 1,677 1,657 1,681 1,682 1,682 1,669 1,761
% Occupied 16.65%17.64%16.45%16.40%16.40%17.05%12.48%
Zone 2 (West Zone - Blocks 5,6 and 12)
Parking Type 8am 10am 12pm 2pm 4pm 6pm 8pm
Off-Street Occ.45 52 43 41 55 38 48
On-Street Occ.42 28 24 21 20 23 24
Off-Street Supply 141 141 141 141 141 141 141
Space Available 96 89 98 100 86 103 93
% Occupied 31.91%36.88%30.50%29.08%39.01%26.95%34.04%
On-Street Supply 303 303 303 303 303 303 303
Space Available 261 275 279 282 283 280 279
% Occupied 13.86%9.24%7.92%6.93%6.60%7.59%7.92%
Total Supply 444 444 444 444 444 444 444
Space Available 357 364 377 382 369 383 372
% Occupied 19.59%18.02%15.09%13.96%16.89%13.74%16.22%
Zone 3 (Core Zone - Blocks 7, 8, 9, 13, 14 and 15)
Parking Type 8am 10am 12pm 2pm 4pm 6pm 8pm
Off-Street Occ.98 149 148 141 143 163 188
On-Street Occ.19 37 60 45 41 88 46
Off-Street Supply 499 499 499 499 499 499 499
Space Available 401 350 351 358 356 336 311
% Occupied 19.64%29.86%29.66%28.26%28.66%32.67%37.68%
On-Street Supply 290 290 290 290 290 290 290
Space Available 271 253 230 245 249 202 244
% Occupied 6.55%12.76%20.69%15.52%14.14%30.34%15.86%
Total Supply 789 789 789 789 789 789 789
Space Available 672 603 581 603 605 538 555
% Occupied 14.83%23.57%26.36%23.57%23.32%31.81%29.66%
ATTACHMENT 2
La Quinta Parking Occupancy Survey Saturday Results - 8/5/17 Page 2 of 4
Occupancy Survey Summary - Saturday, August 5, 2017
Parking Type 8am 10am 12pm 2pm 4pm 6pm 8pm
Zone 4 (East Zone - Blocks 10 and 11)
Parking Type 8am 10am 12pm 2pm 4pm 6pm 8pm
Off-Street Occ.28 42 52 29 33 10 9
On-Street Occ.1 0 0 0 0 0 1
Off-Street Supply 344 344 344 344 344 344 344
Space Available 316 302 292 315 311 334 335
% Occupied 8.14%12.21%15.12%8.43%9.59%2.91%2.62%
On-Street Supply 69 69 69 69 69 69 69
Space Available 68 69 69 69 69 69 68
% Occupied 1.45%0.00%0.00%0.00%0.00%0.00%1.45%
Total Supply 413 413 413 413 413 413 413
Space Available 384 371 361 384 380 403 403
% Occupied 7.02%10.17%12.59%7.02%7.99%2.42%2.42%
Zone 5 (South Zone - Blocks 16 and 17)
Parking Type 8am 10am 12pm 2pm 4pm 6pm 8pm
Off-Street Occ.13 4 11 8 14 12 11
On-Street Occ.3 0 1 1 1 2 2
Off-Street Supply 401 401 401 401 401 401 401
Space Available 388 397 390 393 387 389 390
% Occupied 3.24%1.00%2.74%2.00%3.49%2.99%2.74%
On-Street Supply 130 130 130 130 130 130 130
Space Available 127 130 129 129 129 128 128
% Occupied 2.31%0.00%0.77%0.77%0.77%1.54%1.54%
Total Supply 531 531 531 531 531 531 531
Space Available 515 527 519 522 516 517 518
% Occupied 3.01%0.75%2.26%1.69%2.82%2.64%2.45%
Occupancy Survey Summary
South of Calle Tampico Only
Parking Type 8am 10am 12pm 2pm 4pm 6pm 8pm
Off-Street Occ.184 247 254 219 245 223 256
On-Street Occ.65 65 85 67 62 113 73
Off-Street Supply 1,851 1,851 1,851 1,851 1,851 1,851 1,851
Space Available 1,667 1,604 1,597 1,632 1,606 1,628 1,595
% Occupied 9.94%13.34%13.72%11.83%13.24%12.05%13.83%
On-Street Supply 792 792 792 792 792 792 792
Space Available 727 727 707 725 730 679 719
% Occupied 8.21%8.21%10.73%8.46%7.83%14.27%9.22%
Total Supply 2,643 2,643 2,643 2,643 2,643 2,643 2,643
Space Available 2,394 2,331 2,304 2,357 2,336 2,307 2,314
% Occupied 9.42%11.80%12.83%10.82%11.62%12.71%12.45%
La Quinta Parking Occupancy Survey Tuesday Results - 8/8/17 Page 3 of 4
Occupancy Survey Summary - Tuesday, August 8, 2017
Parking Type 8am 10am 12pm 2pm 4pm 6pm 8pm
Off-Street Occ.607 728 728 781 707 504 435
On-Street Occ.98 130 126 129 97 116 98
Off-Street Supply 3,302 3,302 3,302 3,302 3,302 3,302 3,302
Space Available 2,695 2,574 2,574 2,521 2,595 2,798 2,867
% Occupied 18.38%22.05%22.05%23.65%21.41%15.26%13.17%
On-Street Supply 887 887 887 887 887 887 887
Space Available 789 757 761 758 790 771 789
% Occupied 11.05%14.66%14.21%14.54%10.94%13.08%11.05%
Total Supply 4,189 4,189 4,189 4,189 4,189 4,189 4,189
Space Available 3,484 3,331 3,335 3,279 3,385 3,569 3,656
% Occupied 16.83%20.48%20.39%21.72%19.19%14.80%12.72%
Occupancy Survey Summary by Zone
Zone 1 (North of Calle Tampico - Blocks 1-4)
Parking Type 8am 10am 12pm 2pm 4pm 6pm 8pm
Off-Street Occ.329 343 324 333 292 225 219
On-Street Occ.7 10 8 10 9 1 1
Off-Street Supply 1,917 1,917 1,917 1,917 1,917 1,917 1,917
Space Available 1,588 1,574 1,593 1,584 1,625 1,692 1,698
% Occupied 17.16%17.89%16.90%17.37%15.23%11.74%11.42%
On-Street Supply 95 95 95 95 95 95 95
Space Available 88 85 87 85 86 94 94
% Occupied 7.37%10.53%8.42%10.53%9.47%1.05%1.05%
Total Supply 2,012 2,012 2,012 2,012 2,012 2,012 2,012
Space Available 1,676 1,659 1,680 1,669 1,711 1,786 1,792
% Occupied 16.70%17.54%16.50%17.05%14.96%11.23%10.93%
Zone 2 (West Zone - Blocks 5,6 and 12)
Parking Type 8am 10am 12pm 2pm 4pm 6pm 8pm
Off-Street Occ.49 48 40 46 56 49 52
On-Street Occ.43 45 38 57 34 60 66
Off-Street Supply 141 141 141 141 141 141 141
Space Available 92 93 101 95 85 92 89
% Occupied 34.75%34.04%28.37%32.62%39.72%34.75%36.88%
On-Street Supply 303 303 303 303 303 303 303
Space Available 260 258 265 246 269 243 237
% Occupied 14.19%14.85%12.54%18.81%11.22%19.80%21.78%
Total Supply 444 444 444 444 444 444 444
Space Available 352 351 366 341 354 335 326
% Occupied 20.72%20.95%17.57%23.20%20.27%24.55%26.58%
Zone 3 (Core Zone - Blocks 7, 8, 9, 13, 14 and 15)
Parking Type 8am 10am 12pm 2pm 4pm 6pm 8pm
Off-Street Occ.125 188 202 207 203 135 118
On-Street Occ.44 65 72 56 51 53 30
Off-Street Supply 499 499 499 499 499 499 499
Space Available 374 311 297 292 296 364 381
% Occupied 25.05%37.68%40.48%41.48%40.68%27.05%23.65%
On-Street Supply 290 290 290 290 290 290 290
Space Available 246 225 218 234 239 237 260
% Occupied 15.17%22.41%24.83%19.31%17.59%18.28%10.34%
Total Supply 789 789 789 789 789 789 789
Space Available 620 536 515 526 535 601 641
% Occupied 21.42%32.07%34.73%33.33%32.19%23.83%18.76%
La Quinta Parking Occupancy Survey Tuesday Results - 8/8/17 Page 4 of 4
Occupancy Survey Summary - Tuesday, August 8, 2017
Parking Type 8am 10am 12pm 2pm 4pm 6pm 8pm
Parking Type 8am 10am 12pm 2pm 4pm 6pm 8pm
Off-Street Occ.75 98 118 130 117 75 30
On-Street Occ.0 0 0 0 0 1 0
Off-Street Supply 344 344 344 344 344 344 344
Space Available 269 246 226 214 227 269 314
% Occupied 21.80%28.49%34.30%37.79%34.01%21.80%8.72%
On-Street Supply 69 69 69 69 69 69 69
Space Available 69 69 69 69 69 68 69
% Occupied 0.00%0.00%0.00%0.00%0.00%1.45%0.00%
Total Supply 413 413 413 413 413 413 413
Space Available 338 315 295 283 296 337 383
% Occupied 18.16%23.73%28.57%31.48%28.33%18.40%7.26%
Zone 5 (South Zone - Blocks 16 and 17)
Parking Type 8am 10am 12pm 2pm 4pm 6pm 8pm
Off-Street Occ.29 51 44 65 39 20 16
On-Street Occ.4 10 8 6 3 1 1
Off-Street Supply 401 401 401 401 401 401 401
Space Available 372 350 357 336 362 381 385
% Occupied 7.23%12.72%10.97%16.21%9.73%4.99%3.99%
On-Street Supply 130 130 130 130 130 130 130
Space Available 126 120 122 124 127 129 129
% Occupied 3.08%7.69%6.15%4.62%2.31%0.77%0.77%
Total Supply 531 531 531 531 531 531 531
Space Available 498 470 479 460 489 510 514
% Occupied 6.21%11.49%9.79%13.37%7.91%3.95%3.20%
Occupancy Survey Summary
South of Calle Tampico Only
Parking Type 8am 10am 12pm 2pm 4pm 6pm 8pm
Off-Street Occ.278 385 404 448 415 279 216
On-Street Occ.91 120 118 119 88 115 97
Off-Street Supply 1,851 1,851 1,851 1,851 1,851 1,851 1,851
Space Available 1,573 1,466 1,447 1,403 1,436 1,572 1,635
% Occupied 15.02%20.80%21.83%24.20%22.42%15.07%11.67%
On-Street Supply 792 792 792 792 792 792 792
Space Available 701 672 674 673 704 677 695
% Occupied 11.49%15.15%14.90%15.03%11.11%14.52%12.25%
Total Supply 2,643 2,643 2,643 2,643 2,643 2,643 2,643
Space Available 2,274 2,138 2,121 2,076 2,140 2,249 2,330
% Occupied 13.96%19.11%19.75%21.45%19.03%14.91%11.84%
TO: Honorable Chair and Members of the Planning Commission
FROM: Gabriel Perez, Planning Manager
DATE: September 26, 2017
SUBJECT: WIRELESS TELECOMMUNICATIONS FACILITIES UPDATE
The Planning Commission has requested regular staff updates regarding wireless
telecommunications facility conditional use permit (CUP) compliance since the
Commission’s review of 16 approved wireless facilities on March 28, 2017. On July 25,
2017, staff reported to the Planning Commission that two wireless
telecommunications facilities located at 77865 Avenida Montezuma and 78136
Francis Hack Lane remained out of CUP compliance.
The monopalm facility at 78136 Francis Hack Lane was observed to be fully compliant
with faux palm frond replacement (Attachment 2). The monopalm facility operator at
77865 Avenida Montezuma reports faux palm frond replacement is expected no later
than the first week of October. Staff will present a progress report to the Commission
in October.
Attachment: 1. Map of La Quinta Wireless Telecommunication Facilities
2. Photos of wireless telecommunications facility at 78136 Francis
Hack Lane
Table of Approved La Quinta Wireless Telecommunication Facilities
# Case
No.
Address Approval
Date
Type Facility Condition
15 CUP
2001-
054
77865
Avenida
Montezuma
March 13,
2001
Monopalm Not in Compliance
Faux palm frond replacement
contractor secured.
Anticipated completion date
by October 2017
5 CUP
2009-
127
78136
Francis Hack
Lane
April 27,
2010
Monopalm Compliance (September
2017)
Deteriorated faux palm fronds
removed and faux palm
fronds replaced.
SI 2
SH-111
MADISON ST54TH AVEWASHINGTON ST48TH AVE
EISENHOWER DR52ND AVE
JEFFERSON STMILES AVE
AIRPORT BLVAVENIDA CARRANZA58TH AVE
FRED WARING DR
50TH AVE
AVENIDA BERMUDASCALLE TAMPICO
MONROE STFRED WARING DR
EISENHOWER DR
58TH AVEJEFFERSON ST50TH AVE
2
9
8
7
6
5
4
3
16
15
14
13
12
11
10
CITY OF LA QUINTA WIRELESS
TELECOMMUNICATIONS FACILITIES
¯
CREATED SEPTEMBER 21, 2017
Legend
La Quinta City Limits
Wireless Facilities Status
COMPLIANCE
NOT IN COMPLIANCE
ATTACHMENT 1
78136 Francis Hack Lane Wireless
Facility Photos
Before After
ATTACHMENT 2