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2005 01 11 PCAIM Planning Commission Agendas are now available on the City's Web Page @ www.la-guinta.org PLANNING COMMISSION AGENDA A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California JANUARY 11, 2005 7:00 P.M. **NOTE** ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED TO THE NEXT REGULAR MEETING Beginning Resolution 2005-001 Beginning Minute Motion 2005-001 I. CALL TO ORDER A. Pledge of Allegiance B. Roll Call II. PUBLIC COMMENT This is the time set aside for public comment on any matter not scheduled for public hearing. Please complete a "Request to Speak" form and limit your comments to three minutes. III. CONFIRMATION OF AGENDA IV. CONSENT CALENDAR A. Approval of the Minutes for the Regular Meeting of December 28, 2004. B. Department Report G:\WPDOCS\PC Minutes\PCAgendaW.doc V. PUBLIC HEARING: For all Public Hearings on the Agenda, a completed "Request to Speak" form must be filed with the Executive Secretary prior to the start of the Planning Commission consideration of that item. The Chairman will invite individuals who have requested the opportunity to speak, to come forward at the appropriate time. Any person may submit written comments to the La Quinta Planning Commission before a public hearing, may appear and be heard in support of, or in opposition to, the approval of the project(s) at the time of the hearing. If you challenge any project(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondence delivered to the City at, or prior to the public hearing. A. Item ................ ENVIRONMENTAL ASSESSMENT 2003-475 ADDENDUM AND TENTATIVE TRACT MAP 31249, AMENDMENT #1 Applicant.......... Madison/581h Partners, L.L.C. Location........... South side of Avenue 58, ± 1 /2 mile west of Madison Street Request............ Consideration of a recommendation to certify an Addendum to the Environmental Assessment and an amendment to the Tentative Tract Map to allow the reduction of certain interior private street widths. Action .............. Resolution 2005- and Resolution 2005- B. Item ................ ENVIRONMENTAL ASSESSMENT 2004-520, SPECIFIC PLAN 99-035, AMENDMENT #1, TENTATIVE TRACT MAP 33076 Applicant.......... ND La Quinta Partners L.L.C. Location........... Between Avenue 52 and Avenue 54, and between Jefferson Street and Monroe Street Request............ Consideration of: 1) Certification of an Addendum to an Environmental Impact Report; 2) Specific Plan Amendment adding 120 acres to the Specific Plan area, changing the land use distribution for lands easterly of Madison Street and adding provisions for guest houses throughout the Specific Plan area; and 3) The subdivision of lands within the Specific Plan area east of Madison Street into 225 residential lots, and miscellaneous lots for golf, streets and community facilities. Action .............. Resolution 2005- Resolution 2005- Resolution 2005 VI. BUSINESS ITEM: None G:\WPDOCS\PC Minutes\PCAgendaW.doc VII. CORRESPONDENCE AND WRITTEN MATERIAL: None VIII. COMMISSIONER ITEMS: A. Review of City Council meeting of January 4, 2005. IX. ADJOURNMENT: This meeting of the Planning Commission will be adjourned to a Regular Meeting to be held on January 25, 2005, at 7:00 p.m. DECLARATION OF POSTING I, Betty J. Sawyer, Executive Secretary of the City of La Quinta, do hereby declare that the foregoing agenda for the La Quinta Planning Commission meeting of Tuesday, January 11, 2005, was posted on the outside entry to the Council Chamber, 78-495 Calle Tampico, the bulletin board at the La Quinta Cove Post Office, Chamber of Commerce, and Stater Bros. 78-630 Highway 1 1 1, on Friday, January 7, 2005. DATED: January 7, 2005 BETTY J. SAWYER, Executive Secretary City of La Quinta, California Public Notices The La Quinta City Council Chamber is handicapped accessible. If special equipment is needed for the hearing impaired, please call the City Clerk's office at 777-7025, 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 Planning Commission, arrangements should be made in advance by contacting the City Clerk's office at 777-7025. A one (1) week notice is required. If background material is to be presented to the Planning Commission during a Planning Commission meeting, please be advised that eight (8) copies of all documents, exhibits, etc., must be supplied to the Executive Secretary for distribution. It is requested that this take place prior to the beginning of the 7:00 p.m. meeting. G:\WPDOCS\PC Minutes\PCAgendaW.doc MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA December 28, 2004 7:00 P.M. CALL TO ORDER A. This meeting of the Planning Commission was called to order at 7:00 p.m. by Chairman Kirk who asked Commissioner Alderson to lead the flag salute. B. Present: Commissioners Ed Alderson, Rick Daniels, Kay Ladner, Paul Quill and Chairman Tom Kirk. C. Staff present: City Manager/Interim Community Development Director Thomas Genovese, Assistant City Attorney Michael Houston, Senior Engineer Paul Goble, Principal Planner Fred Baker, Contract Consultant Planner Nicole Criste, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: None. III. CONFIRMATION OF THE AGENDA: Confirmed. IV. CONSENT ITEMS: A. Chairman Kirk asked if there were any corrections to the Minutes of the regular meeting of December 14, 2004. There being no corrections, it was moved and seconded by Commissioners Quill/Ladner to approve the minutes as submitted. B. Department Report: V. PUBLIC HEARINGS: A. Village Use Permit 2004-026; a request of Prest Vuksic for consideration of the construction of a 6,800 square foot, two story office building located north side of Calle Amigo, one lot west of Desert Club Drive. 1. Chairman Kirk opened the public hearing and asked for the staff report. Consulting Planner Nicole Criste presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff explained the G:\WPDOCS\PC Minutes\12-28-04.doc Planning Commission Minutes December 28, 2004 concerns raised by the City Council at their last meeting regarding the lack of parking in the Village. 2. Chairman Kirk asked if there were any questions of staff. Commissioner Quill asked about the parking requirements in the Village. Staff stated the Village Guidelines allow variation from the Zoning Code, but Council at their last meeting, discussed there being too large a reduction in parking for projects currently being proposed in the Village. 3. Commissioner Daniels asked why this project was exempt from CEQA. Staff explained. Commissioner Daniels asked if there was bus service. Staff stated access to the Sunline bus service is within a quarter mile. Commissioner Daniels asked If Council determined there was a need for more parking in the Village would this applicant have adequate space to provide the added parking. Staff stated the architect would need to evaluate the site to determine where it could be and it would need to come from the open space, or by reducing the building space. 4. Commissioner Alderson asked if the landscape plans would be approved prior to building permit. Staff stated yes. Commissioner Alderson asked if street parking was evaluated in the calculations. Staff stated no, only on -site parking. 5. Chairman Kirk asked if the applicant would like to address the Commission. Mr. David Prest, the architect representing the applicant, stated he was available to answer any questions. In reference to the parking, it would be difficult to provide. 6. Commissioner Daniels asked if there are parking problems currently in this location, or do we know what is adjacent to this site. Mr. Prest stated to the east is the Arnold Palmer restaurant, and to the north is an office building that has been approved for this site. Commissioner Daniels noted the parking problems are more in the Old Town area than this area. 7. Commissioner Alderson commended the applicant for the use and design of his trash enclosure and with reciprocal parking it will work out well. He would however, recommend moving it two or three stalls to the west because where they are sitting is directly on top of a 4' X 6' Imperial Irrigation vault. G:\WPDOCS\PC Minutes\12-28-04.doc 2 Planning Commission Minutes December 28, 2004 8. Mr. Rob Capitz, the applicant, stated on the south side of the street there is a large parcel of vacant land owned by the City that, at some point, will need to be landscaped and could provide parking. He requested the condition requiring the parcels being merged be deleted as he would like to keep them separate and create a use agreement for the parking. 9. Commissioner Quill asked if the building fits the lots within the setbacks. Mr. Capitz stated yes. Staff recommended amending Condition #31 to require a recorded Recriprol Access Easement. Assistant City Attorney Michael Houston stated it should be subject to review and approval of the City Attorney's office. 10. Chairman Kirk asked if there was any other public comment. There being none, the public participation portion of the hearing was closed and open for Commission discussion. 11. It was moved by Commissioners Daniels/Ladner to adopt Planning Commissioner Resolution 2004-107 approving Village Use Permit, as recommended and amended: a. Condition #31: Either merge the lots or record a Reciprocal Access Easement and Joint Maintenance Agreement to be reviewed and approved by the City Attorney's office. ROLL CALL: AYES: Commissioners Alderson, Daniels, Ladner, Quill, and Chairman Kirk. NOES: None. ABSENT: None. ABSTAIN: None. C. Zoning Code Amendment 2004-081: a request of the City for an Amendment to the La Quinta Municipal Code Chapter 9, Section 9.40.010-Table 9-1 Permitted Uses in Residential Districts; Section 9.80.040-Table 801 Permitted Uses in NonResidential Districts; and Section 9.150.080.M.5.a. and 9.100.040.B.1.a. relating to interior landscaping. 1. Chairman Kirk opened the public hearing and asked for the staff report. Consulting Planner Nicole Criste presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Kirk asked if there were any questions of staff. Commissioner Daniels asked about the other locations in the City G:\WPDOCS\PC Minutes\12-28-04.doc 3 Planning Commission Minutes December 28, 2004 that had the CP designation. Staff explained the locations on the map and intent of the uses for the CP zone. This request was to allow the City greater flexibility by allowing the uses with a Conditional Use Permit. 3. Commissioner Quill questioned the proposed uses for the site. City Manager Tom Genovese stated that in regard to buffers and planning guidelines, both locations where the land is zoned CP, they have a natural buffer by either the Whitewater Channel or La Quinta Excavation Channel from the residentially zoned properties. 4. Chairman Kirk asked if this request was to allow greater flexibility for City -owned property. City Manager Tom Genovese stated that by approving this change it would give the City greater flexibility in reviewing projects for these sites. However, it should also be noted that it is consistent with proper planning due to the fact that you have a natural buffer to both the north and south of these zoned areas. 5. Commissioner Daniels asked if the Conditional Use Permit process required a public hearing before the Commission. Staff stated yes. 6. There being no further questions of staff, Chairman Kirk asked if anyone else would like to address the Commission on this matter. There being none, the public participation portion of the hearing was closed and open for Commission discussion. 7. It was moved and seconded by Commissioners Daniels/Quill to adopt Planning Commission Resolution 2004-108, recommending approval of Zoning Code Amendment 2004-081, as recommended by staff. ROLL CALL: AYES: Commissioners Alderson, Daniels, Ladner, Quill and Chairman Kirk. NOES: None. ABSENT: None. ABSTAIN: None VI. BUSINESS ITEMS: A. Sign Application 2004-827; a request of Gem Realty Group for consideration of an amended planned sign program for a multi -tenant office building located at 78-900 Avenue 47, north of Avenue 47, west of Adams Street. G:\WPDOCS\PC Minutes\12-28-04.doc 4 Planning Commission Minutes December 28, 2004 1 . Chairman Kirk asked for the staff report. Principle Planner Fred Baker presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Kirk asked if there were any questions of staff. Commissioner Alderson asked if the applicant was asking to go change the signs from illuminated to nonilluminated. Staff stated that was correct. 3. There being no questions of staff, Chairman Kirk, asked if the applicant would like to address the Commission. The applicant having no questions. 4. It was moved and seconded by Commissioners Daniels/Ladner to adopt Minute Motion 2004-018, approving Sign Application 2004- 827, as recommended. Unanimously approved. VII. CORRESPONDENCE AND WRITTEN MATERIAL: None. Vill. COMMISSIONER ITEMS: A. Commissioner Daniels gave a report on the City Council meeting of December 21, 2004 and noted the appointment by the City Council of Ed Alderson to the Commission and welcomed him to the Commission. Commissioner Alderson thanked everyone for the welcome. IX. ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Daniels/Ladner to adjourn this regular meeting of the Planning Commission to a regular meeting of the Planning Commission to be held on January 11, 2005, at 7:00 p.m. This meeting of the Planning Commission was adjourned at 7:38 p.m., on December 28, 2004. Respectfully submitted, Betty J. Sawyer, Executive Secretary City of La Quinta, California G:\WPDOCS\PC Minutes\12-28-04.doc 5 PH #A STAFF REPORT PLANNING COMMISSION DATE: JANUARY 11, 2005 CASE NO: ENVIRONMENTAL ASSESSMENT 2003-475, ADDENDUM TENTATIVE TRACT 31249, AMENDMENT #1 APPLICANT/ OWNER: EHLINE COMPANY/CORAL RIDGE LLC REQUEST: 1. RECOMMENDATION TO CERTIFY AN ADDENDUM TO ENVIRONMENTAL ASSESSMENT 2003-475, ADOPTED SEPTEMBER 16, 2003, AND; 2. FIRST AMENDMENT REQUEST FOR TENTATIVE TRACT 31249, AN APPROVED SUBDIVISION OF ±33 ACRES INTO 85 SINGLE FAMILY LOTS. THE AMENDMENT INVOLVES THE REDUCTION OF CERTAIN INTERIOR PRIVATE STREET WIDTHS LOCATION: SOUTH SIDE OF AVENUE 58, ± Y2 MILE WEST OF MADISON STREET (ATTACHMENT 1) ENVIRONMENTAL CONSIDERATION: AN ENVIRONMENTAL ASSESSMENT WAS CERTIFIED BY THE CITY COUNCIL FOR TENTATIVE TRACT 31249 ON SEPTEMBER 16, 2003 (RESOLUTION 2003-93). THE COMMUNITY DEVELOPMENT DEPARTMENT HAS DETERMINED THAT NONE OF THE CIRCUMSTANCES SET FORTH IN PUBLIC RESOURCES CODE 21166 HAVE BEEN SHOWN TO EXIST AND, ACCORDINGLY, AN ADDENDUM TO THE PREVIOUSLY CERTIFIED MITIGATED NEGATIVE DECLARATION HAS BEEN PREPARED UNDER ENVIRONMENTAL ASSESSMENT 2003-475. GENERAL PLAN DESIGNATION: LDR (LOW DENSITY RESIDENTIAL - UP TO 4 UNITS PER ACRE) ZONING: RL (LOW DENSITY RESIDENTIAL) BACKGROUND: Site Background Tentative Tract 31249 consists of two parcels, which together comprise an area of 33.03 net acres (Attachment 2). The subdivision map was approved by the City Council on September 16, 2003. The Stone Creek Ranch project (TTM 30834), approved for 76 lots and currently under construction, exists immediately north of the site across Avenue 58. Avenue 58 is designated as a Secondary Arterial, with an 88-foot R.O.W. and no raised median island. To date, no grading or other activity has been commenced on the site relative to development of this project. Project Background The applicant is requesting approval of an amended Tentative Tract Map (Attachment 3). There are no changes to the map's lot count, lot size, project acreage, or other land use related characteristics. The amendment pertains specifically to a reduction in street widths for the portions of the internal private street system. The affected streets only involve the primary internal loop road and the two cul-de-sacs; the two entry roads and extended knuckles will remain as designed under the original tentative map. The applicant is requesting a 32-foot total right-of-way street width, in lieu of the currently approved 40 feet. Public Notice This case was advertised in the Desert Sun newspaper on December 21, 2004. All property owners within 500-feet of the site were mailed a copy of the public hearing notice as required. To date, no written or other correspondence has been received. Any correspondence received prior to the meeting will be transmitted to the Planning Commission. Public Agency Review Staff transmitted the applicant's request to all responsible and concerned public agencies. All comments received are on file at the Community Development Department, and have been incorporated into the attached Conditions of Approval, where necessary and appropriate. The applicant also received a copy of the Public Works Department draft conditions by letter dated December 16, 2004. STATEMENT OF ISSUES The subject street section was originally approved as a 40-foot right-of-way design, while the proposed amendment request is for a 32-foot right of way (Attachment 4). Both designs incorporate a 'wedge curb' and gutter improvement, rather than a typical vertical curb. While the 32 feet constitutes a measurement from the back of curb, the wedge design provides a two foot area behind the gutter flow line. As such, the effective street width is actually 28 feet, which precludes any on -street P:\Reports - PC\1-11-05\TT31249Am#1\perptTT31249A1.doc parking. Parking on a 28-foot wide street would not allow adequate vehicle maneuvering and access for the Fire Department. With the previously approved 40-foot right of way, the effective street width is 36 feet and parking on both sides of the street and adequate access can be accommodated. The La Quinta General Plan does allow the reduced width in private street designs, as long as parking is restricted, drainage requirements can be accommodated and alternate parking is provided. Conditions are proposed to insure that these issues are addressed during development and further processing of the map, should the amendment be approved. STATEMENT OF MANDATORY FINDINGS: Findings necessary to approve this proposal can be found in the attached Resolution to be adopted for this case. RECOMMENDATION: 1. Adopt Planning Commission Resolution 2005 - recommending to the City Council certification of the Addendum for Environmental Assessment 2003-475, subject to findings, and; 2. Adopt Planning Commission Resolution 2005 - , recommending to the City Council approval of Tentative Tract 31249, Amendment #1, subject to conditions as recommended by staff. Attachments: 1. Location Map 2. Approved TT 31249 3. Proposed Amendment to TT 31249 4. Approved and Proposed Street Sections with Wedge Curb Design Prepared by: Wallace Nesbit, Associate Planner PLANNING COMMISSION RESOLUTION 2005- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITYtCOUNCIL CERTIFICATION OF AN ADDENDUM TO A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL ASSESSMENT 2003-475, FOR TENTATIVE TRACT MAP 31249, AMENDMENT #1 CASE NO. ENVIRONMENTAL ASSESSMENT 2003-475 - ADDENDUM APPLICANT: EHLINE COMPANY WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 11 th day of January, 2005, hold a duly noticed Public Hearing to consider the request of the Ehline Company for a recommendation on an Addendum to Environmental Assessment 2003-475, prepared for Tentative Tract 31249, Amendment #1; and, WHEREAS, the City Council of the City of La Quinta, California, did on the 16th day of September, 2003, hold a duly noticed Public Hearing to consider the request of Madison/58th Partners, L.L.C., for certification of Environmental Assessment 2003-475, prepared for Tentative Tract 31249, located on the south side of Avenue 58 approximately % mile west of Madison Street, more particularly described as: PORTION OF THE NE %4 OF THE NW A OF SECTION 28, T6S, R7E - S.B.B.M. WHEREAS, said Addendum complies with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended, Resolution 83-63, in that the Community Development Director has determined that none of the circumstances set forth in Public Resources Code 21 166 have been shown to exist; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following findings to justify their recommendation for certification of said Addendum: 1. The Revised Project will not have the potential to degrade the quality of the environment, as the Addendum prepared for the Revised Project did not identify any significant impacts beyond the existing project approval. 2. The Revised Project will not have the potential to achieve short term goals to the disadvantage of long-term goals, as the Addendum prepared for this Revised Project did not identify any significant impacts with regard to this issue. 3. The Revised Project will not have impacts which are individually limited but (J i P•\Rnnnr4c _ P/"\1_1 �_f1�i\TT'217aQAmit1\nrrcenFAa7FA1 .Inn Planning Commission Resolution 2005- Addendum to EA 2003-475 Tentative Tract 31249, Amendment #1 Ehline Company January 11, 2005 cumulatively considerable when considering planned or proposed development in the immediate vicinity, as those impacts identified for geologic, water, air quality, biology, hydrology, noise, utility systems and cultural resources were addressed as part of prior environmental review, with no significant new impacts being identified with the Revised Project. 4. The Revised Project will not have environmental effects that will adversely affect humans, either directly or indirectly, as the addendum prepared for this Revised Project did not identify any significant impact with regard to the public health, safety, or general welfare. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; and 2. That is does hereby recommend certification of the Addendum to Environmental Assessment 2003-475 for the reasons set forth in this Resolution and as stated in the original Environmental Assessment Checklist and Addendum, attached hereto, and on file in the Community Development Department. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 11 th day of January, 2005, by the following vote to wit: AYES: NOES: ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California ATTEST: Planning Commission Resolution 2005- Addendum to EA 2003-475 Tentative Tract 31249, Amendment #1 Ehline Company January 11, 2005 DOUGLAS R. EVANS Community Development Director City of La Quinta, California Environmental Checklist Form 1. Project title: Tentative Tract Map 31249 (EA 2003-475) 2. Lead agency name and address: City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 3. Contact person and phone number: Wally Nesbit 760-777-7125 4. Project location: South side of Avenue 58, west of Madison Street. APN: 766-070-001 & 766-070-002 5. Project sponsor's name and address: Madison 58 Partners, LLC 77-899 Wolf Road, Suite 101 Palm Desert, CA 92211 6. General plan designation: Low Density Residential 7. Zoning: Low Density Residential 8. Description of project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off -site features necessary for its implementation. Attach additional sheets if necessary.) Tentative Tract Map to divide two parcels totaling 33.33 acres into 85 residential lots of at least 10,000 square feet in size and up to 16,380 square feet, as well as a central open space area and streets. 9. Surrounding land uses and setting: Briefly describe the project's surroundings: North: Vacant, PGA West South: Vacant, Coral Mountain Specific Plan West: Vacant, BOR Levee East: Vacant, Coral Mountain Specific Plan 10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement.) Coachella Valley Water District ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. Aesthetics Biological Resources Hazards & Hazardous Materials Mineral Resources Public Services Utilities / Service Systems Agriculture Resources Cultural Resources Hydrology / Water Quality Noise Recreation Air Quality Geology /Soils Land Use / Planning Population / Housing Transportation/Traffic Mandatory Findings of Significance DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation: X I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Wallace H. Nesbit Signature Auizust 18. 2003 Date EVALUATION OF ENVIRONMENTAL IMPACTS: 1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project -specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project -specific screening analysis). 2) All answers must take account of the whole action involved, including off -site as well as on -site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVH, 'Earlier Analyses," may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures that were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the proj ect. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 9) The explanation of each issue should identify: a) the significance criteria or threshold, if any, used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact I. AESTHETICS -- Would the project: a) Have a substantial adverse effect on a X scenic vista? (General Plan Exhibit 3.6) b) Substantially damage scenic resources, X including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? (Aerial photograph) c) Substantially degrade the existing X visual character or quality of the site and its surroundings? (Application materials) d) Create a new source of substantial X light or glare, which would adversely affect day or nighttime views in the area? (Application materials) I. a)-c) The project site is vacant desert land and is flat. The site is not located on a General Plan Image corridor. Single family residential units, generally single story and possibly two story, will be constructed on the site. No impacts to scenic resources are expected to result from implementation of the proposed project. I. d) The project will generate minor amounts of light from outdoor residential lighting on lands which are currently vacant. However, all lighting on the site will be regulated by the City's lighting ordinance, which ensures that lighting levels do not spill over onto other properties. This standard, combined with the low lighting levels generated by residential land uses, will ensure that impacts from light and glare are less than significant. Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact 11. AGRICULTURE RESOURCES: Would theproject: a) Convert Prime Farmland, Unique X Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? (General Plan EIR p. III-21 ff.) b) Conflict with existing zoning for X agricultural use, or a Williamson Act contract? (Zoning Map) c) Involve other changes in the existing X environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use? (No ag. land in proximity to project site) II. a)-c) The project site is vacant desert land and is not in agriculture. Lands surrounding the project site are planned, and partially developed in low density residential and golf development. There are no Williamson Act contracts on the properties, or on properties in the immediate vicinity. No impacts to agriculture will result with development of the proposed project. Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact III. AIR QUALITY: Would the project: a) Conflict with or obstruct X implementation of the applicable air quality plan? (SCAQMD CEQA Handbook) b) Violate any air quality standard or X contribute substantially to an existing or projected air quality violation? (SCAQMD CEQA Handbook) c) Result in a cumulatively considerable X net increase of any criteria pollutant for which the project region is non - attainment under an applicable federal or state ambient air quality standard (including releasing emissions that exceed quantitative thresholds for ozone precursors)? (SCAQMD CEQA Handbook, 2002 PM 10 Plan for the Coachella Valley) d) Expose sensitive receptors to X substantial pollutant concentrations? (Project Description, Aerial Photo, site inspection) e) Create objectionable odors affecting a X substantial number of people? (Project Description, Aerial Photo, site inspection) III. a) & b) The City's primary source of pollution is the automobile. The proposed project will consist of the development of 85 single family residential units and common open space areas. The residential units will generate approximately 814 vehicular trips per day at buildout. These trips will generate the following emissions of criteria pollutants. Moving Exhaust Emission Projections at Project Buildout fnounds Der davl Ave. Trip Total Total No. Vehicle Trips/Day Length (miles) miles/day 814 x 10 = 8,140 PMI0 PM10 PMIo Pollutant ROC CO NOX Exhaust Tire Wear Brake Wear Grams at 50 mph 732.60 19,047.60 3,907.20 - 81.40 81.40 Pounds at 50 mph 1.62 42.05 8.63 - 0.18 0.18 SCAQMD Threshold (lbs./day) 75 550 100 150 Assumes 85 market rate homes, ITE categories 210. Based on California Air Resources Board's EMFAC7G Emissions Model. Assumes Year 2005 summertime running conditions at 75T, light duty autos, catalytic. As demonstrated above, the proposed project will not exceed any of SCAQMD's recommended daily thresholds for criteria pollutants. The City and Coachella Valley are a severe non -attainment area for PM 10 (Particulates of 10 microns or less). The Valley's 2002 PM 10 Plan adopted much stricter measures for the control of dust both during the construction process and as an on -going issue. These measures will be integrated into conditions of approval for the proposed project. These include the following control measures. CONTROL MEASURE TITLE & CONTROL METHOD BCM-1 Further Control of Emissions from Construction Activities : Watering, chemical stabilization, wind fencing, revegetation, track -out control BCM-2 Disturbed Vacant Lands: Chemical stabilization, wind fencing, access restriction, revegetation BCM-3 Unpaved Roads and Unpaved Parking Lots: Paving, chemical stabilization, access restriction, revegetation BCM-4 Paved Road Dust: Minimal track -out, stabilization of unpaved road shoulders, clean streets maintenance The proposed project will generate dust during construction. Under mass grading conditions, this could result in the generation of 871 pounds per day, for a limited period while grading operations are active. In order to mitigate the potential impacts associated with PM 10 dust generation at the site, the following mitigation measures shall be implemented. The contractor will be required to submit a PM 10 Management Plan prior to initiation of any earth moving activity. In addition, the potential impacts associated with PM 10 can be mitigated by the measures below. 1. Construction equipment shall be properly maintained and serviced to minimize exhaust emissions. 2. Existing power sources should be utilized where feasible via temporary power poles to avoid on -site power generation. 3. Construction personnel shall be informed of ride sharing and transit opportunities. 4. Cut and fill quantities will be balanced on site. 5. Any portion of the site to be graded shall be pre -watered to a depth of three feet prior to the onset of grading activities. 6. Watering of the site or other soil stabilization method shall be employed on an on- going basis after the initiation of any grading activity on the site. Portions of the site that are actively being graded shall be watered regularly to ensure that a crust is formed on the ground surface, and shall be watered at the end of each work day. 7. Landscaped areas shall be installed as soon as possible to reduce the potential for wind erosion. Parkway landscaping on Avenue 58 shall be installed with the first phase of development. 8. SCAQMD Rule 403 shall be adhered to, insuring the clean up of construction - related dirt on approach routes to the site. 9. All grading activities shall be suspended during first and second stage ozone episodes or when winds exceed 25 miles per hour 10. The project proponent shall notify the City and SCAQMD of the start and end of grading activities in conformance and within the time frames established in the 2002 PM10 Management Plan. Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact IV. BIOLOGICAL RESOURCES -- Would theproject: a) Have a substantial adverse effect, X either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? (Master Environmental Assessment, p. 73 ff.) b) Have a substantial adverse effect on X any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? (Master Environmental Assessment, p. 73 ff.) c) Have a substantial adverse effect on X federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? (Master Environmental Assessment, p. 73 ff.) d) Interfere substantially with the X movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? (Master Environmental Assessment, p. 73 ff.) e) Conflict with any local policies or X ordinances protecting biological resources, such as a tree preservation policy or ordinance? (Master Environmental Assessment, p. 73 ff.) Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact fJ Conflict with the provisions of an X adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? (Master Environmental Assessment, p. 73 ff.) IV. a)-f) The proposed project site is currently vacant desert land. There are no species of concern identified for this property in the City's General Plan. The site, which is composed primarily of creosote scrub habitat, has been heavily impacted by illegal dumping, previous use as a shooting range and nursery, and off road vehicle use. The site is outside the boundary of the Fringe -toed Lizard Habitat Conservation Plan fee area. The site is likely habitat for common desert flora and fauna, which will be lost at the time the site develops. However, the City's requirements for desert tolerant landscaping will result in the planting of materials which will be habitat for these species upon project buildout. The impacts associated with biological resources are expected to be less than significant. Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact V. CULTURAL RESOURCES -- Would theproject: a) Cause a substantial adverse change in X the significance of a historical resource as defined in'15064.5? ("Historical/Archaeological Resources Survey Report," CRM Tech, August 2003) b) Cause a substantial adverse change in X the significance of an archaeological resource pursuant to'15064.5? ("Historical/Archaeological Resources Survey Report," CRM Tech, August 2003) c) Directly or indirectly destroy a unique X paleontological resource or site or unique geologic feature? ("Paleontological Resources Assessment Report," CRM Tech, August 2003) d) Disturb any human remains, including X those interred outside of formal cemeteries? ("Historical/Archaeological Resources Survey Report," CRM Tech, August 2003) V. a), b) & d) A cultural resource survey was completed for the proposed project site'. The survey, which included both a records search and a field survey, found that portions of the site had previously been surveyed. The field survey found no evidence of surficial deposits on the property, and concluded that the site did not contain significant archaeologic or historic artifacts. However, the study recommends that during construction activities, should artifacts be uncovered, the following mitigation measure shall be implemented: 1. Should any cultural or historic resource be uncovered during grubbing, grading, trenching or other earth moving activity on or off the project site, all work shall cease and a qualified archaeologist shall be retained to examine the find and determine its significance. The archaeologist shall be empowered to stop or redirect earth moving activities. The archaeologist shall file a report with the Community Development Department immediately following completion of earth moving activities, on the findings at the site. "Historic/Archaeological Resources Survey Report, Tentative Tract No. 31249," prepared by CRM Tech, August 8, 2003. V. c) A paleontologic study was prepared for the proposed project site'. The study found that the soils at the site are consistent with Halocene sediments from ancient Lake Cahuilla, which covered the site in prehistoric times. The study included both records search and field survey. The field survey identified mollusks on the property. The study finds that the following mitigation measure is required to assure that impacts to paleontologic resources are lowered to a less than significant level. 1. A paleontologic monitor shall be on site during all earth moving activities. The monitor shall be empowered to stop or redirect earth moving activities on the site. The monitor shall curate all finds using best professional practices, and shall file a report with the Community Development Department reporting on his/her findings immediately following completion of earth moving activities. Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact VI. GEOLOGY AND SOILS -- Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake X fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? (MEA Exhibit 6.2) ii) Strong seismic ground shaking? X (MEA Exhibit 6.2) iii) Seismic -related ground failure, X including liquefaction? (General Plan Exhibit 8.2) 2 "Paleontological Resources Assessment Report, Tentative Tract No. 31249," prepared by CRM Tech, August 8, 2003. iv) Landslides? (General Plan Exhibit X 8.3) b) Result in substantial soil erosion or X the loss of topsoil? (General Plan Exhibit 8.4) d) Be located on expansive soil, as X defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? (General Plan Exhibit 8.1) e) Have soils incapable of adequately X supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? (General Plan Exhibit 8.1) VI. a) i), iv), b)-e) The project site is not located in an Alquist-Priolo Earthquake Fault Zone, nor is it subject to landslides or high winds. The soil in the area is not expansive, and would support septic tanks. The proposed project will have no impact on these geologic hazards. VI. a) ii) The City and project site will be subject to significant ground shaking in the event of significant seismic activity. The City Building Department has implemented California Building Codes, which are intended to lower the potential impacts associated with groundshaking to less than significant levels. In addition, no critical facilities will be built at the site, rather single family residences are the only structures planned. These structures will be required to implement the most recent building codes in place at the time of construction. Impacts associated with groundshaking are expected to be less than significant. VI. a) iii) The site has the potential to be susceptible to liquefaction, due to young alluvium from the nearby mountains which has been deposited in this area. The depth to groundwater, however, is expected to be more than 30 feet. The City engineer will require the preparation of on site geotechnical analysis as part of the grading permit review for the project site. This study will include site borings to determine what grading and construction techniques are required. The standards imposed in the study will include remediation for liquefaction, should that condition be identified. No further mitigation is required to lower potential impacts to a less than significant level. Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact VII. HAZARDS AND HAZARDOUS MATERIALS --Would theproject: a) Create a significant hazard to the X public or the environment through the routine transport, use, or disposal of hazardous materials? (Application materials) b) Create a significant hazard to the X public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? (Application materials) c) Emit hazardous emissions or handle X hazardous or acutely hazardous materials, substances, or waste within one -quarter mile of an existing or proposed school? (Application materials) d) Be located on a site which is included X on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? (Riverside County Hazardous Materials Listing) e) For a project located within an airport X land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? (General Plan land use map) f) For a project within the vicinity of a X private airstrip, would the project result in a safety hazard for people residing or working in the project area? (General Plan land use map) C,..(. g) Impair implementation of or X physically interfere with an adopted emergency response plan or emergency evacuation plan? (General Plan MEA p. 95 ff) h) Expose people or structures to a X significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? (General Plan land use map) VII. a)-h) The proposed project will result in the construction of 85 single family residences. No concentration of hazardous materials is expected in these homes. The City implements household hazardous waste programs through its solid waste franchisee. The site is not located within the vicinity of an airport or airstrip, nor is it subject to wildland fires. Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact VIII. HYDROLOGY AND WATER UALITY -- Would theproject: a) Violate any water quality standards or X waste discharge requirements? (General Plan EIR p. 111-187 ff.) b) Substantially deplete groundwater X supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? General Plan EIR p. III-187 ff. c) Substantially alter the existing X drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off -site? (Project Grading, Site Hydrology) d) Substantially alter the existing X drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner that would result in flooding on- or off -site? (Project Grading, Site Hydrology) e) Create or contribute runoff water X which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? (Project Grading, Site Hydrology) 0 Place housing within a 100-year flood X hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? (Master Environmental Assessment Exhibit 6.6) g) Place within a 100-year flood hazard X area structures that would impede or redirect flood flows? (Master Environmental Assessment Exhibit 6.6) VIII. a) & b) The construction of 85 homes will not significantly impact water supply, nor will it violate water or wastewater requirements. The project proponent will be required to implement the City's water efficient landscaping and construction provisions, which will ensure that the least amount of water is utilized within the homes. The applicant will also be required to comply with the City's NPDES standards, requiring that potential pollutants not be allowed to enter surface waters. These City standards will assure that impacts to water quality and quantity will be less than significant. VIII. c) & d) The proposed project will be responsible for the drainage of on and off site flows, and has been designed to include retention areas within the open spaces proposed for the project. The City Engineer requires that these retention areas retain the 100 year storm on site, which is expected to lower potential impacts to a less than significant level. VIII. e)-g) The construction of 85 homes will not have an impact on the City's storm drainage system. The site is not located within a FEMA designated 100 year storm area. Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact IX. LAND USE AND PLANNING - Would the project: a) Physically divide an established X community? (Aerial photo) b) Conflict with any applicable land use X plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? (General Plan Land Use Element) c) Conflict with any applicable habitat X conservation plan or natural community conservation plan? (Master Environmental Assessment p. 74 ff.) IX. a)-c) The proposed project is surrounded by vacant or residentially developed land, and will continue this pattern of development. The land is designated in the General Plan for Low Density Residential development, and is outside the fee payment area for the Fringe -toed Lizard Habitat Conservation Plan. Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact X. MINERAL RESOURCES -- Would the project: a) Result in the loss of availability of a X known mineral resource that would be of value to the region and the residents of the state? (Master Environmental Assessment p. 71 ff.) b) Result in the loss of availability of a X locally -important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? (Master Environmental Assessment p. 71 ff.) X. a) & b) The proposed project site is within the MRZ-1 Zone, and is therefore not considered to have potential for mineral resources. 1 <.. Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XI. NOISE B Would the project result in: a) Exposure of persons to or generation X of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? (MEA p. ill ff.) b) Exposure of persons to or generation X of excessive groundborne vibration or groundborne noise levels? (Project description) c) A substantial permanent increase in X ambient noise levels in the project vicinity above levels existing without the project? (Project description) d) A substantial temporary or periodic X increase in ambient noise levels in the project vicinity above levels existing without the project? (General Plan land use map) e) For a project located within an airport X land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? (General Plan land use map) f) For a project within the vicinity of a X private airstrip, would the project expose people residing or working in the project area to excessive noise levels? (General Plan land use map) XI. a), c) & d) The proposed project is in an area of the City where current ambient noise levels are relatively low. The development of housing will not significantly impact these noise levels. However, increases in traffic and circulation, the City's primary source of noise, are likely to occur as a result of the project and other projects in the area. The buildout noise levels for the southern portions of the City are expected to range between 62.8 and n;. 67.5 dBA CNEL at 100 feet from centerline. The City's General Plan standard is 65 dBA CNEL for outdoor residential areas, including back yards. The half -width of Avenue 58 at buildout is expected to be 44 feet (Secondary Arterial Roadway Classification in the General Plan). The project proposes a landscaped setback of 10 feet. This will result in backyards at a distance of 54 feet from the centerline. In addition, the project proposes to construct a 6 foot high block wall along the entire parkway frontage. Although it is unlikely that this portion of Avenue 58 would reach 67.5 dBA CNEL at buildout, due to its limited access and limited development potential, the construction of a 6 foot wall will provide noise attenuation of approximately 5 dBA at the private property line. This would mean that the maximum noise level potential at buildout of the General Plan would be 62.7 dBA CNEL, well within the City's standards. Noise impacts at the proposed project, therefore, are expected to be less than significant. The proposed project site will also generate higher than usual noise levels during construction activities. These noise levels will be temporary, and will occur in an area where there are currently no other sensitive receptors. The impacts associated with construction noise, therefore, are expected to be less than significant. XI. b), e)-f) Residential land use will not generate ground borne vibrations. The project is not located in the vicinity of either an airport of airstrip. e rII Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XII. POPULATION AND HOUSING — Would the project: a) Induce substantial population growth X in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? (General Plan, p. 9 ff., application materials) b) Displace substantial numbers of X existing housing, necessitating the construction of replacement housing elsewhere? (General Plan, p. 9 ff., application materials) c) Displace substantial numbers of X people, necessitating the construction of replacement housing elsewhere? (General Plan, p. 9 ff., application materials) XII. a)-c) The proposed project will result in 85 housing units, which are likely to generate about Ii 99 residents. This increase in population is not significant, and is consistent with projected growth in the City. No impacts are expected to population and housing. Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XIII. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? (General Plan MEA, p. 57) X Police protection? (General Plan MEA, p. 57) X Schools? (General Plan MEA, p. 52 ff.) X Parks? (General Plan; Recreation and Parks X Master Plan) Other public facilities? (General Plan MEA, X p. 46 ff.) XIII. a)Buildout of the site will have a less than significant impact on public services. The proposed project will be served by the County Sheriff and Fire Department, under City contract. Buildout of the proposed project will generate property tax, which will offset the costs of added police and fire services. The project will be required to pay the mandated school fees in place at the time of issuance of building permits. The impacts on parks will be less than significant, since the lots are planned to be large, and the project will include a large private open space area. V Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XIV. RECREATION -- a) Would the project increase the use of X existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? (Application materials) b) Does the project include recreational X facilities or require the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment? (Application materials) XIV. a) & b) The proposed project has the potential to generate an additional 199 residents, who will have access to the private open space proposed within the project. These facilities will offset the need for other recreation facilities within the City. Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XV. TRANSPORTATION/TRAFFIC -- Would the project: a) Cause an increase in traffic that is X substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? (General Plan EIR, p. III-29 ff.) b) Exceed, either individually or X cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? (General Plan EIR, p. III-29 ff.) c) Result in a change in air traffic X patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? (No air traffic involved in project) d) Substantially increase hazards due to a X design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? (Project description) e) Result in inadequate emergency X access? (Project description) f) Result in inadequate parking capacity? X (Project description) g) Conflict with adopted policies, plans, X or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? (Project description) XV. a)-g) The proposed project will develop at a density of 2.6 units per acre, well within the Low Density Residential land use parameters. The 814 trips per day to be generated will not have a significant impact on the circulation system, since the land use was analyzed in the General Plan, and levels of service for this area of the City are expected to be acceptable at buildout. The project provides sufficient access for emergency vehicles, does not create safety hazards, and will be required to meet the City's on -lot parking requirements when homes are proposed for the site. The project vicinity will be integrated into SunLine Transit's routes as development warrants. Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XVI. UTILITIES AND SERVICE SYSTEMS B Would the project: a) Exceed wastewater treatment X requirements of the applicable Regional Water Quality Control Board? (General Plan MEA, p. 58 ff.) b) Require or result in the construction of X new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (General Plan MEA, p. 58 ff.) c) Require or result in the construction of X new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (General Plan MEA, p. 58 ff.) d) Have sufficient water supplies X available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? (General Plan MEA, p. 58 ff.) e) Result in a determination by the X wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? (General Plan MEA, p. 58 ff.) 0 Be served by a landfill with sufficient X permitted capacity to accommodate the project's solid waste disposal needs? (General Plan MEA, p. 58 ff.) Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact g) Comply with federal, state, and local X statutes and regulations related to solid waste? (General Plan MEA, p. 58 ff.) XVI. a)-g) Utilities are available at the project site. The land use intensity was included in the analysis of the General Plan, and levels of service were found to be acceptable. No impacts to utilities are expected as a result of the proposed project. Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XVH. MANDATORY FINDINGS OF SIGNIFICANCE -- a) Does the project have the potential to X degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have the potential to X achieve short-term, to the disadvantage of long-term environmental goals? c) Does the project have impacts that are X individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? d) Does the project have environmental X effects that will cause substantial adverse effects on human beings, either directly or indirectly? XVII. a) The project site is significantly disturbed vacant desert, and is not habitat for sensitive species in the area. The proposed project will not, therefore, degrade existing habitat for fish and wildlife. XVII.b) The proposed project supports the long term goals of the General Plan for a variety of housing within the City. XVII. c) The project will not have considerable cumulative impacts, and will not exceed those impacts identified in the General Plan EIR for this area of the City, or the City as a whole. XVII. d) The proposed project has the potential to adversely affect human beings, due to air quality impacts during the construction process. Since the Coachella Valley is in a non - attainment area for PM10, which can cause negative health effects, Section III), above, includes a number of mitigation measures to reduce the potential impacts on air quality to a less than significant level. ADDENDUM TO CITY OF LA QUINTA ENVIRONMENTAL ASSESSMENT #2003-475 (CEQA GUIDELINE 15164) TENTATIVE TRACT 31249, AMENDED #1 EHLINE COMPANY — CORAL RIDGE LLC Recommended by the La Quinta Planning Commission, for certification by the La Quinta City Council Planning Commission Resolution 2005 - Adopted January 11, 2005 For City Council Action: February 1, 2005 Prepared: December 21, 2004 adden475 The City of La Quinta, as lead agency under the California Environmental Quality Act, Public Resources Code section 21000, et seq. ("CEQA") has prepared this Addendum pursuant to CEQA Guideline 15164. This is an Addendum to the original Environmental Assessment #2003-475, certified on September 16, 2003, by the La Quinta City Council for Madison 58 Partners, LLC. The purpose of this Addendum is to document a modification of a portion of the project, which will be implemented through the following subdivision approval: TENTATIVE TRACT 31249, AMENDED #1 This case is referred to as "the Revised Project." All mitigation measures included in EA 2003-475 are incorporated into this document by reference, as set forth in the attached Environmental Assessment. The original project as approved consists of an 85 lot single family subdivision on 33 acres. The Revised Project does not propose any change to the subdivision as approved in the prior actions. The approvals requested as the Revised Project are: 1) An amendment to the existing approved tentative map, which would reduce the internal private street widths from 36 feet to 28 feet as measured between gutter flow lines. This would eliminate all on -street parking, as opposed to the current approval which allows parking on both sides of the street as designed. The City has compared the impacts identified in the Environmental Checklist prepared for the Revised Project with those impacts analyzed in the adopted EA 2003-475 and finds as follows: adden475 '� t Aesthetics - Impacts no greater than previously analyzed. The Revised Project will only affect the internal street widths, and may improve aesthetics in the development through elimination of vehicles parked on the street. Air Quality - Impacts no greater than previously analyzed. The Revised project will not affect traffic (trip or volume) characteristics of this development. It will still be required to comply with the PM 10 Fugitive Dust Control Plan (FRCP) as currently conditioned for the entire project area. Biology - Impacts no greater than previously analyzed. The revised project will not affect biological resources beyond the existing approval as analyzed in EA 2003- 475. Cultural Resources - Impacts no greater than previously analyzed. The Revised Project shall be required to accomplish mitigation as originally stipulated in EA 2003- 475. Geology & Soils - Impacts no greater than previously analyzed. No impacts beyond those analyzed in EA 2003- 475 will occur with the revised project, and mitigation as conditioned on the original project will continue to apply. Hydrology/Water Quality - Impacts less than previously analyzed. The revised project will not affect water resources beyond the existing approval as analyzed in EA 2003-475. Reduced paving will decrease impervious area subject to storm water runoff. Noise - Impacts no greater than previously analyzed. Development of the site will create short-term construction noise impacts of a nature. The Revised Project will not increase noise impacts and may result in an overall reduction in ambient noise due to elimination of on -street parking. Public Services - Impacts similar to those previously analyzed. The Revised Project will eliminate parking on - street, allowing better accessibility for fire and other emergency vehicles. Utilities - Impacts similar to those previously analyzed. The Revised Project may affect utilities to the extent that easement requirements are affected. The reduced roadways should allow additional space to provide those easements. The City finds that consideration of the Revised Project does not call for the preparation of a subsequent Environmental Assessment/Initial Study pursuant to CEQA Guideline 15162 or Public Resources Code Section 21166, in that the Revised Project does not involve: adden475 a q 1► Substantial changes to the project analyzed in the EA which would involve new significant effects on the environment or substantially increase the severity of previously identified impacts; 2) Substantial changes with respect to the circumstances under which the project is being undertaken, which would involve new significant effects on the environment not analyzed in the EA; or 3) New information of substantial importance which would involve new significant effects on the environment not analyzed in the EA, or substantially increase the severity of previously identified impacts. EA 2003-475 has been incorporated with this addendum. A copy of the complete EA documents is attached. EARLIER ANALYSES USED City of La Quinta General Plan; Adopted 3/20/02. Environmental Assessment 2003-475, certified 9/16/03 South Coast Air Quality Management District; CEQA Handbook, April 1993. Final Coachella Valley PM 10 State Implementation Plan; June 2002. PROPOSED MITIGATION MEASURES None proposed. adden475 0 P ", H d A U �q �A a� ox UU W F v, lu t7 a�i U 0 A4 a ao o A. U >, o 0 Cd cd a� O Cd Q aaaQ �n a� �N>C6 GO b0 � � o y F rn a C* cl co U U ° du o bA bb .o O � .o C � C� •� •� •� O a ap Q «i 0 cd U U U UQGG 0 En UN cod 00 cd ¢ bp U U Cod °Y' a O O U a o • � +'' y ��.+ y , Cd A 'Cy O +, N —C,3 c� rn O O �" O CCd as �. cd a Q. a w r%� 4 w A \� 0 2q Q \/ � ƒ . cl . •/ G ? •/ § Ad @ k K m a / 'IM � / 2 & B f % @ U u q § /2 q § /2 /Cd kw k w k� // // 7 � a /u { w © 0ow /2 9 ƒ // / ƒ \7o f / $J �& q � ƒ 0 u 2 2 u \C,3 14. 7w Q Q % '§ k u k •§ 7 a q4R PLANNING COMMISSION RESOLUTION 2005- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF TENTATIVE TRACT 31249, AMENDMENT #1 CASE NO. TENTATIVE TRACT 31249, AMENDMENT #1 APPLICANT: EHLINE COMPANY WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 11 th day of January, 2005, hold a duly noticed Public Hearing to consider a request by the Ehline Company for Tentative Tract 31249, Amendment #1, a request to reduce certain interior private street widths; and, WHEREAS, the City Council of the City of La Quinta, California did, on the 16`h day of September, 2003, approve Tentative Tract 31249, to subdivide 33.33 acres into 85 single-family residential lots, generally located on the south side of Avenue 58 approximately '/a mile west of Madison Street, more particularly described as: PORTION OF THE NE '/4 OF THE NW '/4 OF SECTION 28, T6S, R7E - S.B.B.M. WHEREAS, Tentative Tract 31249, Amendment #1, complies with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended, (City Council Resolution 83-63), in that the Community Development Director has prepared an Addendum to Environmental Assessment 2003- 475, and has determined that none of the circumstances or conditions set forth in Public Resources Code 21166, which would trigger the preparation of any subsequent Environmental Assessment, have been shown to exist; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following findings to justify their recommendation on Tentative Tract 31249, Amendment #1: 1. The La Quinta Community Development Department has prepared an Addendum to Environmental Assessment 2003-475, certified by the La Quinta City Council on September 16, 2003, under Resolution 2003-93. Based on this Addendum, the Community Development Department has determined that none of the circumstances or conditions set forth in Public Resources Code 21166, which would trigger the preparation of any subsequent Environmental Assessment, have been shown to exist. ems. Planning Commission Resolution 2005- Tentative Tract 31249, Amendment #1 Ehline Company January 11, 2005 2. The proposed Tentative Tract Map 31249, Amendment #1 is consistent with the City's General Plan with the implementation of Conditions of Approval to provide for adequate storm water drainage, and other infrastructure improvements. The project remains consistent with the adopted Low Density Residential land use designation of up to four dwelling units per acre, as set forth in the General Plan, and the nature of the Amendment request to reduce private street widths does not affect the proposed density of the project as previously approved. 3. The design and improvements of the proposed Tentative Tract Map 31249, Amendment #1 are consistent with the City's General Plan, with the retention and implementation of the recommended Conditions of Approval to ensure proper street widths, off -site improvements, perimeter walls, parking requirements, and timing of their construction. 4. As conditioned, the design of Tentative Tract 31249, Amendment #1 and type of improvements, acquired for access through, or use of, property within the proposed subdivision will not conflict with such easements. 5. The design of Tentative Tract 31249 Amendment #1 and type of improvements are not likely to cause serious public health problems, in that this issue was considered in Environmental Assessment 2003-475, in which no significant health or safety impacts were identified for the proposed project. 6. The site for Tentative Tract 31249, Amendment #1 is physically suitable for the proposal as natural slopes do not exceed 20%, and there are no identified geological constraints on the property that would prevent development pursuant to the geotechnical study prepared for the subdivision. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does hereby require compliance with those mitigation measures specified by the Addendum to Environmental Assessment 2003-475, prepared for Tentative Tract Map 31249, Amendment #1, as incorporated by reference in said Addendum; 3. That it does recommend approval of Tentative Tract Map 31249, Amendment ; ,4 `i Planning Commission Resolution 2005- Tentative Tract 31249, Amendment #1 Ehline Company January 11, 2005 #1 to the City Council, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 11 th day of January, 2005, by the following vote to wit: AYES: NOES: ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California ATTEST: DOUGLAS R. EVANS Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2005- EXHIBIT "A" CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 31249, AMENDMENT #1 EHLINE COMPANY JANUARY 11, 2005 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. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain the necessary clearances and/or permits from the following agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Coachella Valley Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • SunLine Transit Agency • SCAQMD Coachella Valley The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvement plans for City approval. PAReports - PC\1-11-05\TT31249Am#1\coapcTT31249A1.doc PLANNING COMMISSION RESOLUTION 2005- EXHIBIT "A" CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 31249, AMENDMENT #1 EHLINE COMPANY JANUARY 11, 2005 4. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off -site grading being done in relation to this project. C. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. D. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. E. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. F. The approved SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. PAReports - PC\1-11-05\TT31249Am#l\coapcTT31249A1.doc 2 PLANNING COMMISSION RESOLUTION 2005- EXHIBIT "A" CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 31249, AMENDMENT #1 EHLINE COMPANY JANUARY 11, 2005 PROPERTY RIGHTS 5. 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. 6. The applicant shall offer for dedication on the Final Map all public street right-of- ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 7. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Avenue 58 (Secondary Arterial with Class II Bike Lane, 96' ROW) - Provide a 48-foot right of way from the centerline of Avenue 58 along the project boundary except for additional right of way required along Avenue 58 to accommodate the realignment of Avenue 58 per the City's Realignment Study. The applicant or design professional may revise the Realignment Study to incorporate reduced horizontal radius curves as approved by the City Engineer. The existing 50-foot right of way from the centerline may be reduced to the right of way requirement via vacation of the unneeded right of way on the final map. 8. The applicant shall retain for private use on the Final Map all private street right- of-ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 9. The private street right-of-ways to be retained for private use required for this development include: PRIVATE STREETS 1) Private Residential Streets measured at gutter flow line to gutter flow line shall have a 28-foot travel width within a 32-foot right of P:\Reports - PC\1-11-05\TT31249Am#1\coapcTT31249A1.doc u PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 31249, AMENDMENT #1 EHLINE COMPANY JANUARY 11, 2005 EXHIBIT "A" way with on -street parking prohibited, and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Engineering Department prior to recordation. A. CUL DE SACS 1) The cul de sac shall conform to the shape shown on the tentative map with a 38-foot curb radius at the bulb or larger. B. KNUCKLE 1) The knuckle shall conform to the shape and curb radius as shown on the tentative tract map except for minor revision as may be required by the City Engineer. Curve radii for curbs at all street intersections shall not be less than 25 feet or similar to the lay out shown on the tentative tract map. 10. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1 " equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement. 1 1 . When the City Engineer determines that access rights to the proposed street right-of-ways shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such right-of-ways, the applicant shall grant the necessary right-of-ways within 60 days of a written request by the City. P:\Reports - PC\1-11-05\TT31249Am#1\coapcTT31249A1.doc 4 PLANNING COMMISSION RESOLUTION 2005- EXHIBIT "A" CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 31249, AMENDMENT #1 EHLINE COMPANY JANUARY 11, 2005 12. 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. 13. The applicant shall create perimeter landscaping setbacks along all public right- of-ways as follows: A. Avenue 58 (Secondary Arterial) - 10-foot from the R/W-P/L. The listed setback depth shall be the average depth where a meandering wall design is approved. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 14. The applicant shall offer for dedication those easements necessary for the placement and access to, utility lines and structures, drainage basins, mailbox clusters, park lands and common areas on the Final Map. 15. Direct vehicular access to Avenue 58 from any portion of the site from frontage along Avenue 58 is restricted, except for those access points identified on the tentative tract map, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final tract map. 16. 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. 17. 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. PAReports - PC\1-11-05\TT31249Am#1\coapcTT31249A1.doc rj PLANNING COMMISSION RESOLUTION 2005- EXHIBIT "A" CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 31249, AMENDMENT #1 EHLINE COMPANY JANUARY 11, 2005 FINAL MAPS 18. Prior to the City's approval of a Final Map, the applicant shall furnish accurate AutoCAD files of the Final Map that was approved by the City's map checker on a storage media acceptable to the City Engineer. Such files shall be in a standard AutoCAD format so as to be fully retrievable into a basic AutoCAD program. 19. Where a Final Map was not produced in an AutoCAD format, or produced in a file that can be converted to an AutoCAD format, the City Engineer will accept a raster -image file of such Final Map. The Final Map shall be of a 1 " = 40' scale. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of Section 13.24.040 (Improvement Plans), LQMC. 20. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note: the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Rough Grading Plan: 1 " = 40' Horizontal B. PM 10 Plan 1 " = 40' Horizontal C. SWPPP 1 " = 40' Horizontal Note: A through C to be submitted concurrently. D. Off -Site Street Improvement/Storm Drain Plans: 1 " = 40' Horizontal, 1 " = 4' Vertical o 4 ( P:\Reports - PC\1-11-05\TT31249Am#l\coapcTT31249A1.doc 6 PLANNING COMMISSION RESOLUTION 2005- EXHIBIT "A" CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 31249, AMENDMENT #1 EHLINE COMPANY JANUARY 11, 2005 E. Off -Site Signing & Striping Plan 1 " = 40' Horizontal The Off -Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. F. On -Site Street Improvement/Storm Drain/Signing & Striping Plans 1 " = 40' Horizontal, 1 " = 4' Vertical The following plans shall be submitted to the Building and Safety Department for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized by the Building and Safety Director in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. G. 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. All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. All 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 Engineering Department. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1- foot of cover, or sufficient cover to clear any adjacent obstructions. 21. The City maintains standard plans, detail sheets and/or construction notes for elements of construction on the Public Works Online Engineering Library at http://www.la-guinta.org/publicworks/tractl/z onlinelibrary/0 intropage.htm. P:\Reports - PC\1-11-05\TT31249Am#1\coapcTT31249A1.doc PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 31249, AMENDMENT #1 EHLINE COMPANY JANUARY 11, 2005 EXHIBIT "A" 22. The applicant shall furnish a complete set of the AutoCAD files of all approved improvement plans on a storage media acceptable to the City Engineer. The files shall be saved in a standard AutoCAD format so they may be fully retrievable through a basic AutoCAD program. At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the AutoCAD files in order to reflect the as -built conditions. Where the improvement plans were not produced in a standard AutoCAD format, or a file format that can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. IMPROVEMENT SECURITY AGREEMENTS 23. 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. 24. Any Subdivision Improvement Agreement ("SIA") entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Tentative Tract Map, shall comply with the provisions of Chapter 13.28 (Improvement Security), LQMC. 25. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions that 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 P:\Reports - PC\1-11-05\TT31249Am#1\coapcTT31249A1.doc 8 PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 31249, AMENDMENT #1 EHLINE COMPANY JANUARY 11, 2005 EXHIBIT "A" 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. 26. 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 means, as the City may require. Off -Site Improvements should be completed on a first priority basis but no later than the issuance of the 171h 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. 27. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on -site and off -site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule adopted by City resolution, or ordinance. P:\Reports - PC\1-11-05\TT31249Am#1\coapcTT31249A1.doc 9 PLANNING COMMISSION RESOLUTION 2005- EXHIBIT "A" CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 31249, AMENDMENT #1 EHLINE COMPANY JANUARY 11, 2005 For items not listed in the City's unit cost schedule, the proposed unit costs shall be approved by the City Engineer. At the time the applicant submits its detailed construction cost estimates for conditional approval of the Final Map by the City Council, the applicant shall also submit one copy each of an 8-1 /2" x 11 " reduction of each page of the Final Map, along with a copy of an 8-1 /2" x 11 " Vicinity Map. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. Security will not be required for telephone, natural gas, or Cable T.V. improvements. 28. 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 29. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 30. 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. 31. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer, B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, (Fugitive Dust Control), LQMC, and PAReports - PC\1 -1 1-05\TT31249Am#1 \coapcTT31249A1.doc 10 PLANNING COMMISSION RESOLUTION 2005- EXHIBIT "A" CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 31249, AMENDMENT #1 EHLINE COMPANY JANUARY 11, 2005 D. A Best Management Practices report prepared in accordance with Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm Management and Discharge Controls), LQMC. All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. 32. The applicant shall maintain all open graded, undeveloped land so as 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. 33. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform to the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six (6) feet 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. 34. 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. 35. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. r� P:\Reports - PC\1-11-05\TT31249Am#1\coapcTT31249A1.doc 11 PLANNING COMMISSION RESOLUTION 2005- EXHIBIT "A" CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 31249, AMENDMENT #1 EHLINE COMPANY JANUARY 11, 2005 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. 36. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus three tenths of a foot from the elevations shown on the approved Tentative Tract Map, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 37. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGF 38. The applicant shall revise proposed retention basins to comply with the provisions of Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No. 97.03. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. Additionally, the 100 year storm water shall be conveyed to drainage facilities within the interior street right of way. The tributary drainage area shall extend to the centerline of adjacent public streets. The design storm shall be either the 3 hour, 6 hour or 24 hour event producing the greatest total run off. 39. 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. 40. Nuisance water shall be retained on site. In residential developments, nuisance water shall be disposed of in a trickling sand filter and leach field or equivalent system approved by the City Engineer. The sand filter and leach field shall be designed to contain surges of up to 3 gph/1,000 sq. ft. of landscape area, and infiltrate 5 gpd/1,000 sq. ft. The sand filter and leach field shall be designed to PAReports - PC\1-11-05\TT31249Amti1\coapcTT31249A1.doc 12 PLANNING COMMISSION RESOLUTION 2005- EXHIBIT "A" CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 31249, AMENDMENT #1 EHLINE COMPANY JANUARY 11, 2005 contain nuisance water surges from landscape area, residential unit, and off -site street nuisance water. Flow from adjacent well sites shall be designed for retention area percolation by separate infiltration system approved by the City Engineer. The sand filter design shall be per La Quinta Standard 370 with the equivalent of 137.2 gph of water feed per sand filter to accept the abovementioned nuisance water requirements. Leach line requirements are 1.108 feet of leach line per gph of flow. 41. 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. 42. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. Additionally, the Homeowners Association (HOA) shall condition that all properties with rear and side property lines abutting internal retention basin/landscaping areas (Lot "Q"), be limited to perimeter wall/fences as described in the Section 8.06.040 with wall heights not to exceed three feet (3') topped with two additional feet (2') of wrought iron fence (total 5-foot high) as approved by the Community Development Director and the City Engineer. 43. For on -site common retention basins, retention depth shall be according to Engineering Bulletin 97.03, and side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. For retention basins on individual lots, retention depth shall not exceed two feet. 44. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC. 45. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 46. 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. P:\Reports - PC\1-11-05\TT31249Am#1\coapcTT31249A1.doc 13 PLANNING COMMISSION RESOLUTION 2005- EXHIBIT "A" CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 31249, AMENDMENT #1 EHLINE COMPANY JANUARY 11, 2005 47. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. UTILITIES 48. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities), LQMC. 49. The applicant shall obtain approval of the City Engineer for 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. 50. 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. 51. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 52. The applicant shall comply with the provisions of Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For Individual Properties And Development), LQMC for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 53. The applicant shall construct the following street improvements to conform with the General Plan: PAReports - PC\1-11-05\TT31249Am#1\coapcTT31249A1.doc 14 PLANNING COMMISSION RESOLUTION 2005- EXHIBIT "A" CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 31249, AMENDMENT #1 EHLINE COMPANY JANUARY 11, 2005 A. OFF -SITE STREETS 1) Avenue 58 (Secondary Arterial with Class II Bike Lane; 96'R/W): Widen the south side of the street along all frontage adjacent to the Tentative Map boundary to its ultimate width on the south side as specified in the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county -road design standard to La Quinta's urban arterial design standard. The south curb face shall be located thirty-six feet (36') south of the centerline, except at locations where additional street width is needed to accommodate: a) The realignment of Avenue 58 per the City's Realignment Study. The applicant or design professional may revise the Realignment Study to incorporate reduced horizontal radius curves as approved by the City Engineer. Other required improvements in the Avenue 58 right of way and/or adjacent landscape setback area include: b) All appurtenant components such as, but not limited to, curb, gutter, traffic control striping, legends, and signs. c) A 10-foot wide Multi -Purpose Trail - The applicant shall construct a multi -use trail per La Quinta Standard 260 along the Avenue 58 frontage within the landscaped setback parkway and four feet into the back of the parkway. The location and design of the trail shall be approved by the City. A split rail fence shall be constructed to separate the multi -purpose trail from the pedestrian sidewalk in accordance with Section 9.140.060 (Item E, 3a) of the Zoning Ordinance. At grade intersection crossings shall be a design including finished surface, geometry and location as approved by the Engineering Department on the street improvement plan submittal. The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements (e.g., grading, traffic PAReports - PC\1-11-05\TT31249Am#1\coapcTT31249A1.doc 15 PLANNING COMMISSION RESOLUTION 2005- EXHIBIT "A" CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 31249, AMENDMENT #1 EHLINE COMPANY JANUARY 11, 2005 control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). B. PRIVATE STREETS 1) Construct Private Residential Streets except for entry drives to be measured at gutter flow line to gutter flow line to have a 28-foot travel width with on -street parking prohibited, and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Engineering Department prior to recordation. 2) The location of driveways of corner lots shall not be located within the curb return and away from the intersection when possible. C. PRIVATE CUL DE SACS 1) Shall be constructed according to the lay -out and curb radius at the bulb as shown on the tentative map with38-foot curb radius or greater at the bulb similar to the layout shown on the rough grading plan. D. KNUCKLE 1► Construct the knuckle to conform to the layout shown in the tentative tract map, except for minor revisions as may be required by the City Engineer. 54. All gated entries shall provide for a three -car minimum stacking capacity for inbound traffic; to be a minimum length of 62 feet from call box to the street; and shall provide for a full turn -around outlet for non -accepted vehicles. Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1 " = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turn -around (minimum radius to be 24 feet) out onto the main street from the gated entry. Two lanes of traffic shall be provided on the entry side of each gated entry, one lane shall be dedicated for residents and one lane for visitors. The two travel r� P:\Reports - PC\1-11-05\TT31249Am#1\coapcTT31249A1.doc 16 PLANNING COMMISSION RESOLUTION 2005- EXHIBIT "A" CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 31249, AMENDMENT #1 EHLINE COMPANY JANUARY 11, 2005 lanes shall be a minimum of 20 feet of total paved roadway surface or as approved by the Fire Department. Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. 55. 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 Secondary Arterial 3.0" a.c./4.5" c.a.b. 4.0" a.c./6.0" c.a.b. or the approved equivalents of alternate materials. 56. 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. 57. General access points and turning movements of traffic are limited to the following: A. Avenue 58 Primary Entry (approximately 395' east of the westerly boundary, across Stone Creek Way): Full turn in, Full turn out. B. Secondary Entry (at easterly boundary, across Coral Mountain Court): Full turn in, Full turn out. 58. 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. P:\Reports - PC\1-11-05\TT31249Am#l\coapcTT31249A1.doc 17 PLANNING COMMISSION RESOLUTION 2005- EXHIBIT "A" CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 31249, AMENDMENT #1 EHLINE COMPANY JANUARY 11, 2005 59. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. FIRE MARSHAL 60. For residential areas, approved standard fire hydrants, located at each intersection and spaced 330 feet apart with no portion of any lot frontage more than 165 feet from a hydrant. Minimum fire flow shall be 1000 GPM for a 2- hour duration at 20 PSI. 61. For any buildings with public access i.e. recreational halls, clubhouses, etc. or buildings with a commercial use i.e. gatehouses, maintenance sheds, etc. Super fire hydrants are to be placed no closer than 25 feet and not more than 165 feet from any portion of the first floor of said building following approved travel ways around the exterior of the building. Minimum fire flow for these areas would be 1500 GPM for a 2-hour duration at 20 PSI. 62. Blue dot retro-reflectors shall be placed in the street 8 inches from centerline to the side that the fire hydrant is on, to identify fire hydrant locations. 63. Any turn or turn -around requires a minimum 38-foot turning radius. 64. All structures shall be accessible from an approved roadway to within 150 feet of all portions of the exterior of the first floor. 65. The minimum dimension for access roads and gates is 20 feet clear and unobstructed width and a minimum vertical clearance of 13 feet 6 inches in height. 66. Any gate providing access from a public roadway to a private entry roadway shall be located at least 35 feet setback from the roadway and shall open to allow a vehicle to stop without obstructing traffic on the road. Where a one- way road with a single traffic lane provides access to a gate entrance, a 38-foot turning radius shall be used. 67. Gates shall be automatic, minimum 20 feet in width and shall be equipped with a rapid entry system (KNOX). Plans shall be submitted to the Fire Department for approval prior to installation. Automatic gate pins shall be rated with a shear PAReports - PC\1-11-05\TT31249Am#1\coapcTT31249A1.doc 18 PLANNING COMMISSION RESOLUTION 2005- EXHIBIT "A" CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 31249, AMENDMENT #1 EHLINE COMPANY JANUARY 11, 2005 pin force, not to exceed 30 pounds. Gates activated by the rapid entry system shall remain open until closed by the rapid entry system. 68. The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. Two sets of water plans are to be submitted to the Fire Department for approval. 69. The applicant or developer shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or signs. 70. Fire Department plan check is to run concurrent with the City plan check. CONSTRUCTION 71. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPING 72. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 73. The applicant shall provide landscaping in the required setbacks, retention basins, and common lot areas. 74. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. The applicant shall submit the landscape plans for approval by the Community Development Department (CDD), prior to plan checking by the Public Works Department. When plan checking has been completed by CDD, the applicant P:\Reports - P01-11-05\TT31249Am#1\coapcTT31249A1.doc 19 PLANNING COMMISSION RESOLUTION 2005- EXHIBIT "A" CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 31249, AMENDMENT #1 EHLINE COMPANY JANUARY 11, 2005 shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. NOTE: Plans are not approved for construction until signed by the City Engineer. 75. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn areas shall be minimized with no lawn or spray irrigation being placed within 18 inches of curbs along public streets. The landscape and irrigation plans shall be approved by the Coachella Valley Water District and Riverside County Agriculture Commissioner prior to submittal of the final plans to the Community Development Department, pursuant to Chapter 8.13 of the Municipal Code. Specific landscape requirements for the project are: A. No more than 50% of any front yard area shall be devoted to turf. Front yard landscaping shall consist of at least two trees, each with a minimum 1.5 inch caliper measured three feet up from grade level after planting, ten 5-gallon shrubs, and groundcover. Palm trees may count as a shade tree if the trunk is a minimum six feet tall. Double lodge poles (two-inch diameter) shall be used to stake trees. Bubblers and emitters shall be used to irrigate shrubs and trees. Homebuyers shall be offered a 100% desert landscape option. B. Parkway shade trees shall be provided in the perimeter landscape improvement plans for Avenue 58, to be 24-inch or larger box with a minimum two-inch caliper. Trees shall be a minimum height of ten feet at installation. QUALITY ASSURANCE 76. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 77. The applicant shall employ, or retain, qualified engineers, surveyors, and such other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. P:\Reports - PC\1-11-05\TT31249Am#1\coapcTT31249A1.doc 20 PLANNING COMMISSION RESOLUTION 2005- EXHIBIT "A" CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 31249, AMENDMENT #1 EHLINE COMPANY JANUARY 11, 2005 78. The applicant shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. 79. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans that were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. MAINTENANCE 80. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 81. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. COMMUNITY DEVELOPMENT 82. Building heights shall be limited to one-story/22 feet, for a distance into the site of 150 feet from the Avenue 58 ultimate right-of-way line. 83. Revisions to the tentative map during plan check including, but not limited to, lot line alignments, easements, improvement plan revisions, and similar minor changes which do not alter the design (layout, street pattern, etc.) may be administratively approved through the plan check process, with the mutual consent and approval of the Community Development and Public Works Directors. This shall include increases or decreases in number of lots meeting the general criteria above, but involving a change of no more than 5 % of the total lot count of the Tentative Map as approved. Any revisions that would exceed the General Plan density standards, based on net area calculations, must be processed as an amended map, as set forth in Title 13, LQMC. P:\Reports - PC\1-11-05\TT31249Am#1\coapcTT31249A1.doc 21 PLANNING COMMISSION RESOLUTION 2005- EXHIBIT "A" CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 31249, AMENDMENT #1 EHLINE COMPANY JANUARY 11, 2005 84. Prior to submitting civil plans for any grading or other land disturbance permit(s), the applicant shall have completed a final report of summation and recommendation on the archaeological fieldwork, as completed by CRM Tech for TT 31249. The final report(s) shall be submitted to, reviewed, and accepted by, the Community Development Department and Historic Preservation Commission, prior to issuance of any land disturbance permit or other entitlement. The applicant shall have entered into a contract for archaeological monitoring with a qualified archaeologist, with a copy of that contract/agreement to be submitted with civil plans for any grading or other land disturbance. The contract shall be reviewed and accepted by Community Development prior to any grading permit approval. Should any cultural or historic resource be uncovered during grubbing, grading, trenching or other earth moving activity on or off the project site, all work shall cease and a qualified archaeologist shall be retained to examine the find and determine its significance. The archaeologist shall be empowered to stop or redirect earth -moving activities. The archaeologist shall file a report with the Community Development Department immediately following completion of earth moving activities, on the findings at the site. 85. A paleontologic monitor shall be on site during all earth moving activities. The monitor shall be empowered to stop or redirect earth -moving activities on the site. The monitor shall curate all finds using best professional practices, and shall file a report with the Community Development Department reporting on his/her findings immediately following completion of earth moving activities. 86. Where possible (i.e. adjacent to retention areas and islands), perpendicular parking spaces for guests shall be provided, to the satisfaction of the Community Development Department and Public Works Department. FEES AND DEPOSITS 87. Applicant shall comply with provisions of Section 13.24.180 (Fees and Deposits), LQMC. These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposit and fee amounts shall be those in effect upon application for plan check and permits. PAReports - PC\1-11-05\TT31249Am#1\coapcTT31249A1.doc 22 PLANNING COMMISSION RESOLUTION 2005- EXHIBIT "A" CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 31249, AMENDMENT #1 EHLINE COMPANY JANUARY 11, 2005 88. Provisions shall be made to comply with terms and requirements of the City's Art in Public Places program, as in effect at the time of building permit issuance. 89. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). 11�F;- PAReports - PC\1-11-05\TT31249Am#1\coapcTT31249A1.doc 23 ATTACHMENT 1 VICINITY MAP NTS 0 IN THE CITY OF LA QUINTA, STATE OF CALIFORNIA SHEET No. A.P.N. 766-070-001 & 002 r :NTATIVE TRACT MAP NO. 31 4 AMENDMENT NO. 1 0IF SHTS. . OF THE NE 1 /4 OF THE NW1 /4 OF SEC. 28, T.6S., RIE. OF THE S.B.M. FILE No. MADISON 58 PARTNERS .JOB No. 02226.1 rip ATTACHMENT 4 a 0 �o i wa nn d Oz0 N a doo° �o� o w �rc a r �0> � ci < O i 00 LL 1 3 � zzz - z cc U �l 0 Z 1!�JOIN N �� 1 oil ,silk i A�o �y i a VA Him scnzmn,nun•wxis,,,mnaesrnNwanm, IM ATTACHMENT ROADBED WIDTH TO THIS POINT 2'6" R' 6" 2'0" 3/8" R 1 /4":1 M BATTER , IN s Y pi 3" AC PVM'T OVER 4.5" MISC CRUSHED BASE (MIN) WEDGE CURB & GUTTER DETAIL ITS 4" R. PROPOSED WEDGE CURB - BOTH MAPS 40' R/W C/L /W 10' 20' 20' PUE PUE •L 2� 2Z y �WEDGERB & GUTTER —' INTERIOR STREET (PRIVATE STREET) - NTS APPROVED TT 31249 _ 32' j R/W C/I / t 10' 16' 16' 10' �1 PUE PUE I 2% s" WEDGE CURB & GUTTER INTERIOR STREET (PRIVATE STREET) NTS AMENDED TT 31249 PH #B PLANNING COMMISSION STAFF REPORT DATE: JANUARY 11, 2005 CASE NO.: ENVIRONMENTAL ASSESSMENT 2004-520 SPECIFIC PLAN 99-035, AMENDMENT #1 TENTATIVE TRACT MAP 33076 APPLICANT: ND LA QUINTA PARTNERS LLC REQUEST: 1.) SPECIFIC PLAN AMENDMENT (ATTACHMENT 1) ADDING 120 ACRES TO THE SPECIFIC PLAN AREA; CHANGING THE LAND USE DISTRIBUTION FOR LANDS EASTERLY OF MADISON STREET; AND ADDING PROVISIONS FOR GUEST HOUSES THROUGHOUT THE SPECIFIC PLAN AREA. 2.) TENTATIVE TRACT MAP SUBDIVIDING LANDS WITHIN THE SPECIFIC PLAN AREA EAST OF MADISON STREET INTO 225 RESIDENTIAL LOTS, AND MISCELLANEOUS LOTS FOR GOLF, STREETS AND COMMUNITY FACILITIES. LOCATION: BETWEEN AVENUE 52 AND AVENUE 54, AND BETWEEN JEFFERSON STREET AND MONROE STREET PROPERTY OWNER: ND LA QUINTA PARTNERS LLC GENERAL PLAN/ ZONING DESIGNATIONS: LOW DENSITY RESIDENTIAL, GOLF COURSE OPEN SPACE ENVIRONMENTAL DETERMINATION: THE COMMUNITY DEVELOPMENT DEPARTMENT HAS REVIEWED THIS PROJECT UNDER THE PROVISIONS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA), AND HAS DETERMINED THAT NEITHER THE PROPOSED CHANGES TO THE PROJECT, NOR CHANGED CIRCUMSTANCES, NOR ANY NEW INFORMATION THAT WILL RESULT IN THE IDENTIFICATION OF NEW SIGNIFICANT IMPACTS, OR THE SUBSTANTIAL INCREASE IN THE SEVERITY OF SIGNIFICANT IMPACTS IDENTIFIED IN CERTIFIED EIR SCH#99061109, AND AN ADDENDUM TO THE EIR HAS BEEN PREPARED (ATTACH MENT 2). SURROUNDING LAND USES: NORTH: AVENUE 52, COACHELLA CANAL, SINGLE-FAMILY RESIDENTIAL, AGRICULTURAL LANDS, VACANT LANDS SOUTH: AVENUE 54, PGA WEST, SINGLE-FAMILY RESIDENTIAL, VACANT LANDS EAST: MONROE STREET, SINGLE-FAMILY RESIDENTIAL, AGRICULTURAL LANDS, VACANT LANDS WEST: JEFFERSON STREET, SILVERROCK RESORT BACKGROUND: The Specific Plan was originally approved by the City Council as the Country Club of the Desert Specific Plan on November 21, 2000. At that time, an Environmental Impact Report was also certified. Since that time, the project has partially developed on the lands located between Jefferson Street and Madison Street. That portion of the Specific Plan area is now known as the Hideaway. PROJECT REQUEST: The Specific Plan Amendment affects primarily those lands east of Madison Street. An additional 120 acres of land has been added to the Specific Plan in its northeasterly portion. The land use distribution is also proposed to be amended. There are no changes or additions to land uses proposed. The area east of Madison Street (proposed to be called the Madison Club) totals 472 acres. The Specific Plan Amendment would allow 225 single-family homes on approximately 165 acres, an 18-hole golf course on 272 acres, and 50 detached villas on 33 acres. Proposed improvements would be surrounded by berms and walls. Off -site street improvements would be constructed to City standards, while interior streets are proposed at a 28 foot right of way, with a 10 foot public utility easement on either side. Avenue 53, which occurs as an east -west roadway through the center of the site, is proposed to be vacated where it is entirely on -site. Since this is not a General Plan road, and since its location has been eliminated by other development, its loss is not expected to impact the roadway system. Only minor amendments to the Specific Plan on that portion occupied by the Hideaway are proposed. Specifically, the addition of text addressing guest houses, and the modification of the project density to reflect the actual buildout of that portion of the site. These issues are further addressed below. In conjunction with the Specific Plan Amendment, the applicant also has submitted a Tentative Tract Map, which subdivides the lands east of Madison Street into 225 single-family lots, a lot for future villas in the northeastern portion of the property, lots for seven well sites, golf course and clubhouse facilities, and streets. Access to the site is proposed from Avenue 54 (the southeastern corner of the site) and Avenue 52, and emergency access from Madison Street. A number of issues have PAReDorts - PC\1-1 1-05\ND LQ SP Amd 1 \StffRpt.doc been reviewed as part of the staff review of this project. These issues are described individually below. Guesthouses As stated above, the Specific Plan Amendment includes provisions for guest houses within both the existing Hideaway portion of the Specific Plan, currently under development, and the easterly portion, to be developed in the future. The issue has arisen through the building permit process, due to the architectural and site planning style of the units at the Hideaway. The design proposed for some of these units include two or three detached units around a central courtyard, in keeping with traditional Spanish Colonial architecture. These detached units have limited kitchen facilities, and are not intended for rental. They are proposed as guest suites or maid's quarters. As building permit requests were submitted for these units, the City's definitions for second units have not easily accommodated the concept within the Hideaway. The proposed Specific Plan Amendment, therefore, would clarify the standards and conditions under which guest houses could be constructed within both the existing Hideaway, and the future Madison Club. Staff has reviewed the language proposed by the applicant, and requested amendments which ensure that the guest houses do not create an overbuilt condition, or do not become de facto rental units. The language as presented in the Specific Plan (see Page ES-2) assures that the design concept sought by the developer will be achieved, while protecting the interests of the City for country club style development. Density The approved Specific Plan allows up to 819 units on 988 acres. The proposed Specific Plan Amendment would increase the total acreage to 1,108, by adding 120 acres at the northeastern boundary of the site. The actual buildout of the Hideaway portion of the Specific Plan will result in 446 single-family dwelling units, a reduction of 373 units from the original approval. The Amendment also proposes a total of 275 dwelling units within the Madison Club portion of the Plan. Altogether, therefore, buildout of the 1,108 acres would result in a total of 721 dwelling units, or a net reduction of 98 units from the original approval (not including the allowable density on the added 120 acres). The resulting overall density for the entire project site will therefore be 0.65 units per acre. Phasing The Specific Plan Amendment proposes three phases to the development of the Madison Club. The first phase would consist of mass grading and completion of the golf course (approximately 272 acres). The second phase would consist of the development of the single-family homes around the golf course. The third phase would complete development of the site, and include the villas proposed for the northeastern corner of the site. PAReDorts - PC\1-11-05\ND LQ SP Amd 1\StffRDt.doc The Specific Plan is silent on the phasing of perimeter improvements on Avenue 52, Madison Street, Avenue 54 and Monroe Street. The development of the Hideaway portion of the Plan has included phased improvements on Jefferson Street and Avenue 54. The improvements on Avenue 54 have not been undertaken in a time efficient and effective manner. There is a concern that improvements for the Madison Club, which include the construction of Madison Street from Avenue 52 to Avenue 54, be completed in a time efficient manner, and not repeat the difficulties encountered with the Hideaway. A condition of approval 'has therefore been included which requires that all street improvements for the perimeter roadways be completed with the first phase of development. Trails The General Plan requires trails on Avenue 52, Avenue 54, Madison Street and Monroe Street. The Table below lists the required trails, and those proposed by the Specific Plan. Table 1 General Plan and Project Proposed Trails Location General Plan Re uirement Specific Plan Proposed Avenue 52 Class II Bike Trail Multi -Purpose Trail Avenue 54 Class II Bike Trail Class II Bike Trail Multi -Purpose Trail Pedestrian/Hiking Trail Madison Street Class II Bike Trail Class II Bike Trail Multi -Purpose Trail Multi -Purpose Trail Pedestrian/Hiking Trail Monroe Street Class II Bike Trail Class II Bike Trail Multi -Purpose Trail As depicted in the Table, the Specific Plan is deficient in the trails proposed. Although Pedestrian/Hiking Trails and Multi -Purpose Trails can be combined, the project proposes only bicycle trails on Avenue 54 and Monroe Street, and no trails on Avenue 52. A condition of approval has been added which requires that ten foot wide multi -purpose trails be provided in the landscaped parkways of Avenue 52, Avenue 54, and Monroe Street; and also requires a Class II Bike Trail on Avenue 52. The multi -purpose trails are required in addition to the standard sidewalks on each of the streets. Development Standards The proposed Specific Plan Amendment does not significantly alter the development standards for residential development within the Madison Club. Lot size was previously 15,000 s.f. for custom lots, and 8,000 s.f. for the single-family residential. The lot size for either of these product types is proposed at 10,000 s.f. in the Amendment. Lot size for the villas has been increased from 3,000 s.f. minimum to 7,500 s.f. minimum. Side yard setbacks have been reduced for the custom lots from ten to five feet. The side entry garage front setback has been increased to 25 feet from 20 feet for the single-family homes; and reduced from 15 feet to five feet for the villas. None of these changes are significant in terms of the design of the project, but do provide more flexibility in site design. P:\Reoorts - PC\1-11-05\ND LQ SP Amd 1\StffRot.doc �' J 4"' Development standards for the golf clubhouse are identical to those previously approved. Parking standards for the golf course represent a reduction of 50% of the City's standards for golf courses, as had been previously approved. The Specific Plan Amendment proposes a private golf course, whose members will be residents. The reduction in parking requirements appears justified given the nature of the use. Perimeter Berms The issue of perimeter berming has been of concern for this project. The approved Specific Plan does not include standards for berming. The Specific Plan Amendment includes considerable berming, with walls located atop these berms, on all sides of the project. (see Attachment 3, Perimeter Berm Sections.) The Specific Plan Amendment proposes to allow berms of up to 22 feet within 150 of the right of way of Avenue 52, Avenue 54 and Madison Street. The Berm Sections provided by the applicant show the following berm heights and locations. Table 2 Berming on Site Perimeter Street Cross Section & Height* Distance from Right -of -Way Avenue 52 A: T13-9' 38' TW-15' B: T13-14' 32' TW-17' C: T13-9' 28' TW-15' Monroe Street D: T13-20' 60' TW-21' E: T13-11 " 34' TW-17' Avenue 54 F: TB-8' 28' TW-13' G: T13-7' 30' TW-13' H: TB-8' 30' TW-14' Madison Street I: TB-3' 28' TW-9' J: T13-13' 60' TW-11' 30' K: T13-6' 40' TW-12' L: T13-14' 70' TW-1 1' 30' M: T13-20' 90, TW-12' 40' N: T13-20' 90, TW-12' 40' 0: T13-20' 80' TW-22' 65' *TB = Top of Berm. TW = Top of Wall P:\Reoorts - PC\1-11-05\ND LQ SP Amd 1\StffRDt.doc The Table demonstrates that the berming varies greatly, with the most significant berming occurring on Madison Street. The most recent discussion regarding perimeter berming occurred in the City's review of the Andalusia project. The City Council's concern regarding the perimeter berming for this project led to conditions of approval which prohibit berming within 20 feet of the right-of-way; limit berming to no more than 12 feet for the area 20 to 50 feet from the right-of-way; and limit berming to 16 feet for areas 50 feet or more from the right of way. If applied to this project, Cross Section "B" would be reduced by two feet; and Cross Sections "D", "M", "N" and "0" would be reduced by four feet each. Given the similarities in site topography, the potential for cavernous tunnels along the City's Major Arterials, and the preservations of Image Corridors, staff believes the imposition of the condition as required for the Andalusia project is appropriate here. Condition #82 has therefore been added. This condition would apply for all berming on the project site, including any berming planned for the project entries. Language in the Specific Plan (Page 4-5) allows no more than four feet in grade separation within 150 feet of an existing home, and six feet in grade separation between off -site lands and the top of on -site landforms. This section also allows for up to 22 feet separation between top of curb and the top of a landform. The language would be amended by Condition #82 to allow no more than 16 feet between top of curb and top of a landform. Tentative Tract Map The proposed Tentative Tract Map (TTM) (Attachment 4) implements the Specific Plan for those lands within the Specific Plan area which are east of Madison Street. The Map has been designed to be consistent with the Specific Plan land use diagrams, with the exception of the area to be developed for villas, which has been reduced from 35 to 13 acres. This site would be further subdivided in the future, and could accommodate up to an additional 19 units. On this basis, the Map and subsequent development of the villas property would result in a slightly lower total unit count for the site, with a maximum potential of 244 d.u., rather than the 275 permitted in the Specific Plan. Since it is not unusual for Specific Plans and their implementing maps to vary, and since the Map will result in a reduction in impacts, the Map is consistent with the Specific Plan, as amended. The TTM proposes two entries for the project, one on Avenue 52, and one on Avenue 54. In addition, several emergency accesses are provided as needed. Due to the limited number of roadways within the project, emergency access roads are also proposed within the project, connecting cul de sacs for emergency purposes on the south end of the site. These emergency access routes are proposed to be paved or surfaced to match cart paths, and are proposed to be 20 feet in width. Interior streets are proposed to be 28 feet, as permitted in the Specific Plan. The General Plan allows private streets at this width, "with restricted parking." The City Engineer does not allow parking on 28 foot wide streets, to allow adequate travel lanes. The Specific Plan requires that parking be provided per the City's Development Code. The Development Code requires two enclosed spaces per home, plus 0.5 spaces per home if parking is not permitted on the street. The PAReDorts - PC\1-11-05\ND LQ SP Amd 1\StffRDt.doc project therefore requires a total of 113 guest parking spaces. The Map does not provide any area for guest parking in the residential areas. The Map has been conditioned to require 113 parking spaces, or that interior streets be widened to allow an eight foot wide parking lane on one side of all streets. The TTM does not show deceleration lanes, and has been conditioned to provide them, as established in Public Works Bulletin 03-08. Deceleration lanes are required as follows: 1. Right turn lane on Madison Street at its intersection with Avenue 52. 2. Right turn lane at the project entry on Avenue 52. 3. Right turn lane on Monroe Street at its intersection with Avenue 54. 4. Right turn lane on Avenue 54 at the project entry 5. Right turn lane on Avenue 54 at its intersection with Madison Street. As discussed at the end of the Perimeter Berm section above, the Specific Plan provides for no more than a six foot grade separation between adjacent property and the top of landforms within the project. However, the cross sections provided for the eastern property line (adjacent to currently vacant lands north of Avenue 53 and west of Monroe), show a grade separation of 14 feet between the future pads on the adjacent Rancho Santana site and the top of berm on the project site on Avenue 53 (see Cross Section "G-G" on the cover page of the Map), and a separation of 16 feet between the top of berm and the pads along the property line at Cross Section "F-F. This would mean that the homes on the adjacent property would be 14 to 16 feet lower than those on the proposed project. This is not an acceptable alternative for the surrounding land owners, nor is it permitted in the Specific Plan. Condition #87 has been added which allows no more than six feet of vertical separation between the top of any berm on the project site and the lands located at the southwest corner of Monroe Street and Avenue 52, outside the Specific Plan boundary. The City Engineer has reviewed the Map, and included a number of conditions of approval, which are attached. With the implementation of the conditions of approval, the Map is consistent with the General Plan, Specific Plan 99-035, as amended, and the City's standards and regulations. Public Notice This request was published in the Desert Sun newspaper on December 28, 2004, and mailed to all affected property owners and occupants within 500 feet of the project site as required by Section 9.200.110 of the Zoning Code. To date, no letters have been received. Public Agency Review A copy of this request has been sent to all applicable public agencies and City Departments on December 6, 2004. All written comments received are on file with P:\Resorts - PC\1-11-05\ND LQ SP Amd 1\StffRot.doc the Community Development Department. Applicable comments received have been included in the recommended Conditions of Approval. STATEMENT OF MANDATORY FINDINGS: The proposed project is consistent with the General Plan and Zoning Ordinance. Findings to recommend approval of this request can be made and are contained in the attached Resolutions. RECOMMENDATION: 1. Adopt Planning Commission Resolution 2005- , recommending to the City Council approval of Environmental Assessment 2004-520. 2. Adopt Planning Commission Resolution 2005- , recommending to the City Council approval of Specific Plan 99-035, Amendment #1. 3. Adopt Planning Commission Resolution 2005- , recommending to the City Council approval of Tentative Tract Map 33076. Attachments: 1. Specific Plan Amendment 2. EIR Addendum 3. Perimeter Berm Sections 4. Tentative Tract Map 33076 Prepared by: Nicole SalmfidfCririste,'Aonsulting Planner a � P:\Reports - PC\1-11-05\ND LQ SP Amd 1\StffRot.doc PLANNING COMMISSION RESOLUTION 2005- A RESOLUTION OF THE OF THE PLANNING COMMISSION OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL CERTIFICATION OF AN ADDENDUM TO AN ENVIRONMENTAL IMPACT REPORT FOR THE COUNTRY CLUB OF THE DESERT, SPECIFIC PLAN 99- 035, SCH #99061109 PREPARED FOR SPECIFIC PLAN 99-035, AMENDMENT #1, AND TENTATIVE TRACT MAP 33076 CASE: ENVIRONMENTAL ASSESSMENT 2004-520 APPLICANT: ND LA QUINTA PARTNERS LLC WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 11 th day of January, 2005 hold a duly noticed Public Hearing to consider a request by ND La Quinta Partners, on the Addendum, the Specific Plan Amendment and Tentative Tract Map 33076, for lands totaling 1,108 acres and bounded by Jefferson Street on the west, Avenue 52 on the north, Avenue 54 on the south and Monroe Street on the east, more particularly described as: ASSESSOR'S PARCEL NUMBERS 767-200-002 & -004, 767-200-007TO —010, 767-200-027 TO —029, 767- 210-013 TO —031, 767-210-033 TO —034, 767-210- 042 TO —050, AND ALL OF SECTION 9, T. 6. S., R.7. E. SBB&M EXCEPT PARCELS 777-070-024 THROUGH 777- 070-028; and WHEREAS, said Addendum complies with the requirements of the California Environmental Quality Act and the "Rules to Implement the Claifornia Environmental Quality Act of 1970" (as amended; Resolution 83-68 adopted by the La Quinta City Council); and WHEREAS, upon hearing and considering the EIR and the Addendum, and all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find that neither the proposed changes to the project, nor any changed circumstances, nor new information will result in the identification of new significant impacts, or the substantial increase in the severity of significant impacts identified in certified EIR SCH#99061 109. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: P:\Reports - PC\1-11-05\ND LQ SP Amd 1\EIRAMEND Reso.doc ` Planning Commission Resolution 2005- Environmental Assessment 2004-520 ND La Quinta Partners LLC January 11, 2005 Page 2 1. That the above recitations are true and correct and constitute the findings of said Planning Commission in this case; and 2. That it does hereby recommend to the City Council certification of the Addendum to the Environmental Impact Report for Country Club of the Desert, SCH#99061109. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 11 th day of January, 2005, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California ATTEST: DOUGLAS R. EVANS Community Development Director City of La Quinta, California PAReports - PC\1 -1 1-05\ND LQ SP Amd 1\EIRAMEND Reso.doc {% (� PLANNING COMMISSION RESOLUTION 2005- A RESOLUTION OF THE OF THE PLANNING COMMISSION OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF DEVELOPMENT STANDARDS, PRINCIPLES, GUIDELINES, AND PROGRAMS FOR A RESIDENTIAL PROJECT ON 1,108 ACRES CASE: SPECIFIC PLAN 99-035, AMENDMENT #1 APPLICANT: ND LA QUINTA PARTNERS LLC WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 11 th day of January, 2005 hold a duly noticed Public Hearing to consider a request by ND La Quinta Partners, for approval of a Specific Plan Amendment to establish development standards, principles, guidelines and programs for lands totaling 1,108 acres bounded by Jefferson Street on the west, Avenue 52 on the north, Avenue 54 on the south, and Monroe Street on the east, more particularly described as: ASSESSOR'S PARCEL NUMBERS 767-200-002 & -004, 767-200-007TO -010, 767-200-027 TO -029, 767-210-013 TO -031, 767-210-033 TO -034, 767- 210-042 TO -050, AND ALL OF SECTION 9, T. 6. S., R.7. E. SBB&M EXCEPT PARCELS 777-070-024 THROUGH 777-070-028 WHEREAS, the Community Development Department mailed case file materials to all affected agencies for their review and comment on the proposed project. All written comments are on file with the Community Development Department; and WHEREAS, the Community Development Department published a public hearing notice in the Desert Sun newspaper on December 28, 2004, as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and WHEREAS, said Specific Plan Amendment has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63) in that the Community Development Department has determined that neither the proposed changes to the project, any changed circumstances, nor new information will result in the identification of new significant impacts, or the substantial increase in the severity of significant impacts identified in certified EIR SCH#99061109, and an Addendum to the EIR (EA 2004- 520) has been prepared; and P:\Reports - PC\1 - 1 1-05\ND LQ SP Amd 1\SP Reso.doc 1u ' Planning Commission Resolution 2005-_ Specific Plan 99-035 Amendment #1 ND La auinta Partners LLC January 11, 2005 Page 2 WHEREAS, at the Public Hearing upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, said Planning Commission did make the following Mandatory Findings to justify a recommendation to the City Council for approval of said Specific Plan: Finding A - Consistency with General Plan The property is designated Low Density Residential and Golf Course Open Space. The proposed project will be developed with residential uses and golf courses, which are consistent with the land uses envisioned in the General Plan. Finding B - Public Welfare Enhancement The project will not be detrimental to the public health, safety and welfare in that the project is designed in compliance with the City's General Plan and Zoning Ordinance, as well as other County and State standards, such as CEQA. Findings C and D - Land Use Compatibility and Property Suitability The residential project is within a residentially designated and zoned area. The project provides adequate buffering through landscaping and walls to ensure compatibility with surrounding land uses. Additionally, the project will provide adequate perimeter landscaping and acceptable architectural design guidelines. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: 1. That the above recitations are true and correct and constitute the findings of said Planning Commission in this case; and 2. That it does hereby acknowledge that Environmental Assessment 2004- 520 has determined that no significant effects on the environment have been identified and mitigation measures are being imposed if needed; and 3. That it does hereby recommend to the City Council approval of Specific Plan 99-035, Amendment #1, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. Ci P:\reports-pc\9-28-04\ sp 03-073 pc res.doc �� `' Planning Commission Resolution 2005- Specific Plan 99-035 Amendment #1 ND La Quinta Partners LLC January 11, 2005 Page 3 PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 11 " day of January, 2005, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California ATTEST: DOUGLAS R. EVANS Community Development Director City of La Quinta, California P:\reports-pc\9-28-04\ sp 03-073 pc res.doc PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 99-035, AMENDMENT #1, ND LA QUINTA PARTNERS JANUARY 11, 2005 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 Specific Plan, 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 Specific Plan shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Coachella Valley Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • SunLine Transit Agency • SCAQMD Coachella Valley The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. PAReports - PC\1-11-05\ND LQ SP Amd 1\SP COA Revised.doc PLANNING COMMISSION RESOLUTION 2005-_ CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 99-035, AMENDMENT #1, ND LA QUINTA PARTNERS JANUARY 11, 2005 A project -specific NPDES construction permit must be obtained by the applicant; and who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI"), prior to the issuance of a grading or site construction permit by the City. 4. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08- DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off -site grading being done in relation to this project. C. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. D. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): 1) Temporary Soil 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. P:\Reports - PC\1-11-05\ND LQ SP Amd 1\SP COA Revised.doc 2 PLANNING COMMISSION RESOLUTION 2005-_ CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 99-035, AMENDMENT #1, NO LA QUINTA PARTNERS JANUARY 11, 2005 E. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. F. The approved SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. 5. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). 6. The applicant shall submit golf ball corridors along public streets for approval by the City Engineer. PROPERTY RIGHTS 7. 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. 8. The applicant shall offer for dedication on the Final Map all public street right-of-ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 9. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Madison Street (Primary Arterial, Option A, 1 10' ROW) — The standard 55 feet from the centerline of Madison Street for a total 110-foot ultimate developed right of way except for additional right of way dedication as follows: b) At the Madison Street and Avenue 52 intersection measured 76 feet east of the centerline of Madison Street to accommodate a 300-foot long dual left turn lane for northbound Madison Street to westbound Avenue 52 and a 150-foot deceleration/right turn PAReports - PC\1-11-05\ND LQ SP Amd 1\SP COA Revised.doc 7 y I PLANNING COMMISSION RESOLUTION 2005-_ CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 99-035, AMENDMENT #1, ND LA QUINTA PARTNERS JANUARY 11, 2005 only lane plus variable width taper length to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. b) At the Madison Street and Avenue 54 intersection measured 64 feet east of the centerline of Madison Street to accommodate a dual left turn lane for northbound Madison Street to westbound Avenue 54 plus variable width taper length to accommodate improvement conditioned under STREET AND TRAFFIC IMPROVEMENTS. 2) Avenue 52 (Primary Arterial, Option A, 1 10' ROW) - The standard 55 feet from the centerline of Avenue 52 for a total 110-foot ultimate developed right of way except an additional variable right of way dedication at the proposed Primary Entry measured 63 feet south of the centerline of Avenue 52 and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin #03-08. As a minimum, the required right of way shall be for a length of 100 feet plus a variable dedication of an additional 50 feet to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 3) Monroe Street (Primary Arterial, Option A, 1 10' ROW) - The standard 55 feet from the centerline of Monroe Street for a total 110-foot ultimate developed right of way except an additional variable right of way dedication on Monroe Street at the intersection of Avenue 54 measured 63 feet west of the centerline of Monroe Street and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin #03-08. As a minimum, the required right of way shall be for a length of 150 feet plus a variable dedication of an additional 50 feet to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 4) Avenue 54 (Secondary Arterial with Class II Bike Lane, 96' ROW) - 48 feet of right of way measured from the centerline of Avenue 54 for a total 96-foot ultimate developed right of way except an additional variable right of way dedication at the proposed Secondary Entry and on Avenue 54 at Madison Street measured 58 feet south of the centerline of Avenue 54 and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering P:\Reports - PC\1-11-05\ND LQ SP Amd 1\SP COA Revised.doc < J _. PLANNING COMMISSION RESOLUTION 2005-_ CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 99-035, AMENDMENT #1, ND LA QUINTA PARTNERS JANUARY 11, 2005 Bulletin #03-08. As a minimum, the required right of way shall be for a length of 100 feet plus a variable dedication of an additional 50 feet to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 5) Avenue 53 (Collector, 74' ROW) — The standard 37 feet from the centerline of Avenue 53 for a total 74-foot ultimate developed right of way. 10. The applicant shall retain for private use on the Final Map all private street right-of- ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 11. The private street right-of-ways to be retained for private use required for this development include: A. PRIVATE STREETS Private Residential Streets Private Residential Streets shall have a 28-foot travel width measured at gutter flow line to gutter flow line with on -street parking prohibited, and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Engineering Department prior to recordation. However, the applicant shall have the option to design any private street in the project with flush curb street cross section design to have a minimum street pavement width of 24 feet excluding flush curb sections, 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 and the method for drainage conveyance is acceptable to the City Engineer. Approval of any revised street section shall be subject to review and acceptance by the City Engineer. The applicant shall have an approved General Plan Amendment for the 24-foot wide streets that will circumvent the standing General Plan minimum street widths of 28 feet for private streets. B. CUL DE SACS 1) The cul de sac shall conform to the shape shown on the tentative map with a 38-foot curb radius at the bulb or larger as shown on the P:\Reports - PC\1-11-05\ND LQ SP Amd 1\SP COA Revised.doc 5 lJ -- PLANNING COMMISSION RESOLUTION 2005-_ CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 99-035, AMENDMENT #1, ND LA QUINTA PARTNERS JANUARY 11, 2005 tentative map. 12. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. 13. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1 " equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement. 14. When the City Engineer determines that access rights to the proposed street right-of- ways shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such right-of-ways, the applicant shall grant the necessary right-of-ways within 60 days of a written request by the City. 15. 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. 16. The applicant shall create perimeter landscaping setbacks along all public right-of- ways as follows: A. Madison Street, Avenue 52 and Monroe Street (Primary Arterial) - 20-foot from the R/W-P/L. B. Avenue 54 (Secondary Arterial with Class II Bike Lane) - 20-foot from the R/W-P/L. C. Avenue 53 (Collector) — 10-foot from the R/W-P/L. P:\Reports - PC\1-11-05\ND LQ SP Amd 1\SP COA Revised.doc 6 PLANNING COMMISSION RESOLUTION 2005-_ CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 99-035, AMENDMENT #1, ND LA QUINTA PARTNERS JANUARY 11, 2005 The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 17. At locations where the onsite finished grade adjacent to the landscaped setback lot has an elevation differential with respect to the arterial street top of curb exceeding 11 feet, the applicant shall comply with, and accommodate, the maximum slope gradients in the parkway/setback area and meandering sidewalk requirements by either: 1) increasing the landscape setback size as needed, or 2) installing retaining walls between the sidewalk and the back of the landscaped area as needed. 18. 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. 19. Direct vehicular access to Madison Street, Monroe Street, Avenue 52, Avenue 54 and Avenue 53 from lots with frontage along Madison Street, Monroe Street, Avenue 52, Avenue 54 and Avenue 53 is restricted, except for those access points identified on the tentative tract map, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final tract map. 20. 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. 21. Prior to recording Tract 33076, applicant shall acquire access route across property located within the subject tract. The access route shall conform to the geometric lay -out shown on Tentative Tract Map 33076. 22. When an applicant proposes the vacation, or abandonment, of any existing right-of- way, or access easement, the recordation of the tract map is subject to the Applicant providing an alternate right-of-way or access easement, to those properties, or notarized letters of consent from the affected property owners. 23. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Tract Map and the date of recording of any Final Map, unless such easement is approved by the City PAReports - PC\1 -1 1-05\ND LQ SP Amd 1\SP COA Revised.doc 70 PLANNING COMMISSION RESOLUTION 2005-_ CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 99-035, AMENDMENT #1, ND LA QUINTA PARTNERS JANUARY 11, 2005 Engineer. FINAL MAPS 24. Prior to the City's approval of a Final Map, the applicant shall furnish accurate AutoCAD files of the Final Map that was approved by the City's map checker on a storage media acceptable to the City Engineer. Such files shall be in a standard AutoCAD format so as to be fully retrievable into a basic AutoCAD program. Where a Final Map was not produced in an AutoCAD format, or produced in a file that can be converted to an AutoCAD format, the City Engineer will accept a raster - image file of such Final Map. The Final Map shall be of a 1 " = 40' scale. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 25. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of Section 13.24.040 (Improvement Plans), LQMC. 26. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Rough Grading Plan 1 " = 40' Horizontal B. PM 10 Plan 1 " = 40' Horizontal C. SWPPP 1 " = 40' Horizontal Note: A through C shall be submitted concurrently. D. Storm Drain Plans 1 " = 40' Horizontal PAReports - PC\1-11-05\ND LQ SP Amd 1\SP COA Revised.doc ! 1, PLANNING COMMISSION RESOLUTION 2005-_ CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 99-035, AMENDMENT #1, ND LA O.UINTA PARTNERS JANUARY 11, 2005 E. Off -Site Street Improvement Plan 1 " = 40' Horizontal, 1 " = 4' Vertical F. Off -Site Signing & Striping Plan 1 " = 40' Horizontal The Off -Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. G. On -Site Street Improvement/Signing & Striping Plan 1 " = 40' Horizontal, 1 " = 4' Vertical Note: D through G shall be submitted concurrently. Street Improvement Plans and Storm Drainage Plans may be incorporated when submitted for Engineering Department Review. The following plans shall be submitted to the Building and Safety Department for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized by the Building and Safety Director in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. H. 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. All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. All 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 Engineering Department. P:\Reports - PC\1 - 1 1-05\ND LQ SP Amd 1\SP COA Revised.doc 9 \ PLANNING COMMISSION RESOLUTION 2005-_ CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 99-035, AMENDMENT #1, ND LA QUINTA PARTNERS JANUARY 11, 2005 "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2001 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Engineering Department in conjunction with the Site Development Plan when it is submitted for plan checking. In addition to the normal set of improvement plans, a "Site Development" plan is required to be submitted for approval by the Building Official and the City Engineer. "Site Development" plans shall normally include all on -site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements and ADA requirements. "Street Parking" plan shall include appropriate signage to implement the "No Parking" concept, or alternatively an on -street parking policy shall be included in the CC & R's subject to City Engineer's Approval. The parking plan or CC & R's shall be submitted concurrently with the Street Improvement Plans. 27. The City maintains standard plans, detail sheets and/or construction notes for elements of construction on the Public Works Online Engineering Library at http://www.la-quinta.org/publicworks/tractl/z_onlinelibrary/0_intropage.htm. 28. The applicant shall furnish a complete set of the AutoCAD files of all approved improvement plans on a storage media acceptable to the City Engineer. The files shall be saved in a standard AutoCAD format so they may be fully retrievable through a basic AutoCAD program. At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the AutoCAD files in order to reflect the as -built conditions. Where the improvement plans were not produced in a standard AutoCAD format, or a file format that can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. PAReports - PC\1-11-05\ND LQ SP Amd 1\SP COA Revised.doc 10 PLANNING COMMISSION RESOLUTION 2005-_ CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 99-035, AMENDMENT #1, NO LA QUINTA PARTNERS JANUARY 11, 2005 IMPROVEMENT SECURITY AGREEMENTS 29. 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. 30. Any Subdivision Improvement Agreement ("SIA") entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Specific Plan, shall comply with the provisions of Chapter 13.28 (Improvement Security), LQMC. 31. 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. 32. Depending on the timing of the development of this Specific Plan, 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 PAReports - PC\ 1 - 1 1-05\ND LQ SP Amd 1\SP COA Revised.doc 11 , _I Fc PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 99-035, AMENDMENT #1, ND LA QUINTA PARTNERS JANUARY 11, 2005 costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this Specific Plan. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these means, as the City may require. Off -Site Improvements should be completed on a first priority basis and shall be completed by the first phase of the project. 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. 33. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on -site and off -site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule adopted by City resolution, or ordinance. For items not listed in the City's unit cost schedule, the proposed unit costs shall be approved by the City Engineer. At the time the applicant submits its detailed construction cost estimates for conditional approval of the Final Map by the City Council, the applicant shall also submit one copy each of an 8-1 /2" x 11 " reduction of each page of the Final Map, along with a copy of an 8-1 /2" x 11 " Vicinity Map. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. Security will not be required for telephone, natural gas, or Cable T.V. improvements. GRADING 34. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. P:\Reports - PC\1-11-05\ND LQ SP Amd 1\SP COA Revised Am 12 t 1.1 PLANNING COMMISSION RESOLUTION 2005-_ CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 99-035, AMENDMENT #1, ND LA O.UINTA PARTNERS JANUARY 11, 2005 35. 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. 36. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer, B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, (Fugitive Dust Control), LQMC, and D. A Best Management Practices report prepared in accordance with Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm Management and Discharge Controls), LQMC. All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. 37. 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. 38. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All PAReports - PC\1 -1 1-05\ND LQ SP Amd 1\SP COA Revised.doc 13 PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 99-035, AMENDMENT #1, ND LA QUINTA PARTNERS JANUARY 11, 2005 Specific Plan 99-035, Amendment No. 1, East of Madison and/or Tentative Tract 33076. Nuisance water shall be disposed of in an approved manner." 45. 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. 46. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC. 47. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 48. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 49. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 50. Where flush curb street cross section designs are approved for Specific Plan 99- 035, Amendment No. 1 and/or Tentative Tract Map No. 33076, landscaped drainage swales shall have minimum grade of 1 %. The swale design and supporting drainage facility shall be able to retain a maximum depth of 6 inches of storm water during the 10-year storm and/or one travel lane during the 100- year storm. The design of landscaped drainage swales shall be subject to a hydrology report approval by the City Engineer. Landscaping swales shall act as ancillary collection facilities with storm water and nuisance water positively transported by hard piping to retention basins and/or other facilities identified in the approved hydrology report. UTILITIES 51. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities), LQMC. P:\Reports - PC\1-11-05\ND LQ SP Amd 1\SP COA Revised.doc 15 � L, ,c Planning Commission Resolution 2005- Conditions of Approval - Recommended Specific Plan 99-035 Amendment #1 ND La Quinta Partners January 11, 2005 52. 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. 53. 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. 54. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 55. The applicant shall comply with the provisions of Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For Individual Properties And Development), LQMC for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 56. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF -SITE STREETS 1) Madison Street (Primary Arterial, Option A; 110' R/W): Widen the east side of the street along all frontage adjacent to the Tentative Map boundary to its ultimate width on the east side as specified in the General Plan and the requirements of these conditions. The east curb face shall be located forty three feet (43') east of the P:\Reports - PC\1-11-05\ND LQ SP Amd 1\SP COA Revised.doc 1d , " Planning Commission Resolution 2005- Conditions of Approval - Recommended Specific Plan 99-035 Amendment #1 ND La Quinta Partners January 11, 2005 centerline, except at locations where additional street width is needed to accommodate: a) Bus turnout (if required by Sunline Transit or Coachella Valley Unified School District) b) A deceleration/right turn only lane on Madison Street at the intersection of Avenue 52. The east curb face measured 64 feet east of the centerline of Madison Street to accommodate a 300-foot long dual left turn lane for northbound Madison Street to westbound Avenue 52 and a 150-foot deceleration/right turn only lane plus variable width taper length. C) At the Madison Street and Avenue 54 intersection, the curb face shall be measured 52 feet east of the centerline of Madison Street to accommodate the dual left turn lane for northbound Madison Street to westbound Avenue 54 plus variable width taper length conditioned of Specific Plan 2004-074 on the southeast corner of Madison Street and Avenue 54. Other required improvements in the Madison Street right or way and/or adjacent landscape setback area include: d) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. e) An 18 - foot wide raised landscaped median along the entire boundary of the Specific Plan plus variable width as needed to accommodate a dual left turn for the north bound traffic on Madison Street to west bound Avenue 52. f► Establish a benchmark in the Madison Street right of way and file a record of the benchmark with the County of Riverside. g) A 10-foot wide Multi -Purpose Trail. The applicant shall construct a multi -use trail per La Quinta Standard 260 along the Madison Street frontage within the landscaped setback. The location and design of the trail shall be approved by the PAReports - PC\ 1 - 1 1-05\ND LQ SP Amd 1\SP COA Revised.doc Planning Commission Resolution 2005-_ Conditions of Approval - Recommended Specific Plan 99-035 Amendment #1 ND La Quinta Partners January 11, 2005 City. A split rail fence shall be constructed to separate the multi -purpose trail from the pedestrian sidewalk in accordance with Section 9.140.060 (Item E, 3a) of the Zoning Ordinance. Bonding for the fence to be installed shall be posted prior to final map approval. At grade intersection crossings shall be of a medium and design and location as approved by the Engineering Department on the street improvement plan submittal. 2) Avenue 52 (Primary Arterial, Option A; 1 10' R/W): Widen the south side of the street along all frontages adjacent to the Tentative Map boundary to its ultimate width on the south side as specified in the General Plan and the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county -road design standard to La Quinta's urban arterial design standard. The south curb face shall be located forty three feet (43') south of the centerline, except at locations where additional street width is needed to accommodate: a) Bus turnout (if required by Sunline Transit or Coachella Valley Unified School District) b) A deceleration/right turn only lane at the Primary Entry. The south curb face measured 51 feet south of the centerline of Avenue 52 and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin #03-08. As a minimum, the required right of way shall be for a length of 100 feet plus a variable dedication of an additional 50 feet. Other required improvements in the Avenue 52 right or way and/or adjacent landscape setback area include: c) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. d) Half of an 18 - foot wide raised landscaped median along the entire boundary of the Specific Plan plus variable width as needed to accommodate left turn movements for west bound traffic on Avenue 52 to south bound Madison Street I~ f PAReports - PC\ 1 - 1 1-05\ND LQ SP Amd 1\SP COA Revised.doc 18 Planning Commission Resolution 2005-_ Conditions of Approval - Recommended Specific Plan 99-035 Amendment #1 ND La Quinta Partners January 11, 2005 and left turn in only movement at the Primary Entry. The applicant shall construct positive left turn restrictors for left turn movement out of the primary entry as approved by the City Engineer. e) A 10-foot wide Multi -Purpose Trail. The applicant shall construct a multi -use trail per La Quinta Standard 260 along the Madison Street frontage within the landscaped setback. The location and design of the trail shall be approved by the City. A split rail fence shall be constructed to separate the multi -purpose trail from the pedestrian sidewalk in accordance with Section 9.140.060 (Item E, 3a) of the Zoning Ordinance. Bonding for the fence to be installed shall be posted prior to final map approval. At grade intersection crossings shall be of a medium and design and location as approved by the Engineering Department on the street improvement plan submittal. 3) Monroe Street (Primary Arterial, Option A; 1 10' R/W): Widen the west side of the street along all frontages adjacent to the Tentative Map boundary to its ultimate width on the west side as specified in the General Plan and the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county -road design standard to La Quinta's urban arterial design standard. The west curb face shall be located forty three feet (43') west of the centerline, except at locations where additional street width is needed to accommodate: a) Bus turnout (if required by Sunline Transit or Coachella Valley Unified School District) b) A deceleration/right turn only lane on Monroe Street at the intersection of Avenue 54. The west curb face measured 51 feet west of the centerline of Monroe Street and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03- 08. As a minimum, the required right of way shall be for a length of 150 feet plus a variable dedication of an additional 50 feet. P:\Reports - PC\1-11-05\ND LQ SP Amd 1\SP COA Revised.doc 9 n �f, Planning Commission Resolution 2005-_ Conditions of Approval - Recommended Specific Plan 99-035 Amendment #1 ND La Quinta Partners January 11, 2005 Other required improvements in the Monroe Street right or way and/or adjacent landscape setback area include: c► All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. d) Half of an 18 - foot wide raised landscaped median along the entire boundary of the Specific Plan plus variable width as needed to accommodate a left turn for the south bound traffic at Avenue 54. e) A 10 - foot wide Multi -Purpose Trail. The applicant shall construct a multi -use trail per La Quinta Standard 260 along the Monroe Street frontage within the landscaped setback. The location and design of the trail shall be approved by the City. A split rail fence shall be constructed to separate the multi -purpose trail from the pedestrian sidewalk in accordance with Section 9.140.060 (Item E, 3a) of the Zoning Ordinance. Bonding for the fence to be installed shall be posted prior to final map approval. At grade intersection crossings shall be of a medium and design and location as approved by the Engineering Department on the street improvement plan submittal. 4) Avenue 54 (Secondary Arterial with Class II Bike Lane, 96' R/W): Widen the north side of the street along all frontages adjacent to the Tentative Map boundary to its ultimate width on the north side as specified in the General Plan and the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county -road design standard to La Quinta's urban arterial design standard. The west curb face shall be located thirty six feet (36') north of the centerline, except at locations where additional street width is needed to accommodate: a) Bus turnout (if required by SunLine Transit or Coachella Valley Unified School District) b) A deceleration/right turn only lane at the Secondary Entry and at the intersection of Avenue 54 and Madison Street. P:\Reports - PC\1-11-05\ND LQ SP Amd 1\SP COA Revised.doc 20 ll -f Planning Commission Resolution 2005-_ Conditions of Approval - Recommended Specific Plan 99-035 Amendment #1 ND La auinta Partners January 11, 2005 The north curb face measured 36 feet north of the centerline of Avenue 54 and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08. As a minimum, the required right of way shall be for a length of 100 feet plus a variable dedication of an additional 50 feet. Other required improvements in the Avenue 54 right or way and/or adjacent landscape setback area include: c) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. d) A 10 - foot wide Multi -Purpose Trail. The applicant shall construct a multi -use trail per La Quinta Standard 260 along the Avenue 54 frontage within the landscaped setback. The location and design of the trail shall be approved by the City. A split rail fence shall be constructed to separate the multi -purpose trail from the pedestrian sidewalk in accordance with Section 9.140.060 (Item E, 3a) of the Zoning Ordinance. Bonding for the fence to be installed shall be posted prior to final map approval. At grade intersection crossings shall be of a medium and design and location as approved by the Engineering Department on the street improvement plan submittal. 5) Avenue 53 (Collector, 74' R/W): a) Widen the south side of the street along all frontages adjacent to the Tentative Map boundary to its ultimate width on the south side as specified in the General Plan and the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county -road design standard to La Quinta's urban arterial design standard. The south curb face shall be located twenty six feet (26') south of the centerline. Other required improvements in the Avenue 53 right or way and/or adjacent landscape setback area include: PAReports - PC\1-11-05\ND LQ SP Amd 1\SP COA Revised.doc 21 1) Ly Planning Commission Resolution 2005- Conditions of Approval - Recommended Specific Plan 99-035 Amendment #1 ND La Quinta Partners January 11, 2005 b) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. c) Removal of existing trees at the southwest corner of Avenue 53 and Monroe Street per the approval of the City Engineer. d) Construct a cul de sac on Avenue 53 at the entrance to Tentative Tract Map No. 31874 per City of La Quinta Standard 401 and with approval from the Fire Department. 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). The applicant is responsible for construction of all improvements mentioned above. The development is eligible for reimbursement from the City's Development Impact Fee fund in accordance with policies established for that program. 6) Traffic Signals at Madison Street and Avenue 52. a) The applicant shall install the Traffic Signal at the intersection of Madison Street and Avenue 52 when warrants are met. Applicant is responsible for 75 % of the cost to design and install the traffic signal if complementing cost share from development on the other side of the street is available at time signals are required. Applicant shall enter into a SIA to post security for 75 % of the cost to design and install the traffic signal prior to issuance of an on -site grading permit; the security shall remain in full force and effect until the signal is actually installed by the applicant or the developer on the other side of the street. If, however, the applicant's development trails the progress of the development on the other side of the street, the applicant shall be responsible for 75 % of the cost as previously stated. The development is eligible for reimbursement from the City's Development Impact Fee fund in accordance with policies established for that program. P:\Reports - PC\ 1 - 1 1-05\ND LQ SP Amd 1\SP COA Revised.doc 22 °� ", Planning Commission Resolution 2005- Conditions of Approval - Recommended Specific Plan 99-035 Amendment #1 ND La auinta Partners January 11, 2005 7► Traffic Signals at Monroe Street and Avenue 53. a) The applicant shall be required to pay for 25% of the signalized intersection. Applicant is responsible for 25% of the cost to design and install the traffic signal. Applicant shall enter into a SIA to post security for 25% of the cost to design and install the traffic signal prior to issuance of an on -site grading permit if the traffic signal is warranted; the security shall remain in full force and effect until the signal is actually installed. B. PRIVATE STREETS 1) Private Residential Streets shall have a 28-foot travel width measured at gutter flow line to gutter flow line with on -street parking prohibited, and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Engineering Department prior to recordation. However, the applicant shall have the option to design any private street in the project with flush curb street cross section design to have a minimum street pavement width of 24 feet, 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 and the method for drainage conveyance is acceptable to the City Engineer. Approval of any revised street section shall be subject to review and acceptance by the City Engineer. 2) The location of driveways of corner lots shall not be located within the curb return and away from the intersection when possible. C. PRIVATE CUL DE SACS 1) Shall be constructed according to the lay -out shown on the tentative map with 38-foot curb radius or greater at the bulb similar to the layout shown on the rough grading plan. P:\Reports - P01-11-05\ND LQ SP Amd 1\SP COA Revised.doc 23 tl +: Planning Commission Resolution 2005- Conditions of Approval - Recommended Specific Plan 99-035 Amendment #1 ND La Quinta Partners January 11, 2005 57. All gated entries shall provide for a three -car minimum stacking capacity for inbound traffic to be a minimum length of 62 feet from call box to the street; and shall provide for a full turn -around outlet for non -accepted vehicles. Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1 " = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turn -around (minimum radius to be 24 feet) out onto the main street from the gated entry. Two lanes of traffic shall be provided on the entry side of each gated entry, one lane shall be dedicated for residents, and one lane for visitors. The two travel lanes shall be a minimum of 20 feet of total paved roadway surface or as approved by the Fire Department. Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. 58. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Residential Collector Secondary Arterial Primary Arterial 3.0" a.c./4.5" c.a.b. 4.0" a.c /5.0" c.a.b. 4.0" a.c./6.0" c.a.b. 4.5" a.c./6.0" c.a.b. or the approved equivalents of alternate materials. 59. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. P:\Reports - PC\1-11-05\ND LQ SP Amd 1\SP COA Revised.doc 24 Planning Commission Resolution 2005- Conditions of Approval - Recommended Specific Plan 99-035 Amendment #1 ND La Quinta Partners January 11, 2005 60. General access points and turning movements of traffic are limited to the following: Primary Entry (Avenue 52): Right turn in and out and left turn in movements are permitted. Left turn movement out is prohibited. Full turn movements at the Primary Entry will be permitted if the property owner on the north side of Avenue 52 revises the onsite traffic circulation system on the north side to eliminate the full turn access located 1,950 feet west of Monroe Street and there are no other full turn access points within 1,060 feet of the proposed Primary Entry and provided the City of Indio consents to all of the proposed revisions. The applicant shall be allowed to relocate the Primary Entry to conform with the aforementioned provisions as approved by the City Engineer and the City of Indio. If full turn movements at the Primary Entry are permitted, the applicant shall install the Traffic Signal when warrants are met. Applicant is responsible for 50 % of the cost to design and install the traffic signal if complementing cost share from development on other side of street is available at time signal is required. Applicant shall enter into a SIA to post security for 50 % of the cost to design and install the traffic signal prior to issuance of an on -site grading permit; the security shall remain in full force and effect until the signal is actually installed by the applicant or the developer on the other side of the street. If the land on the other side of the street does not have an approved project connecting to the subject intersection, the applicant shall pay 100% of the cost to design and install the signalization for the resulting "T" intersection. If, however, the applicant's development trails the progress of the development on the other side of the street, the applicant shall be responsible for 50% of the cost as previously stated. A. Secondary Entry (Avenue 54): Full turn movements are permitted. 61. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. 62. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. C PAReports - PC\1-11-05\ND LQ SP Amd 1\SP COA Revised.doc 25 Planning Commission Resolution 2005- Conditions of Approval - Recommended Specific Plan 99-035 Amendment #1 ND La Quinta Partners January 11, 2005 CONSTRUCTION 63. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPING 64. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 65. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 66. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 67. The applicant shall submit the landscape plans for approval by the Community Development Department (CDD), prior to plan checking by the Public Works Department. When plan checking has been completed by CDD, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. NOTE: Plans are not approved for construction until signed by the City Engineer. 68. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. PUBLIC SERVICES 69. The applicant shall provide public transit improvements as required by SunLine Transit Agency or the Coachella Valley Unified School District and approved by the City Engineer. PAReports - PC\ 1 -1 1-05\ND LQ SP Amd 1\SP COA Revised.doc 26 l-1 ,jig Planning Commission Resolution 2005- Conditions of Approval - Recommended Specific Plan 99-035 Amendment #1 ND La Quinta Partners January 11, 2005 QUALITY ASSURANCE 70. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 71. The applicant shall employ, or retain, qualified engineers, surveyors, and such other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. 72. The applicant shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. 73. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. MAINTENANCE 74. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 75. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. FEES AND DEPOSITS 76. The applicant shall comply with the provisions of Section 13.24.180 (Fees and Deposits), LQMC. These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. PAReports - PC\1-11-05\ND LQ SP Amd 1\SP COA Revised.doc 275 ; Planning Commission Resolution 2005-_ Conditions of Approval - Recommended Specific Plan 99-035 Amendment #1 ND La Quinta Partners January 11, 2005 77. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). COMMUNITY DEVELOPMENT DEPARTMENT 78. The use of the subject property for residential uses shall be in conformance with the approved exhibits and conditions of approval contained in Tentative Tract Map 33076, Specific Plan 99-035, Amendment #1 and Environmental Assessment 2004-520, unless otherwise amended by the Conditions of Approval. 79. The applicant shall supply a revised cover sheet and summary for Specific Plan 99-035, as it applies to all lands within the Specific Plan area located west of Madison Street, describing the changes affecting this portion of the plan, including the guesthouse provisions and maximum unit count of 446 dwelling units. The cover sheet and summary shall be provided within 30 days of approval of the Specific Plan by the City Council. 80. Within 30 days after City Council approval of this Specific Plan, the applicant shall submit five copies of a final text document to the Community Development Department, incorporating all corrections and revisions, conditions of approval and mitigation measures required for this project. 81. All street improvements for Avenue 52 (half width), Madison Street (full width), Avenue 54 (half width), and Monroe Street (half width), including parkway landscaping, trails and perimeter walls, shall be completed in conjunction with phase one development of the site east of Madison Street. No building permits shall be issued for phase two of the project prior to completion of these improvements. 82. Berming on the perimeter of the site shall be limited to the following: a. Located within the 20 foot setback of the street right-of-way line abutting the property, the berm height shall be 0 feet. b. Located in the area 20 feet to 50 feet from the street right-of-way line abutting the property the berm height shall be no more than 12 feet. C. Located in the area 50 + feet from the street right-of-way line abutting the property the berm height shall be no more than 16 feet. P:\Reports - PC\ 1 - 1 1-05\ND LO SP Amd 1\SP COA Revised.doc 28. , t Planning Commission Resolution 2005- Conditions of Approval - Recommended Specific Plan 99-035 Amendment #1 ND La Quinta Partners January 11, 2005 The Specific Plan text on Page 4-5 shall be amended to include this condition of approval. 83. The site shall be monitored during on -and off -site trenching and rough grading by qualified archaeological monitors. Proof of retention of monitors shall be given to the City prior to issuance of the first earth -moving or clearing permit. 84. The final report on the monitoring shall be submitted to the Community Development Department prior to the issuance of the first Certificate of Occupancy for the project. 85. The local tribes shall be contacted in writing for comments prior to issuance of the first grubbing, earth -moving or grading permit. The applicant shall provide the Community Development Department with all written responses received within one month prior to issuance of grading permit. One Native -American monitor shall be provided should the tribes request it. 86. Excavations shall be monitored to collect any larger fossil remains uncovered. 87. Sediment samples shall be collected and processed to determine the small fossil potential. 88. Any fossils recovered during construction operations shall be deposited in an accredited and permanent scientific institution for the benefit of current and future generations. 89. Sight distance at the Specific Plan Amendment project entrance shall be reviewed with respect to standard Caltrans/City of La Quinta sight distance standards at the time of preparation of final grading, landscape and street improvement plans. 90. Traffic signing/striping should be implemented in conjunction with detailed construction plans for the Specific Plan Amendment project site. 91. Vacation of Avenue 53 westerly of Monroe Street within the project site shall be requested and completed by the applicant prior to the issuance of any building permit on the phase 2 site. 92. The applicant shall comply with all Fire Department requirements. PAReports - PC\1-11-05\ND LQ SP Amd 1\SP COA Revised.doc 29 0 t? PLANNING COMMISSION RESOLUTION 2005- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF THE SUBDIVISION OF 472 ACRES INTO 225 RESIDENTIAL LOTS AND MISCELLANEOUS LOTS CASE NO.: TENTATIVE TRACT 33076 ND LA QUINTA PARTNERS LLC WHEREAS, The Planning Commission of the City of La Quinta, California, did on the 1 1 th day of January, 2005, hold a duly noticed Public Hearing to consider the request of ND La Quinta Partners LLC, for the subdivision of 472 acres into 225 single-family residential lots and other miscellaneous lots, located east of Madison Street, west of Monroe Street, south of Avenue 52 and north of Avenue 54, more particularly described as: ASSESSOR'S PARCEL NUMBERS 767-200-002 & -004, 767-200-007TO -010, 767-200-027 TO -029, 767-210- 013 TO -031, 767-210-033 TO -034, 767-210-042 TO - 050 WHEREAS, said Tentative Tract Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63) in that the La Quinta Community Development Department has reviewed this project under the provisions of the California Environmental Quality Act (CEQA), and has determined that neither the proposed changes to the project, nor any changed circumstances, nor new information will result in the identification of new significant impacts, or the substantial increase in the severity of significant impacts identified in certified EIR SCH#99061109; therefore, an Addendum to the EIR (EA 2004-520) has been prepared; and WHEREAS, the Community Development Department published the public hearing notice in the Desert Sun newspaper on December 28, 2004, 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 wanting to be heard, said Planning Commission did make the following Mandatory Findings to justify a recommendation for approval of Tentative Tract Map 33076: P:\Reports - PC\1-11-05\ND LQ SP Amd 1\TT Reso.doc i(1 lit Planning Commission Resolution 2005- Tentative Tract Map 33076 ND La Quinta Partners LLC January 11, 2005 1. The Tentative Tract Map and its improvement and design, are consistent with the General Plan and Specific Plan 1999-035, as amended, in that its street design and lots are in conformance with applicable goals, policies, and will provide adequate infrastructure and public utilities. 2. The design of the subdivision and its proposed improvements are not likely to create environmental damage or substantially and avoidably injure wildlife or their habitat because the site does not contain significant biological resources. 3. The design of the subdivision and subsequent improvements are not likely to cause serious public health problems because the construction of 225 residential units will not have considerable cumulative impacts. The project is consistent with the General Plan, and the potential impacts associated with General Plan buildout. 4. The design of the subdivision and the proposed types of improvements will not conflict with easements acquired by the public at large, for access through or use of the property within the subdivision in that none presently exist and access is provided within the project and to adjacent public streets. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That the Planning Commission does hereby recommend approval of Tentative Tract Map 33076 to the City Council for the reasons set forth in this Resolution, subject to the attached Conditions of Approval. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 1 1 th day of January, 2005, by the following vote, to wit: AYES: NOES: oil PAReports - PC\ 1 -1 1-05\ND LQ SP Amd 1\TT Reso.doc Planning Commission Resolution 2005-_ Tentative Tract Map 33076 ND La Quinta Partners LLC January 11, 2005 ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California ATTEST: DOUGLAS R. EVANS Community Development Director City of La Quinta, California V P:\Reports - PC\1 - 1 1-05\ND LQ SP Amd 1\TT Reso.doc 4� PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL RECOMMENDED TENTATIVE TRACT 33076 ND LA QUINTA PARTNERS JANUARY 11, 2005 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 Specific Plan, 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 Specific Plan shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Coachella Valley Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • SunLine Transit Agency • SCAQMD Coachella Valley The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. Ci R. �; Planning Commission Resolution 2005-_ Conditions of Approval - Recommended Tentative Tract 33076 — ND La Quinta Partners January 11, 2005 A project -specific NPDES construction permit must be obtained by the applicant; and who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI" ), prior to the issuance of a grading or site construction permit by the City. 4. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1.) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off -site grading being done in relation to this project. C. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. D. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): 1) Temporary Soil 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. P:\Reports - PC\1 - 1 1-05\ND LQ SP Amd 1\TTM COA Revised.doc .2 04 Planning Commission Resolution 2005-_ Conditions of Approval - Recommended Tentative Tract 33076 - ND La Quinta Partners January 11, 2005 E. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. F. The approved SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. 5. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). 6. The applicant shall submit golf ball corridors along public streets for approval by the City Engineer. PROPERTY RIGHTS 7. 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. 8. The applicant shall offer for dedication on the Final Map all public street right-of- ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 9. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Madison Street (Primary Arterial, Option A, 1 10' ROW) — The standard 55 feet from the centerline of Madison Street for a total 110-foot ultimate developed right of way except for additional right of way dedication as follows: a) At the Madison Street and Avenue 52 intersection measured 76 feet east of the centerline of Madison Street to accommodate a 300-foot long dual left turn lane for northbound Madison Street to westbound Avenue 52 and a PAReports - PC\1 - 1 1-05\ND LQ SP Amd 1\TTM COA Revised.doc 3 06,) Planning Commission Resolution 2005-_ Conditions of Approval - Recommended Tentative Tract 33076 — ND La auinta Partners January 11, 2005 150-foot deceleration/right turn only lane plus variable width taper length to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. b) At the Madison Street and Avenue 54 intersection measured 64 feet east of the centerline of Madison Street to accommodate a dual left turn lane for northbound Madison Street to westbound Avenue 54 plus variable width taper length to accommodate improvement conditioned under STREET AND TRAFFIC IMPROVEMENTS. 2) Avenue 52 (Primary Arterial, Option A, 1 10' ROW) - The standard 55 feet from the centerline of Avenue 52 for a total 110-foot ultimate developed right of way except an additional variable right of way dedication at the proposed Primary Entry measured 63 feet south of the centerline of Avenue 52 and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08. As a minimum, the required right of way shall be for a length of 100 feet plus a variable dedication of an additional 50 feet to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 3) Monroe Street (Primary Arterial, Option A, 110' ROW) - The standard 55 feet from the centerline of Monroe Street for a total 110-foot ultimate developed right of way except an additional variable right of way dedication on Monroe Street at the intersection of Avenue 54 measured 63 feet west of the centerline of Monroe Street and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08. As a minimum, the required right of way shall be for a length of 150 feet plus a variable dedication of an additional 50 feet to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 4) Avenue 54 (Secondary Arterial with Class II Bike Lane, 96' ROW) - 48 feet of right of way measured from the centerline of Avenue 54 for a total 96-foot ultimate developed right of way except an additional variable right of way dedication at the proposed Secondary Entry and on Avenue 54 at Madison Street measured 58 feet south of the centerline of Avenue 54 and length to be determined by a traffic study prepared for the applicant by a PAReports - PC\1-11-05\ND LQ SP Amd 1\TTM COA Revised.doc 4 Planning Commission Resolution 2005-_ Conditions of Approval - Recommended Tentative Tract 33076 - ND La Quinta Partners January 11, 2005 licensed traffic engineer per Engineering Bulletin # 03-08. As a minimum, the required right of way shall be for a length of 100 feet plus a variable dedication of an additional 50 feet to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 5) Avenue 53 (Collector, 74' ROW) - The standard 37 feet from the centerline of Avenue 53 for a total 74-foot ultimate developed right of way. 10. The applicant shall retain for private use on the Final Map all private street right- of-ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 11. The private street right-of-ways to be retained for private use required for this development include: A. PRIVATE STREETS Private Residential Streets Private Residential Streets shall have a 28-foot travel width measured at gutter flow line to gutter flow line with on - street parking prohibited, and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Engineering Department prior to recordation. However, the applicant shall have the option to design any private street in the project with flush curb street cross section design to have a minimum street pavement width of 24 feet excluding flush curb sections, 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 and the method for drainage conveyance is acceptable to the City Engineer. Approval of any revised street section shall be subject to review and acceptance by the City Engineer. The applicant shall have an approved General Plan Amendment for the 24-foot wide streets that will circumvent the standing General Plan minimum street widths of 28 feet for private streets. PAReports - PC\1 - 1 1-05\ND LQ SP Amd 1\TTM COA Revised.doc 5 ff; Planning Commission Resolution 2005-_ Conditions of Approval - Recommended Tentative Tract 33076 - ND La auinta Partners January 11, 2005 B. CUL DE SACS 1) The cul de sac shall conform to the shape shown on the tentative map with a 38-foot curb radius at the bulb or larger as shown on the tentative map. 12. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. 13. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1 " equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement. 14. When the City Engineer determines that access rights to the proposed street right-of-ways shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such right-of-ways, the applicant shall grant the necessary right-of-ways within 60 days of a written request by the City. 15. 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. 16. The applicant shall create perimeter landscaping setbacks along all public right- of-ways as follows: A. Madison Street, Avenue 52 and Monroe Street (Primary Arterial) - 20- foot from the R/W-P/L. PAReports - PC\1-11-05\ND LQ SP Amd 1\TTM COA Revised.doc 6 Planning Commission Resolution 2005- Conditions of Approval - Recommended Tentative Tract 33076 - ND La Quinta Partners January 11, 2005 B. Avenue 54 (Secondary Arterial with Class 11 Bike Lane) - 20-foot from the R/W-P/L. C. Avenue 53 (Collector) - 10-foot from the R/W-P/L. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 17. At locations where the onsite finished grade adjacent to the landscaped setback lot has an elevation differential with respect to the arterial street top of curb exceeding 11 feet, the applicant shall comply with, and accommodate, the maximum slope gradients in the parkway/setback area and meandering sidewalk requirements by either: 1) increasing the landscape setback size as needed, or 2) installing retaining walls between the sidewalk and the back of the landscaped area as needed. 18. 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. 19. Direct vehicular access to Madison Street, Monroe Street, Avenue 52, Avenue 54 and Avenue 53 from lots with frontage along Madison Street, Monroe Street, Avenue 52, Avenue 54 and Avenue 53 is restricted, except for those access points identified on the tentative tract map, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final tract map. 20. 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. 21. Prior to recording Tract 33076, applicant shall acquire access route across property located within the subject tract. The access route shall conform to the geometric lay -out shown on Tentative Tract Map 33076. 22. When an applicant proposes the vacation, or abandonment, of any existing right-of-way, or access easement, the recordation of the tract map is subject to PAReports - PC\1 -1 1-05\ND LO SP Amd 1\TTM COA Revised.doc 7 05 Planning Commission Resolution 2005-_ Conditions of Approval - Recommended Tentative Tract 33076 — ND La Quinta Partners January 11, 2005 the Applicant providing an alternate right-of-way or access easement, to those properties, or notarized letters of consent from the affected property owners. 23. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Tract Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. FINAL MAPS 24. Prior to the City's approval of a Final Map, the applicant shall furnish accurate AutoCAD files of the Final Map that was approved by the City's map checker on a storage media acceptable to the City Engineer. Such files shall be in a standard AutoCAD format so as to be fully retrievable into a basic AutoCAD program. Where a Final Map was not produced in an AutoCAD format, or produced in a file that can be converted to an AutoCAD format, the City Engineer will accept a raster -image file of such Final Map. The Final Map shall be of a 1 " = 40' scale. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 25. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of Section 13.24.040 (Improvement Plans), LQMC. 26. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Rough Grading Plan 1 " = 40' Horizontal PAReports - PC\1-11-05\ND LO SP Amd 1\TTM COA Revised.doc .8 Planning Commission Resolution 2005-_ Conditions of Approval - Recommended Tentative Tract 33076 - ND La Quinta Partners January 11, 2005 B. PM 10 Plan 1 " = 40' Horizontal C. SWPPP 1 " = 40' Horizontal Note: A through C shall be submitted concurrently. D. Storm Drain Plans 1 " = 40' Horizontal E. Off -Site Street Improvement Plan 1 " = 40' Horizontal, 1 " = 4' Vertical F. Off -Site Signing & Striping Plan 1 " = 40' Horizontal The Off -Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. G. On -Site Street Improvement/Signing & Striping Plan 1 " = 40' Horizontal, 1 " = 4' Vertical Note: D through G shall be submitted concurrently. Street Improvement Plans and Storm Drainage Plans may be incorporated when submitted for Engineering Department Review. The following plans shall be submitted to the Building and Safety Department for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized by the Building and Safety Director in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. H. 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. PAReports - PC\1 -1 1-05\ND LO SP Amd 1\TTM COA Revised.doc 9 l_D J Planning Commission Resolution 2005-_ Conditions of Approval - Recommended Tentative Tract 33076 — ND La Quinta Partners January 11, 2005 All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. All 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 Engineering Department. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1- foot of cover, or sufficient cover to clear any adjacent obstructions. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2001 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Engineering Department in conjunction with the Site Development Plan when it is submitted for plan checking. In addition to the normal set of improvement plans, a "Site Development" plan is required to be submitted for approval by the Building Official and the City Engineer. "Site Development" plans shall normally include all on -site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements and ADA requirements. "Street Parking" plan shall include appropriate signage to implement the "No Parking" concept, or alternatively an on -street parking policy shall be included in the CC & R's subject to City Engineer's Approval. The parking plan or CC & R's shall be submitted concurrently with the Street Improvement Plans. 27. The City maintains standard plans, detail sheets and/or construction notes for elements of construction on the Public Works Online Engineering Library at http://www.la-guinta.org/publicworks/tractl/z onlinelibrary/0 intropage.htm. PAReports - PC\1-11-05\ND LQ SP Amd 1\TTM COA Revised.doc 1 0 Planning Commission Resolution 2005-_ Conditions of Approval - Recommended Tentative Tract 33076 — ND La Quinta Partners January 11, 2005 28. The applicant shall furnish a complete set of the AutoCAD files of all approved improvement plans on a storage media acceptable to the City Engineer. The files shall be saved in a standard AutoCAD format so they may be fully retrievable through a basic AutoCAD program. At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the AutoCAD files in order to reflect the as -built conditions. Where the improvement plans were not produced in a standard AutoCAD format, or a file format that can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. IMPROVEMENT SECURITY AGREEMENTS 29. 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. 30. Any Subdivision Improvement Agreement ("SIA") entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Specific Plan, shall comply with the provisions of Chapter 13.28 (Improvement Security), LQMC. 31. 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 PAReports - PC\1 - 1 1-05\ND LQ SP Amd 1\TTM COA Revised.doc 11 0 5 Planning Commission Resolution 2005-_ Conditions of Approval - Recommended Tentative Tract 33076 — ND La Quinta Partners January 11, 2005 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. 32. Depending on the timing of the development of this Specific Plan, 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 Specific Plan. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these means, as the City may require. Off -Site Improvements should be completed on a first priority basis and shall be completed by the first phase of the project. 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. 33. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on -site and off -site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule adopted by City resolution, or ordinance. PAReports - PC\1-11-05\ND LQ SP Amd 1\TTM COA Revised.doc 12 (), 5 r1 Planning Commission Resolution 2005- Conditions of Approval - Recommended Tentative Tract 33076 — ND La auinta Partners January 11, 2005 For items not listed in the City's unit cost schedule, the proposed unit costs shall be approved by the City Engineer. At the time the applicant submits its detailed construction cost estimates for conditional approval of the Final Map by the City Council, the applicant shall also submit one copy each of an 8-1 /2" x 11 " reduction of each page of the Final Map, along with a copy of an 8-1 /2" x 11 " Vicinity Map. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. Security will not be required for telephone, natural gas, or Cable T.V. improvements. GRADING 34. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 35. 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. 36. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer, B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, (Fugitive Dust Control), LQMC, and D. A Best Management Practices report prepared in accordance with Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm Management and Discharge Controls), LQMC. All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. P:\Reports - PC\1-11-05\ND LQ SP Amd 1\TTM COA Revised.doc r 13 � -� Planning Commission Resolution 2005- Conditions of Approval - Recommended Tentative Tract 33076 — ND La Quinta Partners January 11, 2005 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. 37. 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. 38. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six 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 0 8") behind the curb. 39. Perimeter wall shall be approved by the Community Development Department. The applicant shall submit separate perimeter wall plans for approval prior to rough grading plan approval. 40. 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. 41. Building pad elevations of perimeter lots shall not differ by more that one foot from the building pads in adjacent developments. 42. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Building pad elevations on interior lots shall not differ by more than one foot from the design pad elevations shown on the approved tentative tract map. PAReports - PC\1-11-05\ND LQ SP Amd 1\TTM COA Revised.doc 14 ' , 5 C Planning Commission Resolution 2005- Conditions of Approval - Recommended Tentative Tract 33076 - ND La Quinta Partners January 11, 2005 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. 43. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus three tenths of a foot from the elevations shown on the approved Tentative Tract Map, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 44. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. "Stormwater handling shall conform with the approved hydrology and drainage report for Specific Plan 99-035, Amendment No. 1, East of Madison and/or Tentative Tract 33076. Nuisance water shall be disposed of in an approved manner." 45. 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. 46. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC. 47. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. PAReports - PC\1 -1 1-05\ND LQ SP Amd 1\TTM COA Revised.doc 15 fl i i1" Planning Commission Resolution 2005-_ Conditions of Approval - Recommended Tentative Tract 33076 —IUD La Quinta Partners January 11, 2005 48. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 49. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 50. Where flush curb street cross section designs are approved for Specific Plan 99- 035, Amendment No. 1 and/or Tentative Tract Map No. 33076, landscaped drainage swales shall have minimum grade of 1 %. The swale design and supporting drainage facility shall be able to retain a maximum depth of 6 inches of storm water during the 10-year storm and/or one travel lane during the 100- year storm. The design of landscaped drainage swales shall be subject to a hydrology report approval by the City Engineer. Landscaping swales shall act as ancillary collection facilities with storm water and nuisance water positively transported by hard piping to retention basins and/or other facilities identified in the approved hydrology report. UTILITIES 51. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities), LQMC. 52. 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. 53. 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. 54. 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. PAReports - PC\1 -1 1-05\ND LQ SP Amd 1\TTM COA Revised.doc 16 Ci Planning Commission Resolution 2005-_ Conditions of Approval - Recommended Tentative Tract 33076 - ND La auinta Partners January 11, 2005 The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 55. The applicant shall comply with the provisions of Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For Individual Properties And Development), LQMC for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 56. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF -SITE STREETS 1) Madison Street (Primary Arterial, Option A; 1 10' R/W): Widen the east side of the street along all frontage adjacent to the Tentative Map boundary to its ultimate width on the east side as specified in the General Plan and the requirements of these conditions. The east curb face shall be located forty three feet (43') east of the centerline, except at locations where additional street width is needed to accommodate: a) Bus turnout (if required by Sunline Transit or Coachella Valley Unified School District) b) A deceleration/right turn only lane on Madison Street at the intersection of Avenue 52. The east curb face measured 64 feet east of the centerline of Madison Street to accommodate a 300-foot long dual left turn lane for northbound Madison Street to westbound Avenue 52 and a 150-foot deceleration/right turn only lane plus variable width taper length. c) At the Madison Street and Avenue 54 intersection, the curb face shall be measured 52 feet east of the centerline of Madison Street to accommodate the dual left turn lane for northbound Madison Street to westbound Avenue 54 plus variable width taper length conditioned of Specific Plan PAReports - PC\1-11-05\ND LQ SP Amd 1\TTM COA Revised.doc 17 Planning Commission Resolution 2005- Conditions of Approval - Recommended Tentative Tract 33076 - ND La Quinta Partners January 11, 2005 2004-074 on the southeast corner of Madison Street and Avenue 54. Other required improvements in the Madison Street right or way and/or adjacent landscape setback area include: d) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. e) An 18 - foot wide raised landscaped median along the entire boundary of the Specific Plan plus variable width as needed to accommodate a dual left turn for the north bound traffic on Madison Street to west bound Avenue 52. f) Establish a benchmark in the Madison Street right of way and file a record of the benchmark with the County of Riverside. g) A 10-foot wide Multi -Purpose Trail. The applicant shall construct a multi -use trail per La Quinta Standard 260 along the Madison Street frontage within the landscaped setback. The location and design of the trail shall be approved by the City. A split rail fence shall be constructed to separate the multi -purpose trail from the pedestrian sidewalk in accordance with Section 9.140.060 (Item E, 3a) of the Zoning Ordinance. Bonding for the fence to be installed shall be posted prior to final map approval. At grade intersection crossings shall be of a medium and design and location as approved by the Engineering Department on the street improvement plan submittal. 2) Avenue 52 (Primary Arterial, Option A; 110' R/W): Widen the south side of the street along all frontages adjacent to the Tentative Map boundary to its ultimate width on the south side as specified in the General Plan and the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county -road design standard to La Quinta's urban arterial design standard. The south curb face shall be located forty three feet (43') south of the centerline, except at locations where additional street width is needed to accommodate: PAReports - PC\ 1 - 1 1-05\ND LQ SP Amd 1\TTM COA Revised.doc 18 c ,. 1 ' Planning Commission Resolution 2005- Conditions of Approval - Recommended Tentative Tract 33076 — ND La Quinta Partners January 11, 2005 a) Bus turnout (if required by Sunline Transit or Coachella Valley Unified School District) b) A deceleration/right turn only lane at the Primary Entry. The south curb face measured 51 feet south of the centerline of Avenue 52 and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08. As a minimum, the required right of way shall be for a length of 100 feet plus a variable dedication of an additional 50 feet. Other required improvements in the Avenue 52 right or way and/or adjacent landscape setback area include: c► All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. d) Half of an 18 - foot wide raised landscaped median along the entire boundary of the Specific Plan plus variable width as needed to variable width as needed to accommodate left turn movements for west bound traffic on Avenue 52 to south bound Madison Street and left turn in only movement at the Primary Entry. The applicant shall construct positive left turn restrictors for left turn movement out of the primary entry as approved by the City Engineer. e) A 10-foot wide Multi -Purpose Trail. The applicant shall construct a multi -use trail per La Quinta Standard 260 along the Madison Street frontage within the landscaped setback. The location and design of the trail shall be approved by the City. A split rail fence shall be constructed to separate the multi -purpose trail from the pedestrian sidewalk in accordance with Section 9.140.060 (Item E, 3a) of the Zoning Ordinance. Bonding for the fence to be installed shall be posted prior to final map approval. At grade intersection crossings shall be of a medium and design and location as approved by the Engineering Department on the street improvement plan submittal. 3) Monroe Street (Primary Arterial, Option A; 1 10' R/W): PAReports - PC\ 1 -1 1-05\ND LQ SP Amd 1\TTM COA Revised.doc 190 F C} Planning Commission Resolution 2005- Conditions of Approval - Recommended Tentative Tract 33076 - ND La Quinta Partners January 11, 2005 Widen the west side of the street along all frontages adjacent to the Tentative Map boundary to its ultimate width on the west side as specified in the General Plan and the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county -road design standard to La Quinta's urban arterial design standard. The west curb face shall be located forty three feet (43') west of the centerline, except at locations where additional street width is needed to accommodate: a) Bus turnout (if required by Sunline Transit or Coachella Valley Unified School District) b) A deceleration/right turn only lane on Monroe Street at the intersection of Avenue 54. The west curb face measured 51 feet west of the centerline of Monroe Street and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03- 08. As a minimum, the required right of way shall be for a length of 150 feet plus a variable dedication of an additional 50 feet. Other required improvements in the Monroe Street right or way and/or adjacent landscape setback area include: c) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. d) Half of an 18 - foot wide raised landscaped median along the entire boundary of the Specific Plan plus variable width as needed to accommodate a left turn for the south bound traffic at Avenue 54. e) A 10 - foot wide Multi -Purpose Trail. The applicant shall construct a multi -use trail per La Quinta Standard 260 along the Monroe Street frontage within the landscaped setback. The location and design of the trail shall be approved by the City. A split rail fence shall be constructed to separate the multi -purpose trail from the pedestrian sidewalk in accordance with Section 9.140.060 (Item E, 3a) of the Zoning Ordinance. Bonding for the fence to be installed shall be posted prior to final map approval. At grade intersection crossings shall be of a medium and design and location as PAReports - PC\1-11-05\ND LQ SP Amd 1\TTM COA Revised.doc 20 Planning Commission Resolution 2005-_ Conditions of Approval - Recommended Tentative Tract 33076 - ND La Quinta Partners January 11, 2005 approved by the Engineering Department on the street improvement plan submittal. 4) Avenue 54 (Secondary Arterial with Class II Bike Lane, 96' R/W): Widen the north side of the street along all frontages adjacent to the Tentative Map boundary to its ultimate width on the north side as specified in the General Plan and the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county -road design standard to La Quinta's urban arterial design standard. The west curb face shall be located thirty six feet (36') north of the centerline, except at locations where additional street width is needed to accommodate: a) Bus turnout (if required by SunLine Transit or Coachella Valley Unified School District) b) A deceleration/right turn only lane at the Secondary Entry and at the intersection of Avenue 54 and Madison Street. The north curb face measured 36 feet north of the centerline of Avenue 54 and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08. As a minimum, the required right of way shall be for a length of 100 feet plus a variable dedication of an additional 50 feet. Other required improvements in the Avenue 54 right or way and/or adjacent landscape setback area include: c) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. d) A 10 - foot wide Multi -Purpose Trail. The applicant shall construct a multi -use trail per La Quinta Standard 260 along the Avenue 54 frontage within the landscaped setback. The location and design of the trail shall be approved by the City. A split rail fence shall be constructed to separate the multi -purpose trail from the pedestrian sidewalk in accordance with Section 9.140.060 (Item E, 3a) of the Zoning Ordinance. Bonding for the fence to be installed shall be posted prior to final map approval. At grade intersection P:\Reports - PC\1-11-05\ND LQ SP Amd 1\TTM COA Revised.doc 21 0 Planning Commission Resolution 2005-_ Conditions of Approval - Recommended Tentative Tract 33076 — ND La auinta Partners January 11, 2005 crossings shall be of a medium and designand location as approved by the Engineering Department on the street improvement plan submittal. 5) Avenue 53 (Collector, 74' R/W): a) Widen the south side of the street along all frontages adjacent to the Tentative Map boundary to its ultimate width on the south side as specified in the General Plan and the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county -road design standard to La Quinta's urban arterial design standard. The south curb face shall be located twenty six feet (26') south of the centerline. Other required improvements in the Avenue 53 right or way and/or adjacent landscape setback area include: b) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. c► Removal of existing trees at the southwest corner of Avenue 53 and Monroe Street per the approval of the City Engineer. d) Construct a cul de sac on Avenue 53 at the entrance to Tentative Tract Map No. 31874 per City of La Quinta Standard 401 and with approval from the Fire Department. 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). The applicant is responsible for construction of all improvements mentioned above. The development is eligible for reimbursement from the City's Development Impact Fee fund in accordance with policies established for that program. 6) Traffic Signals at Madison Street and Avenue 52. P:\Reports - PC\1-11-05\ND LQ SP Amd 1\TTM COA Revised.doc ?2 Planning Commission Resolution 2005- Conditions of Approval - Recommended Tentative Tract 33076 — ND La auinta Partners January 11, 2005 a) The applicant shall install the Traffic Signal at the intersection of Madison Street and Avenue 52 when warrants are met. Applicant is responsible for 75 % of the cost to design and install the traffic signal if complementing cost share from development on the other side of the street is available at time signals are required. Applicant shall enter into a SIA to post security for 75 % of the cost to design and install the traffic signal prior to issuance of an on -site grading permit; the security shall remain in full force and effect until the signal is actually installed by the applicant or the developer on the other side of the street. If, however, the applicant's development trails the progress of the development on the other side of the street, the applicant shall be responsible for 75 % of the cost as previously stated. The development is eligible for reimbursement from the City's Development Impact Fee fund in accordance with policies established for that program. 7) Traffic Signals at Monroe Street and Avenue 53. a) The applicant shall be required to pay for 25% of the signalized intersection. Applicant is responsible for 25% of the cost to design and install the traffic signal. Applicant shall enter into a SIA to post security for 25% of the cost to design and install the traffic signal prior to issuance of an on -site grading permit if the traffic signal is warranted; the security shall remain in full force and effect until the signal is actually installed. B. PRIVATE STREETS 1► Private Residential Streets shall have a 28-foot travel width measured at gutter flow line to gutter flow line with on -street parking prohibited, and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Engineering Department prior to recordation. However, the applicant shall have the option to design any private street in the project with flush curb street cross section design to P:\Reports - PC\1-11-05\ND LQ SP Amd 1\TTM COA Revised.doc 23 pn Planning Commission Resolution 2005-_ Conditions of Approval - Recommended Tentative Tract 33076 — ND La Quinta Partners January 11, 2005 have a minimum street pavement width of 24 feet, 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 and the method for drainage conveyance is acceptable to the City Engineer. Approval of any revised street section shall be subject to review and acceptance by the City Engineer. 2) The location of driveways of corner lots shall not be located within the curb return and away from the intersection when possible. C. PRIVATE CUL DE SACS 1) Shall be constructed according to the lay -out shown on the tentative map with 38-foot curb radius or greater at the bulb similar to the layout shown on the rough grading plan. 57. All gated entries shall provide for a three -car minimum stacking capacity for inbound traffic to be a minimum length of 62 feet from call box to the street; and shall provide for a full turn -around outlet for non -accepted vehicles. Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1 " = 10, demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turn -around (minimum radius to be 24 feet) out onto the main street from the gated entry. Two lanes of traffic shall be provided on the entry side of each gated entry, one lane shall be dedicated for residents, and one lane for visitors. The two travel lanes shall be a minimum of 20 feet of total paved roadway surface or as approved by the Fire Department. Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. 58. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: PAReports - PC\1 -1 1-05\ND LQ SP Amd 1\TTM COA Revised.doc 24 r i t Planning Commission Resolution 2005-_ Conditions of Approval - Recommended Tentative Tract 33076 - ND La Quinta Partners January 11, 2005 Residential Collector Secondary Arterial Primary Arterial 3.0" a.c./4.5" c.a.b. 4.0" a.c /5.0" c.a.b. 4.0" a.c./6.0" c.a.b. 4.5" a.c./6.0" c.a.b. or the approved equivalents of alternate materials. 59. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 60. General access points and turning movements of traffic are limited to the following: Primary Entry (Avenue 52): Right turn in and out and left turn in movements are permitted. Left turn movement out is prohibited. Full turn movements at the Primary Entry will be permitted if the property owner on the north side of Avenue 52 revises the onsite traffic circulation system on the north side to eliminate the full turn access located 1,950 feet west of Monroe Street and there are no other full turn access points within 1,060 feet of the proposed Primary Entry and provided the City of Indio consents to all of the proposed revisions. The applicant shall be allowed to relocate the Primary Entry to conform with the aforementioned provisions as approved by the City Engineer and the City of Indio. If full turn movements at the Primary Entry are permitted, the applicant shall install the Traffic Signal when warrants are met. Applicant is responsible for 50 % of the cost to design and install the traffic signal if complementing cost share from development on other side of street is available at time signal is required. Applicant shall enter into a SIA to post security for 50 % of the cost to design and install the traffic signal prior to issuance of an on -site grading permit; the security shall remain in full force and effect until the signal is actually installed by the applicant or the developer on the other side of the street. If the land on the other side of the street does not have an approved project connecting to the subject intersection, the applicant shall pay 100% of the cost to design and PAReports - PC\1 - 1 1-05\ND LQ SP Amd 1\TTM COA Revised.doc 25 I Planning Commission Resolution 2005-_ Conditions of Approval - Recommended Tentative Tract 33076 — IUD La Quinta Partners January 11, 2005 install the signalization for the resulting "T" intersection. If, however, the applicant's development trails the progress of the development on the other side of the street, the applicant shall be responsible for 50% of the cost as previously stated. A. Secondary Entry (Avenue 54): Full turn movements are permitted. 61. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. 62. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. CONSTRUCTION 63. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPING 64. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 65. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 66. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 67. The applicant shall submit the landscape plans for approval by the Community Development Department (CDD), prior to plan checking by the Public Works PAReports - PC\1 -1 1-05\ND LQ SP Amd 1\TTM COA Revised.doc 26 Planning Commission Resolution 2005- Conditions of Approval - Recommended Tentative Tract 33076 — ND La Quinta Partners January 11, 2005 Department. When plan checking has been completed by CDD, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. NOTE: Plans are not approved for construction until signed by the City Engineer. 68. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. PUBLIC SERVICES 69. The applicant shall provide public transit improvements as required by SunLine Transit Agency or the Coachella Valley Unified School District and approved by the City Engineer. QUALITY ASSURANCE 70. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 71. The applicant shall employ, or retain, qualified engineers, surveyors, and such other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. 72. The applicant shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. 73. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. PAReports - PC\1 - 1 1-05\ND LQ SP Arrd 1\TTM COA Revised.doc 27 Planning Commission Resolution 2005- Conditions of Approval - Recommended Tentative Tract 33076 - ND La Quinta Partners January 11, 2005 MAINTENANCE 74. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 75. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. FEES AND DEPOSITS 76. The applicant shall comply with the provisions of Section 13.24.180 (Fees and Deposits), LQMC. These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. 77. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). MISCELLANEOUS 78. Perimeter wall designs including height, color, material, design shall approved by the Architecture and Landscaping Review Committee and the Planning Commission prior to issuance of building permit for the wall. 79. Proposed street names with a minimum of two alternative names per street shall be submitted to the Community Development Department for approval. Names to be approved prior to recordation of final map. 80. All mitigation measures contained in Environmental Assessment 2004-520 shall be met. 81. Prior to final map approval, the developer shall submit to the Community Development Department for review, a copy of the proposed Covenants, Conditions, and Restrictions (CC&R's) for the project. 82. This Tentative Tract Map shall expire two years after City Council approval, unless recorded or granted a time extension pursuant to the requirements of Division 13 of the La Quinta Municipal Code. PAReports - PC\1 - 1 1-05\ND LQ SP Amd 1\TTM COA Revised.doc 28 �� Planning Commission Resolution 2005-_ Conditions of Approval - Recommended Tentative Tract 33076 - ND La Quinta Partners January 11, 2005 83. Production homes require approval of a Site Development Permit application by the Planning Commission. 84. All street improvements for Avenue 52 (half width), Madison Street (full width), Avenue 54 (half width), and Monroe Street (half width), including parkway landscaping and perimeter walls, shall be completed in conjunction with phase one development of the site (golf course construction). No building permits shall be issued for phase two of the project prior to completion of these improvements. 85. Berming on the perimeter of the site shall be limited to the following: A. Located within the 20 foot setback of the street right-of-way line abutting the property, the berm height shall be 0 feet. B. Located in the area 20 feet to 50 feet from the street right-of-way line abutting the property the berm height shall be no more than 12 feet. C. Located in the area 50 + feet from the street right-of-way line abutting the property the berm height shall be no more than 16 feet. 86. No more than 6 feet of vertical differential between the top of any landform on the project site and the grade of adjacent lands not part of the Specific Plan at the southwest corner of Monroe and Avenue 52 shall be permitted. The map cross sections F-F and G-G shall be amended to reflect this restriction. 87. The Map shall be amended to include 113 guest parking spaces, in small groups scattered throughout the residential portions of the site. As an alternative, the interior street section can be modified to 34 feet, to accommodate parking on one side of each street. 88. No approvals are granted for the villas site as a result of this approval (Lot 235). Additional subdivision and Site Development permitting shall be required prior to any construction on this site. 89. Vacation of Avenue 53 westerly of Monroe Street within the project site shall be requested and completed by the applicant prior to the issuance of any building permit on the site. 90. Prior to final map approval by the City Council, the developer shall meet the Parkland Dedication requirements by payment of in -lieu fees as set forth in Section 13.48 of the La Quinta Municipal Code. PAReports - PC\1-11-05\ND LQ SP Amd 1\TTM COA Revised.doc 29 I Planning Commission Resolution 2005-_ Conditions of Approval - Recommended Tentative Tract 33076 - ND La Quinta Partners January 11, 2005 91. Within 24 hours of approval of the tentative tract map by the City Council, the developer shall submit to the Community Development Department, a check made out to the "County of Riverside" for $1,314 to allow filing of a Notice of Determination for Environmental Assessment 2004-520 as required by State law. 92. The applicant shall comply with all requirements of the Fire Department. P:\Reports - PC\1-11-05\ND LQ SP Amd 1\TTM COA Revised.doc 30 ;a