1989 04 11 PCA G E N D A
PLANNING COMMISSION - CITY OF LA QUINTA
PLANNING COMMISSION - CITY OF LA QUINTA
A Regular Meeting to be Held at the
La Quinta City Hall, 78-105 Calle Estado,
La Quinta, California
April 11, 1989 - 7:00 P.M.
CALL TO ORDER - Flag Salute
ROLL CALL
Beginning Resolution No. 89-012
HEARINGS - NONE
PUBLIC COMMENT
This is the time set aside for citizens to address the
Planning Commission on matters relating to City planning
and zoning which are not Agenda items.
Persons wishing to address the Planning Commission under
Public Comment and scheduled Agenda items should use the
form provided. Please complete one form for each item
you intend to address and submit the form to the Planning
Director prior to the beginning of the meeting. Your
name will be called at the appropriate time.
When addressing the Planning Commission, please state
your name and address. The proceedings of the Planning
Commission meeting are recorded on tape and comments of
each person shall be limited.
CONSENT CALENDAR
Minutes of the regular Planning Commission meeting of
March 14, 1989.
BUSINESS SESSION
1. Item ............
Applicant .......
Location ........
Request .........
Action ..........
Sign Application 89-079
William Grey/DSL Service
Plaza La Quinta
Modification of two free-standing
complex identification signs.
Minute Motion
MR/AGENDA.411 -1-
2. Item. ............ Tentative Tract 23269; architectural
elevation and standard review
Applicant ..,.... Triad Pacific Development
Location ........ Southwest corner_ of Adams Street and.
Fred. Waring Drive
Request Review Condition 26 compliance for
architectural elevations
Action ... , ...... N;iniite Motion
3. Item ,.. Specific Plan 85-006 - Oak Tree west
Applicant ........ Landmark Land Company
Location ........ Generally one -quarter mile south of
Avenue 50, bounded by Jefferson Street,
Avenue 54,: the Heritage Club project,
Avenida Ultimo, and the easterly
portion of the Duna La Quinta project.
Request ......... First time -extension request.
Action .......... Resolution No. 89-
:-)THER - None
ADJOURNMENT
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------------------------------------------------------------
TTEMS FOR APRIL 10, 1989, 4:00 P.M. STUDY SESSION
"DISCUSSION ONLY"
1. Highway 111 Specific Plan
2. Identification of future Commission Agenda items.
3. All other Agenda i-�-ems.
ITEMS TDENTIFIED FOR FUTURE AGENDAS
R. Dark Sky Ordinance
h. Minute Format,/Content
C. Park Land. Locations
(l. Downtown Parking District
e, Street Address Illumination
MR/AGENDA.411 -2-
cc-1
MINUTES
PLANNING COMMISSION - CITY OF LA. QUINTA
A regular meeting held. at the La Quint.a City Hall
78-105 Calle Estad.o, La Quinta, California
March 14, 1989
II.
CALL TO ORDER
A. The meeting was called to
Chairman Walling. The
Commissioner Zelles.
unT.T. r''AT.T.
7:00 p.m.
order at 7:00 p.m_ by
Flag Salute was led by
A. Chairman Walling requested the .roll call.
Present. Commissioners Zelles, Steding, Moran, and
Chairman Walling,, Commissioner Bund arrived after
the roll wqs called.
B. Staff Present: Planning and Development Director,
Jerry Herman.
uVAVTWnQ
Chairman Walling introduced the Public Hearing
items as follows:
A. Tentative Tract_ 2164.3; A request by Landmark Land
Company to divide 391.6+ acres into 30
residential lots intended for condominium units
with an associated golf course; well site,
entrance, and buffer lots have also been provided;
project will be for land sales to prospective
development interests; location is within the PGA
West Specific Plan area, west of Madison Street and
south of Airport Boulevard.
1. Planning Director Jerry Herman presented the
information contained in the Staff Report, a
copy of which is on file in the Planning and
Development Department. Mr. Herman noted for
the record that written correspondence was
received at the meeting from Mr. Sweeney and
Mr. Stock addressing issues concerning the
Public Hearing Notice and the Environmental
Assessment.
MR/MIN03-14.DFT -1-
2. Chairman Walling opened the Public Hearing.
John Shaw of ESCO addressed the Commission,
requesting the deletion of Conditions 8, 13,
and 16. Mr. Dave Sweeney addressed the
Commission, reviewing the points raised in
his handout, particularly that he found the
Public Hearing Notice to be inadequate, and.
questioning the determination that the
request is exempt from addition environmental
review. Mr. Stock addressed the Commission,
raising concerns over dust control and wall
heights. Mr. Paul Quill of Landmark Land
Company addressed. the Commission to briefly
respond to some of Mr. Stock's comments.
There being no further public comment,
Chairman Walling closed the Hearing.
3. Following discussion, during which the
content of the Public Hearing Notice and the
exemption from EIR were reaffirmed, a motion
was made by Commissioner Zelles and seconded
by Commissioner Moran to adopt Resolution No.
89-010, with attached Conditions,
recommending to the City Council conc>>rrenre
with the environmental determination and
approval of Tentative Tract Map No. 21643.
Upon roll call vote, the motion was
unanimously adopted.
B. Variance 88•-006; a request by La Quinta Golf..
Estates Community Association to permit three
self -illuminated area identification signs mounted
on emergency gates adjacent- to development entry
dates; located. at the intersections of Eisenhower
Drive and. Coachella Drive, and Eisenhower Drive and
San Vicente Street.
1. Planning Director Jerry Herman presented the
information contained in the Staff Report, a
copy of which is on file in the Planning and
Development Department.
2. Chairman Walling opened the Public Hearing.
There being no comment, Chairman walling
closed the Public Hearing.
3. Following, Commission discussion, a motion was
made by Commissioner Moran and seconded by
Commissioner Sted.ing to adopt Planning
Commission Resolution 89-011, approving Sign
Variance 88-006, subject to attached
conditions. Upon roll call vote, the motion
was unanimously adopted.
14P/MIN03-1A .DFT -2-
IV. PUBLIC COMMENT
Ms. Betty Mill addressed the Commission concerning
the development of parks in the north area and
requested that the Commission consider the
inclusion of running/walking trails, public tennis
courts, and the availability of the golf course
strip of land behind Fiesta near the Whitewater
Wash.
V. CONSENT CALENDAR
A motion was made by Commissioner Steding and
seconded by Commissioner Moran to approve the
minutes of February 28, 1989. Unanimously adopted.
VI, BUSINESS
Chairman Walling introduced the Business Items as
f_ 01,. lows e
A. Specific Plan 85--006, Oak Tree West; a continued
first time --extension request by Landmark Land
Company, concerning an area. located generally
one -quarter mile south of Avenue 50, bounded by
Jefferson Street, Avenue 54., the Heritage Club
project, Avenida Ultimo, and the easterly portion
of the Duna Tea Quinta project.
1. Planning Director Jerry Herman reported to
the Commission that the Applicant was again
requesting continuance.
2. Following Commission discussion, a. minute
Motion was made by Commissioner 7elles and
seconded by Commissioner Steding -to grant
continuance to the next regularly -scheduled
Planning Commission meeting, but no further
without satisfactory explanation. Unanimcu.s..
VII. OTHER
A. Commissioner Steding requested that discussion of
north sector park plans be placed on the next
agenda., and that Staff brief any Commissioners as
needed at the next Study Session.
B. The Commission directed Staff to establish a
trailing agenda for future study session discussion
items, including Dark Sky Ordinance, Downtown Park,
111umination of Addresses, and others.
MR,IMIN03-14 . DFT -3-
VIII. ADJOURNMENT
A motion was made by Commissioner Moran and
seconded by Commissioner Zelles to adjourn to a
regular meeting on April 11, 1989, at 7:00 p.m., in
the La Quints City Hall, 78-105 Calle Estado, La
Quinta, California. This meeting of the La Quinta
Planning Commission was adjourned at 8:32 p.m.,
March 14, 1989.
PAR/MIN03-14.DFT -4-
B S -°-1
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: APRIL 11, 1989
PROJECT: SIGN APPLICATION NO. 89-079:
PROPOSED STANDING/MONUMENT SIGNS, PLAZA LA QUINTA
(SEE ATTACHMENT NO. 1)
LOCATION: WASHINGTON STREET AND HIGHWAY 111
ENTRANCES
(SEE ATTACHMENT NO. 2)
APPLICANT: WILLIAM J. GREY/PSL SERVICE COMPANY/PLAZA LA QUINTA
BACKGROUND
The existing signs for Plaza La Quinta were approved by the
County of Riverside prior to the incorporation of the City of
La Quinta. The City of La Quinta Planning Commission has
therefore, never had the opportunity to review the sign program
for Plaza La Quinta. Hence, approval of this sign application
has been referred by the Planning Director to the Planning
Commission.
COMPLIANCE WITH THE LA QUINTA SIGN ORDINANCE
Section 9.212.130 of the La Quinta Sign Ordinance facilitates
the continuance of any existing sign covered by a valid permit,
as is the situation in this case. The Sign Ordinance also
states that: "No such sign shall be changed in any manner that
increases the:.,ion--compliance of such sign with the provisions
of the regulations relating to the sign use. This does not
preclude changing of an advertising message."
The proposed two monuments are the same size (91,10" x 51,1111)
shape, and composed of the same materials as the existing signs
(see Attachment No. 3). The new signs, however, add the
wording "Thrifty Jr. Drug Stores" to the existing signs and
reduce the size of the wording "Plaza La Quinta."
The existing signs are brown, ivory, rust and blue, with a
palm tree/mountain/sun emblem. The new signs will contain the
colors brown, ivory and rust with no blue or emblem.
This sign application, therefore, does not change the sign in
any extensive ;manner; only the advertising message is changed.
ANALYSIS
AD/STAFFRPT.002 -1-
1. The proposed signs do not differ substantively from the
existing signs.
2. The proposed signs comply with the requirements of the
Sign Ord.'nance.
3. The proposed signs are in keeping with the existing Plaza
La Quinta's theme and image in terms of architectural
style and use of colors.
RECOMMENDATION
That the Planning Commission by minute motion approve Sign
Application 89-079.
Attachments: 1. Proposed Sign
2. Locality Plan
3. Existing Sign
AD/STAFFRPT.002 -2-
PROPOSED SIGN
ATTACHMENT No. 1
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LOCALITY PLAN
ATTACHMENT No. 3
EXISTING SIGN
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: APRIL 11, 1989
APPLICANT: TRIAD PACIFIC DEVELOPMENT
OWNER: 119 LTD, A CALIFORNIA LIMITED PARTNERSHIP
PROJECT: TENTATIVE TRACT 23269: REVIEW OF PROPOSED
SINGLE-FAMILY DWELLING ARCHITECTURAL
ELEVATIONS AND ARCHITECTURAL STANDARDS FOR
DWELLINGS BUILT BY OTHER DEVELOPERS
BACKGRCUND
The applicant has submitted proposed elevations and floor plans
of proposed dwelling units (see Attachment #1), a unit siting
plan (see Attachment #2), and CC & Rs for the above project.
ANATYRT S
1. Architectural Standards for Dwellings Built By the
Developer
The first part of Condition of Approval No. 26 for
Tentative Tract 23269 reads as follows:
'r26 If the project is to be recorded as a development
tract, the Subdivider/Developer shall submit
detailed product floor plans, elevations, color
schemes, method(s) of architectural variation and
continuity, etc., for review by the Planning and
Development Department, Planning Commission, and
City Council prior to final map recordation. In
this case, the review may be as a business item.
The architectural standards shall be included as
part of the CC & Rs ..."
The developer has submitted the above required plans and color
board.
a. Proposed Elevations and Floor Plans__
The elevations submitted show architectural
detailing of the windows and doors (2 x 6 stucco
trim) continuing around all sides of the building.
The attic vents on the side and rear of the
building could, however, include some architectural
detailing.
AD/STAFFRPT.001 -1-
2.
3.
These architectural standards still need to be
included in the CC & Rs for this project.
b. Color Scheme
The color scheme
restricted to
environment.
Architectural S
Developers
proposed for the development is
colors in keeping with the desert
for Dwellings Built by O
The second part of Condition of Approval No. 26 for
Tentative Tract 23269 reads as follows:
" If the tract is recorded as a lot -sales
subdivision, the Applicant shall prepare, for
Planning Commission review and approval,
architectural standards for the future residences.
These standards shall be recorded as CC & Rs."
The applicant has not submitted architectural standards
for dwelling units built by other developers. Staff,
therefore, proposes that the S-R zoning standards as
outlined in the La Quinta Zoning Ordinance should be
adopted as a guideline for architectural standards,
excepting for the section stating maximum building height
allowed. The following standard, as noted in the R-1
zoning standards, should be used in that instance: "The
building height shall not exceed two and one-half
stories, with a maximum height of thirty-five feet."
These standards need to be included in the CC & Rs for
Tentative Tract 23269.
Unit Siting Plan
For information purposes, attached is a copy of the
proposed unit siting plan. The Planning and Development
Department will request the applicant to amend the plan
to eliminate the two two -storey units within 150 feet of
Adams Street. The height of these two units is in
conflict with condition number 14 of the approved
Conditions of Approval for this Tentative Tract. No
Planning Commission action is necessary on this issue.
RECOMMENDATION
That the Planning Commission approve the proposed elevations,
floor plans and color scheme for Tentative Tract 23269 with the
following conditions:
1. The applicant introduce more detailing on the attic vents
on the rear and side of the units.
AD/STAFFRPT.001 -2-
2. The applicant include the above architectural standards
and the proposed color scheme in the CC & Rs for
Tentative Tract 23269.
3. The applicant include the S-R zoning standards in the CC
& Rs for all units built by developers other than -the
applicant. The permissible building height shall,
however, conform to the height standards in the R-1
zoning standards.
4. The implementation of the above conditions shall be
monitored and subject to approval by the Planning and
Development Director.
Attachments: 1. Examples of House Designs and Elevations
2. Unit Siting Plan
AD/STAFFRPT.001 -3-
ATTACHMENT No. 1
EXAMPLES OF HOUSE DESIGNS
AND ELEVATIONS
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A TTACt�EV�E®NT No.19
�---- - Lesovsky•Donaldson
.Architects
LA OWNTA HIOHLAND9 _
TRIAD PACIFIC DEVELOPMENT __ -_ ___ _ MEMBER AMERIGNINSTRUTE OF ARCHITECTS
N54G fhelFla Awnue 8=kton, CaUbmia 95204 W9 9Q.04w
B S-3
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: DECEMBER 27, 1988
OWNER: LANDMARK LAND COMPANY
PROPOSAL: SPECIFIC PLAN NO. 85-006 (OAK TREE WEST): A
REQUEST TO EXTEND THE EXISTING APPROVAL
PURSUANT TO CONDITION #6 OF THE CONDITIONS
OF APPROVAL DATED OCTOBER 15, 1985.
LOCATION: GENERALLY ONE -QUARTER MILE SOUTH OF AVENUE
50, BOUNDED BY JEFFERSON STREET, AVENUE 54,
THE HERITAGE CLUB PROJECT, AVENIDA ULTIMO
AND THE EASTERLY PORTION OF THE DUNA LA
QUINTA PROJECT (SEE ATTACHMENT W .
GENERAL PLAN
DESIGNATION: LOW DENSITY RESIDENTIAL (2-4 DU/AC); MEDIUM
DENSITY RESIDENTIAL (4-8 DU/AC): SPECIAL
COMMERCIAL (REFER TO ATTACHMENT #2).
EXISTING
ZONING: R-2 (MULTIPLE -FAMILY RESIDENTIAL): R-5 (OPEN
AREA COMBINING ZONE -RESIDENTIAL
DEVELOPMENTS): C-P-S (SCENIC HIGHWAY
COMMERCIAL) (REFER TO ATTACHMENT #3).
ENVIRONMENTAL
CONSIDERATION: A MITIGATED NEGATIVE DECLARATION (CITY CASE
NO. 85-034; STATE CLEARING HOUSE NO.
85050112) WAS ADOPTED WITH THE ORIGINAL
APPROVAL, IN ACCORDANCE WITH THE PROVISIONS
OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
(CEQA).
PURSUANT TO SECTION 15061 OF THE CEQA
GUIDELINES, STAFF HAS DETERMINED THAT THE
EXTENSION PROPOSAL IS EXEMPT FROM THE
REQUIREMENTS OF THE ACT.
PROJECT
DESCRIPTION: THE OAK TREE WEST PROJECT WAS APPROVED TO
INCORPORATE THE FOLLOWING COMPONENTS:
* 45 HOLES OF GOLF ON APPROXIMATELY 400
ACRES.
* 2245 SINGLE FAMILY DWELLINGS, OF VARYING
TYPES, ON ABOUT 449 ACRES.
* A 200 ROOM HOTEL, A 200,000 SQUARE FOOT
COMMUNITY COMMERCIAL CENTER WITH
OFFICE/COMMERCIAL RETAIL USES, AND A
- 1 -
BJ/STAFFRPT.024
25,000 SQUARE FOOT GOLF CLUBHOUSE, ALL ON
A TOTAL 36.5 ACRE SITE.
* A 200,000 SQUARE FOOT OFFICE COMMERCIAL
CENTER ON 3.5 ACRES.
* A PRIVATE GOLF CLUB FACILITY.
* 115 ACRES OF HILLSIDE (UNDEVELOPABLE), TO
REMAIN AS NATURAL OPEN SPACE.
BACKGROUND
`.L'he Oak Tree: West Specific Plan was conditionally approved by
the La Quinta City Council on October 15, 1985 via adoption of
Resolution #85-83 (Attachment W . Condition #6 allows that an
extension of up to three years may be approved by the Planning
Commission; the original approval period was for three years as
well. Although the initial approval period expired on October
15, 1988, the approval will remain in effect until a decision
is reached by the Planning Commission, due to the fact that the
:request for extension was received well in advance of the
expiration dame. To date, one of the golf courses (the Citrus
course) has been completed. Additionally, a temporary
clubhouse and course maintenance facility were approved in
1986, and those uses are established and operating. No parcel
or tract maps have been filed for this project.
ANALYSIS
:L. Condition #6 reads as follows:
"6. Approval of this Specific Plan shall be limited to a
maximum time period of three (3) years by which time
the first phase tract (or parcel) maps shall be
approved and recorded, and construction in Phase I
shall have begun. Time extensions totaling not more
than three (3) additional years, submitted in
writing prior to the expiration of the approval, may
be approved by the Planning Commission."
Although State law
specific plan, this
limiting a specific
case, the approval w
with policies of
still in the heari
approved on Octobe
was adopted on Novem
that the approval
which time the activ
to be undertaken.
been submitted to da
the Specific Plan
does not provide for expiration of a
toes not preclude a local agency from
plan to a certain time frame. In this
is limited due to potential conflict
:he La Quinta General Plan, which was
ig process when Oak Tree West was
15, 1985 (the La Quinta General Plan
)er 19, 1985). Condition #6 implies
would be valid for three years, during
_ty noted in the condition would have
Because no parcel or tract maps have
:e, the extension is necessary to keep
in effect. In conjunction with the
request to extend the Specific Plan approval, it is
appropriate and reasonable to extend the approval to be
consistent with the La Quinta General Plan and to insure
- 2 -
BJ/STAFFRPT.024
that the overall approval will be consistent with other
City policies and requirements.
2. The Planning Commission has options as to whether the
approval should be extended indefinitely (no time limit,
as with PGA West), or for the time period of three years,
as specified in the current Condition #6. Also, any time
limit could be tied to other activities occurring, if
desired.
3. The Oak Tree West Specific Plan is basically a conceptual
master plan for development, although it does give some
general development standards. As such, it does not
constitute a substantial development right; conversely,
formally documented detailed development standards might
be protected from additional regulation, (such as growth
control measures), with a development agreement. The
development standards of what might be described as a
"regulatory" specific plan act as a form of zoning, and
are enforced through subsequent development reviews. As
this is a conceptual specific plan, the requirements for
it's approval can be revised as part of the time
extension, due to it's non -vesting nature.
4. The following conditions should be revised in order to
justify an extension of this Specific Plan:
A. Existing Condition #4 may be deleted (refer to
revision of existing Condition #6).
B. Existing Condition #5 may be deleted as this is
required of any development approval.
C. Existing Condition #6 reads as follows:
116. Approval of this Specific Plan shall be
limited to a maximum time period of three (3)
years by which time the first phase tract (or
parcel) maps shall be approved and recorded,
and construction in Phase I shall have begun.
Time extensions totaling not more than three
(3) additional years, submitted in writing
prior to the expiration of the approval, may
be approved by the Planning Commission."
Revise this condition as follows:
"Approval of Specific Plan 85-006 shall be valid
until December 27, 1990, but in any event, will not
become effective until the diminishment for
Agriculture Preserve #72 has been recorded. Also,
the initial phase parcel and/or tract map(s) shall
have been submitted to the Planning and Development
Department for processing prior to this date. Until
t':ze approval is in effect no residential parcel or
3 -
BJ/STAFFRPT.024
tract maps, plot plans or other development permits
shall be considered, unless it is determined by the
Planning and Development Department that certain
permits are necessary for continued maintenance of
the existing golf course areas. No less than 30
days prior to the referenced expiration date, the
Applicant/Developer shall submit a request for
extension, accompanied by a status and compliance
report on the project, as it relates to the approval
ccr_ditions. Subsequent time extensions may be
granted, as deemed appropriate, by the Planning
Commission."
This requirement sets a specific date for the
diminishment requirement and submittal of the first
phase mapping, and allows the Applicant the ability
to submit for extensions to comply with those items.
D. Existing Condition #7.b. reads as follows:
117.b. For that area over or adjacent to the interim
sewage treatment facility near Adams Street
and Calle Tampico, the reports shall consider
any additional necessary development/
construction preparation of the site due to
the possible saturated conditions."
Amend this condition as follows:
"For that area over or adjacent to the site of the
former sewage treatment facility near the Adams
Street extension and Calle Tampico, the reports
shall consider any additional necessary
development/construction preparation of the site due
to the presence of sewage sludge and uncompacted
Li.11."
This reflects the situation relating to the
abandoned interim sewage treatment plant along the
Adams Street alignment.
E. Amend existing Condition #13 to reflect "Planning
and Development Department".
F. Amend existing Condition #16 to provide for review
of the required water conservation plan by C.V.W.D.
as requested by that agency.
G. Existing Condition #17 reads as follows:
1117. Prior to the approval of final tract maps or
the issuance of grading plans, the
Applicant/Developer shall submit a grading
plan to the City Engineer for review and
approval which indicates the methods for the
4 -
BJ/STAFFRPT.0;24
collection and retention of all drainage
on -site."
Amend this condition as follows:
"Prior to approval of final maps or issuance of
grading permits, the Applicant/Developer shall
submit a grading plan to the City Engineer for
review and approval, which indicates the methods for
collection and retention of all on -site drainage
from within the development, as well as historical
water runoff originating off -site from the west,
until such time that the latter can be disposed of
by means of a positive drainage system routing it
through or around the project."
This specifies the requirement that the Applicant
must address tributary drainage concerns as well as
those on -site.
H. Delete existing Condition #23, as the site is not
within the adopted Fringe -Toed Lizard mitigation fee
area.
I. Amend existing Condition #24, to change the
reference to the La Quinta General Plan from
"proposed" to "adopted".
J. Existing Condition #28 reads as follows:
1'28. Development of areas designated for
office/commercial uses shall comply with
policies set forth in the new La Quinta
General Plan for the Special Commercial Land
Use Designation."
Amend this condition as follows:
"Development of areas designated for
office/commercial uses shall comply with policies
set forth in the La Quinta General Plan for the
Special Commercial Land Use designation."
K. Existing Condition #29 reads as follows:
1129. All gatehouses, access gates and other entries
shall provide for stacking space and other
design factors consistent with City standards."
Amend this condition as follows:
"All gatehouses, access gates and other entry areas
shall be subject to plot plan review by the Planning
and Development Department."
5 -
BJ/STAFFRPT.024
L.
M.
Existing Condition #33 reads as follows;
1133. A master landscape standards plan, including
landscaping of perimeter setbacks and
rights -of -way areas, shall be submitted for
City review and approval."
Revise this condition as follows:
"A master landscape standards plan, including
landscaping of perimeter setbacks, and right -of --way
areas shall be submitted to the Planning and
Development Department for review. The plan shall
require acceptance by the Riverside County
Agricultural Commission office, will final approval
be granted by the City Council upon recommendation
of the Planning Commission."
Existing Condition #34 reads as follows:
11:34. Applicant shall dedicate to the City a site
for a neighborhood park consistent with the
Open Space plan of the proposed La Quinta
General Plan with the location and size to be
approved by the Planning Commission and City
Council (neighborhood parks range in size
between 5 to 10 acres, with an average size of
7-1/2 acres), or the Applicant shall agree on
other alternate methods to secure park land in
the general vicinity of this project."
Amend this condition as follows:
"At time of submittal of the initial tract or parcel
map to the City, the Applicant/Developer shall
present a program for the reservation/designation of
a neighborhood park site. Required fees or land
reservation for this project shall be based upon
dedication of 6.56 acres, consistent with the
provisions of the La Quinta General Plan and park
dedication requirements of the Subdivision
Ordinance. The parkland compliance proposal shall
be subject to approval by the City Council upon
recommendation of the Planning Commission."
This revision sets a specific size requirement,
biased upon a 1 acre per 1,000 population standard
set forth in the General Plan which stipulates a
variable standard of between 1 and 5 acres per 1000
population. This standard is reduced from 3 acres
per 1,000 population, as contained in the
Subdivision Regulations, due to the fact that there
is a significant amount of on -site recreational
opportunity via the golf course facilities. Based
upon the Subdivision Ordinance standard, 19.68 acres
6 -
BJ/STAFFRPT.024
N.
would be required, and due to the potential for
changes in total unit count and the on -site private
recreation available, this standard is not deemed to
be appropriate for application to this particular
development.
Existing Condition #39 reads as follows:
11:39. The developer shall comply with the following
requirements for public roadway and bridge
improvements in accordance with the La Quinta
General Plan and City standards and
requirements in effect at the time of
construction:
a. Construct full -width improvements to
Avenue 52 between Jefferson Street and
the project's west boundary contiguous to
the project.
b. Install half -width improvements to
Jefferson Street contiguous to the
project boundary.
C. Dedicate necessary rights -of -way for
roadway and utility purposes along Avenue
52 and 54 and Jefferson Street to provide
for improvements i accordance with the
standards of the La Quinta General Plan.
d. Improve and widen the existing Jefferson
Street bridge over the Coachella Canal in
accordance with the La Quinta General
:Plan and the requirements of the City
]engineer.
e. Install full -width improvements to a
two-lane, local street with 60-foot
right-of-way along the current alignment
of Adams Street between Avenue 50 and
Avenue 52, or along an alternate route as
approved by the City (i.e., Tampico
between Calle Rondo and Washington
Street). These improvements shall be
constructed no later than January, 1987.
Applicant shall coordinate efforts with
the City in order to facilitate
completion of the entire access link
prior to opening of the new school on
.Avenue 50.
f. Install transition roadway improvements
adjacent to the site in accordance with
the City standards and the requirements
of the City Engineer.
7 -
BJ/STAFFRPT.024
g. The Applicant shall submit road striping
and traffic control device plans to the
City Engineer for review and approval."
Revise this condition as follows:
"'The Applicant/Developer shall comply with the
following requirements for public roadway and bridge
requirements, in accordance with the La Quinta
General Plan and City standards and requirements in
effect at the time of construction:
a. Construct full -width improvements for Avenue
52 between Jefferson Street and the project's
west boundary contiguous to the project.
b. Install 1/2-width improvements to Jefferson
Street contiguous to the project boundary.
C. Dedicate necessary rights -of -way for roadway
and utility purposes along Avenue 52 and 54
and Jefferson Street to provide for
improvements in accordance with the standards
of the La Quinta General Plan.
d. Improve and widen the existing Jefferson
Street bridge over the Coachella Canal in
accordance with the La Quinta General Plan and
the requirements of the City Engineer.
e. Installation of full -width improvements to a
two-lane local street (60' right-of-way) along
the approved right-of-way realignment of Adams
Street, between the current east terminus of
Calle Tampico, and Avenue 50 at its
intersection with Park Street. Installation
of this roadway shall be required as a
condition to approval of any tract, parcel map
or other development application, but in any
case, construction shall be substantially
complete no later than December 27, 1990, or
this specific plan approval shall become null
and void and of no effect whatsoever. The
ultimate design shall include bikeway
provisions, subject to final approval by the
Planning and Development Department and the
City Engineer.
f. Install transition roadway improvements
adjacent to the site in accordance with City
standards and the requirements of the City
Engineer.
- 8 -
:BJ/STAFFRPT.024
g„ The Applicant/Developer shall submit road
striping and traffic control device plans to
the City Engineer for review and approval."
The primary focus for this change is the connection
of Avenue 50 with Tampico. Right-of-way has been
dedicated and accepted for the realignment; however,
construction had not started as of January , 1987,
as per the original condition. To date, no further
progress has been made. The changes to Condition
39.e. place a similar time restriction on the
Applicant (i.e., a "second chance" for compliance),
and is tied to a voiding of the specific plan's
approval.
O. Existing Condition #40 reads as follows:
1140. The Applicant shall install a raised center
median island, including landscaping and
irrigation, as part of road improvements where
required by Municipal road standards and the
La Quinta General Plan."
Revise this condition as follows:
"The Applicant/Developer shall make provision for
installation, or install, raised center median
islands, including landscape and irrigation.
Medians shall be required as part of the
corresponding road improvement requirements for this
project. where full width improvements are not
required, appropriate performance guarantees may be
secured, subject to approval by the City Engineer."
This revision allows the Applicant to bond for
median improvements, so as to avoid segmented road
improvements which could cause unsafe and
inconvenient conditions.
P. Existing Condition #44 reads as follows:
114.4. In order to facilitate mitigation of
cumulative traffic impacts of these and other
area projects, the City shall establish a
traffic improvement needs monitoring program.
This program will undertake biannual traffic
count studies to determine if warrants are met
for major roadway improvements. Upon
determination of needs, the City may initiate
projects to meet those needs."
Revise this condition as follows:
"The Applicant/Developer shall prepare a traffic
study one year after building permit issuance for
9 -
BJ/STAFFRPT.024
the initial phase of units (excluding model homes).
The traffic study shall include traffic generated
from the total Oak Tree West project (i.e., any
permitted residential units, club houses, future
residential developments, hotel) and shall contain
percentages associated with each impact/
improvement. Should the results of the study
indicate that traffic signals are warranted, the
Appli-cant/Developer shall pay its share of the
signal cost based upon the percentages identified in
t1le traffic study. A letter of credit shall be
provided, prior to the issuance of further
Certificates of Occupancy, in an amount recommended
by the City Engineer to ensure that the traffic
study and installation of the traffic signals will
be provided. Should the required traffic study
indicate that the signal warrants are not met, the
Applicant/Developer shall conduct annual warrant
studies to determine when the signals are needed.
U;oon the need for the signals, the
Applicant/Developer shall participate in its share
of the signal costs as noted above.
The Applicant/Developer shall
24•-hour traffic count program,
road and intersection with
triggered when threshold values
A.�plicant/Developer shall pay
improvement required based upon
traffic generation impact as
percentages in the above mentior
pay for an annual
for each impacted
roadway improvements
are reached. The
for its share of the
its project related
identified by the
ed traffic study.
TZe implementation of this condition shall be
administered by the City Engineer, acting upon his
technical discretion."
This condition is the same as that imposed on the
PGA West Hotel Amendment, and reflects a more
s-pecific program than the original condition.
Q. Amend existing Condition #46 to add sub -condition
#46.C., relating to landscape and irrigation plan
review by C.V.W.D.
R. Revise existing Condition #48 to delete reference to
school mitigation agreements approved by the City
Council, as these are no longer appropriate.
S. Amend existing Condition #57 to reflect "Planning
and Development Department".
T. Delete the reference to credits against the
Infrastructure Fee in existing Condition #58.
U. Existing Condition #59 reads as follows:
- 10 -
BJ/STAFFRPT.024
1159. Applicant shall submit a phasing plan to the
City for review and approval. Of particular
importance in this phasing plan is the
determination of need and scheduling for major
public facilities and improvements."
Revise this condition as follows:
"Prior to any final parcel or tract map approvals,
the Applicant shall submit a phasing plan to the
Planning and Development Department for review and
approval by the Planning Commission and City
Council. Specifically, this plan shall address
scheduling for the major off -site improvements as
required."
V. Renumber the revised conditions accordingly.
5. Based ,solely on the procedural requirements for extension
specific plan, no public hearing is required. However,
due to the necessary revisions to the conditions, a formal
action on the extension should be taken through adoption
of a :resolution. Also, a notice of decision and action
taken should be filed with the City Council for their
consent and acceptance.
FINDINGS
Findings can be found in the attached Planning Commission
Resolution 88-
RECOMMENDATION
That the Planning Commission adopt Resolution #88--
authorizing an extension of time for Specific Plan #88-006, Oak
Tree West, subject to revised conditions of approval.
Attachments: 1. Location Map
2. General Plan Land Use
3. Existing Zoning
4. City Council Resolution #85-33, adopting
the Oak Tree West Specific Plan
5. Resolution #88- , with revised
conditions of approval
- 11 -
HJ/STAFFRPT.024
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RESOLUTION NO. 85-83
A ;REISOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING, WITH CONDITIONS,
SPECIFIC PLAN NO. 85-006 ("OAR TREE WEST") FOR
CERTAIN PROPERTY IN THE CITY.
WHEREAS, the Planning Commission has recommended approval of
Specific Plan No. 85-006 pursuant to Government Code Section 65500 et s,
of the California Planning and Zoning Law and has transmitted the same
the City Council in compliance with Section 65502 of said law; and
WHEREAS, the City Council has held at least one public hearing on
Specific Plan No. 85-006, as required by Section 65503 of the California
Planning and Zoning Law; and
WHEREAS, the Specific Plan, as amended, is consistent with the new
La Quinta General. Plan as recommended for approval by the Planning
Commission; and
WHEREAS, the Specific Plan is consistent with the adopted La Quinti
Redevelopment Project No. 1 plan; and
WHEREAS, development of the project, as amended and in accordance
with the conditions of approval, will be compatible with existing and
anticipated area development; and //
WHEREAS, the project will be provided with adequate utilities and
public services to ensure public health and safety; and
WHEREAS, although the project could have a significant adverse impE
on the environment, the mitigation measures agreed to by the Applicant z
incorporated into the conditions of approval will mitigate those project
impacts to levels of insignificance; and
WHEREAS, cumulative and unavoidable impacts were previously addresE
within the Statement of Overriding Considerations adopted with the La QL
Redevelopment Project No. 1 of which this Specific Plan is a portion.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of
La Quinta does hereby adopt Specific Plan No. 85-006, as amended, a copl
of which is attached hereto and incorporated herein by this reference,
for certain property in and adjacent to the City, subject to Conditions
1-59 as listed in. attached "Exhibit 1", Conditions of Approval - Specifi
Plan No. 85-006", which Exhibit is incorporated herein as though set fox
at length.
RESOLUTION NO. 85-83
APPROVED and ADOPTED this 15th day of October_, 1985, by the
following vote:
AYES: Council Members Allen, Bohnenberger, Pena and Mayor Cox.
NOES: Council Member Wolff.
ABSENT: None.
ATTEST:
Ve —
CITY�RIK
APPROVED AS TO FORM:
--
OR
—__ MAY
APPROVED AS TO CONTENT:
TY��rTORN _ r ^� CITY , K,0�
MA A R
- 2 -
EXHIBIT 4: RE80LIJTION 085-83
SPEC" FIC KIM 190. 8 5-006
1. The developer dhall c amply with Revised Exhibit "A" (dated August, 1985), the
Specific Plan Dix-aTent for Specific Plan No. 85-006 and the following oaxiitions,
which cxxxiit.ions small take precedence in the event of any conflicts with the
provisions of C'lie Specific Plan.
2. '1he developer dill comply with the fnitigation measures contained within the
Negative Declaraticn for EMironmental Assessment No. 85-034 vhich are isrxorporat
into the ccrk it.ions of approval for Specific Plan No. 85-006 and which are denote
by an asterisk (*) in these conditions of approval.
3. Developm it of C-Lis project shall be in accordance with the provisions of the
La Quinta ledevalWiment Project No. 1 plan and the La Quinta General Plan.
4. Prior to this a:A)rcval beccming effective, the Applicant shall apply for and
receive approval of an az ment to Specific Plan No. 83-001, "Duna La Qainta",
deleting that p ction which is contained within the boundaries of Specific Plan
No. 85-006, "Oak Tree Guest" and shall receive approval of a diminishment. of
Agricultural Pr---,exve No. 72 as set forth in the application now on, file.
5. Prior to the issuance of a permit for establishment of any use conteplated by th
approval, the Aplicant shall first obtain any required zoning and land division
approvals in araordance with the requiremnts of the M-micipal Land Use and Land
Division C?rdinarces.
6. Approval of this Specific Plan shall be limited to a maximum time period of three
(3) years by ubir.:h time the first phase tract (or parcel) maps shall be approved
and recorded, and ccustn)ction in Phase I shall have begun. Time extensions Iota
not more than three (3) additional ears, submitted in writing prior to the expir
tion of the approval, may be approved by the Planning Ca mission.
Soils/GeoloU
* 7. Prior to approval of final maps or issuance of grading permits, the Applicant sha
suhudt soils reports and more detailed site specific geot.echnical reports to the
City Engineer for review and approval. In addition to establishing engineering
design parameters for development of the site, the reports shall specifically
address the following concerns:
a. For those areas adjacent to or on the toes of the slopes of the Santa Rosa
M:r mt:ains, t'he geotechnical reports shall determine natural slope stability
and potential hazards fran falling rock or tumbling boulders.
b. For that area over or adjacent to the interim sewage treatment facility near
Adams Street and C.aIle Tanpico, the reports shall ccosider any additional
necessary eevelnf�m nt/constructicn preparation of the site due to the possibl
,aturated corAitions.
c. For imIti-story structures, the reports shall address special design or
constnx -ion dL�e to the soil and seismic conditions.
* 8. The Applicant shall comply with the latest Uniform wilding Codes, as adopted by
the City of La Quinta and in effect at the time of issuance of the building perrrmi_
`I le appropriate sei.smiz design criteria will end upon the type and use of the
pro�.)osed structure and the reccnyoandations of the approved site specific geotechn
and soils reports.
UH IC PIAN IND. 8 S- 4) 06 - Mwwl' m C mn� r= Cr AFPMrAL
CO:.cber 15, 1985
Page 2.
• 9. All deveI%-vPzIt, .including golf =wse construc.°tion, dall omply with the Crit
adcpted Hillside Deve 2cp Tent Minaxr e .
Air -� Ai
* 10. Prior to the sultaittal of any tentative parcel or tract gaps or the issuance
cp'c�ng penni.ts, the Applic&nt shall ErAxdt a omprehensive blowing dbst am
mitigation plan on the ent.axe site to the Omrimity Development Department fo
review and ,rural . 7hi.s plan shall include, but not be limited to, croside
of the follva,dxr7 means to mininii2e blowing sand and dust: inplementatim of tl
Building Code rc--Klairerrmts, develoruent ghasing, retention of existing tomes,
vation of intfxhn gruxiDover or cxcps, and the use of water tiu+cdts and Epr in
t.
* 1.1. All future &—;-el_(AAn nt sbal l ccrrply with the resolutions outlined in Chapter
of the ®Scut toast Desext Air Basin Control Strategy", February, 1980 (a revis
to the State Ssgp:tmm-ii ation Plan) . fpecifica .ly, all future devalopwnt oust
caply with the requirements of the following plans:
a. Mx Qoali.ty PIanagement Plan, Scutheast Desert Air Basin, Riverside empty
b. Air resou..xc�s Boa.rd Resolution 79 -79, November 1979.
c. Air lzescLa-oes off art, Cu-tcber, 1979.
* 12. At the time of sqffmittal of te-native is rt maps or plat plans, the Applicant
Tmstrate that the prq7jsed uses include provisions for nonau,tanotive mean
txansparttatim within the project site as a means of reducing depenierce on p:
aut acbiles. r&is may include golf cart path systems, bicycle m-A pedestrian
system, and ether similar systars otnsistent with the Specific Plan.
13. Specific project. designs shall encourage the use of public transit by provid ij
for on -site ?xis q�elters as xeguired by the Comunity Develcpnent Director an
wisi stexrt wa:th the requirements of local transit districts and the Specific l
14. She Applicant shall a ecouxage am3
/Dial A-Ridel jitneys between the
Sty -an al) , azxl oi: her regional land
dxo1 o /`f4atE r qxiservation
wAVort the use of Sunl.ine vwV*bus service
ramiect site, local airports (e.g., Palm pp:
U,Ses.
* 15. Prior to the z pa.wal of final maps
AWlicaxYt sh,,J.1 emit a hydrology
approvals, w:u:hh .indicates the means
develogr-.nt J!i.�en floodi.rrg by 100-ye
the purposes of any similar plans of
Cbachella Valley Titer District then
or the is.%mnce of grading pexmitss, the
udy to the City Erqineer for review .
nd design for protecting the PrOPOS48d
stoxms. 7his plan shall be- consistent
the ia W-nta RedeveloWent,
in effect for flood protect�.
* 16. Pr3Dr to the approval of building permits, the Applicant shall lm-epp3re a uutej
sexva4-.. m plan t `p.ic h shall include consideration of:
R- tCWIc PLAN NO. ,Mr-•006 - FINISM OWDITIONS CF APB
October 15, 1985
Page 3.
Methods to a: oxiwxptian of waters,
featuxes inccx1-oratkx1 into the design of the stnwtures, the use of
b. Methods for rmchnizinig groxxlwater recharge,, including the ca-stxuctic1n
of cyrcundwater md"va-W facilities.
used Or te ja
.> of ixriqatRmwater fran the Coachella Canal,, shall be cmsid
Prior17. to „r approval .-i..... s or v. issuance of grading
".ad`a' plans,
Applicant &all FWnit a grading plan to the City Dnineer for review am ".
Flora and Fauna
* 18. riary3sca3ping rraterials should eitploy plant materials native to the 0ichella
.seat habitats and sir-xxnxU ig diesert to the maxirmn degree practical.
• 19. ronds constx:ucted in the golf ccoax-se should include patches of &PPropriate r
wpecies to i.ncn a the habitat value of these ponds.
20. Drip irrigation should be- used to the t practiral to minimize the estab,
of wI v%;eetat:im.
° 21. Deve-l"ent should be avoided above the existing flood control dike at the h
the bajada labit:at; however, limited inpivvernents may be allowed if designed
manner sensitive to the habitat. (he southerly edge of the northwest gLlaz-tA
Section 8, T i5, Me & i. )
* 23. Prior to approval of final Wraps, the issuance of grading permits or the distzir
of land in the rresgute sand dune area in the northerly portion of the site, t
Applicant shell pay the established mitigation fee for the inpacts cn the Goac
Valley Fringe --Thai Lizard for that area detennined by the tlepartnent of Fish a
Game to be Vie habitat area of this endangered species.
hbise
24. Prior to the ap4aroval of ta-itative tract maps or the ismia nce of taailcli g pox
the Applic l-tt stiall sul raft site specific noise s-tud.ies in acccxdantae with the
Yaixp>sed La Wilitaa General Plan poise Standards as follows:
a. All uses; lae.ated within 2t300 feet of the centerline of major streets.
b. For all tom -residential uses proposed for areas within a 10OD-foot radiTa_c
of desi.1nated residential rases.
>d tD, the follOrn
a. Oxmstruution of noire barriers,, including walU " benw.
b. Siting x-d orienta.tinn of mire sensitive uses within the pmject.
C. Sitaxv of golf couYse and other less sensitive land lases to selve as
noise baf€er m!as wither the yxoject.
26. 'fie li it.i.ni3 plans fcw f-u :vim. t yrrojects dmll be 3:,Ovievxd by the
to mimiru2e Ujht and glare.
Lud
Use-
27. The max5unm allocable mni-er of residential units shall be 2245. In comicl
xWw�its for zoning a Vor tentative -t approvals for devplqnmt Fuses
�t iris ,ii1 the m cber of P-Uc : ble cats may be ride on an 'oas warranted
blsi,s to assize rcnpli.,arce with applicable xWdations and the intent of tPk
n,*Ci fic. Plan.
a. `nie resideitial density is establishod at a gross density of 2.7 llir
vxrdts Drar develcpable acre 4excliAing hi..tlsides &nd public street right
and a net density in excess of five (5) dwelling units per sac xe shccl_ld h
avoid for those areas shown on Exhibit B.
28. neveloiraent of areas designated for office/bamercia-1 uses shall canply with
poli.cies set, forth in the new la Quinta Cenexat Plan for the Sr?w-ial Clxnnen-i
T and Use De!;1gnat ion.
29. A' —'I gatehmses, access gates and other entries shall provide for stac}cing
,apace and o1lher design ftnrs consistent with City Standards.
3.0. Design apprimval for varies st -uc-tures and bUildings within the project, gial
sr.;b ,•t to the following:
a. Final site ;plans, floor plans and exterior elevatiom for the t�,n golf c:
hmes, hotel and irtaintavmsce buildings shall be subject to review and �
by the Planning CUani.ssic n a»d City il.
b. Final site plans, fear plans and exterior el iofr rsaenaatns e3l s#�
shall be sabject to review aM approval in the Banner upecified by applic
zoning read sW iv:UAcn regulations in effect at the tine.
C. sign quielelines wA related covenants and restrictiom established for
project trAitrolli.ng use, site develpprente building a .itee-ture, larxlsc<
lighting asld related design factors smell be suh%itte d fors jreviej and ape
by the Planning Commission and City it prior to apprcwal of &.velapr
fan nl i ca I'- innq -
BRICIFZC PiM NO. 85-006 - RLVL%D IrIICNS OF APP1"rgL,
Or-t-ober 15, 1985
Page 5.
31. Building height: for residential uses shall be subject to height ]imitations
specified in t2ne specific plan, exert that no building exceeding cane story
(20 feet in height) mall be allowed within 200 feet of any perineter property
line within the area delineated on Exhibit S or any public street frontage.
32. rer:'u'<neter security walls and fences shall be subject to the following standards:
a. Setbacks for perimeter walls from the rights —of -.way limes for Averse 52 and
Jefferson Street small be an average of twenty (20) feet.
b. Setbacks for perimeter ells fro-n the right-of-way line for Ca.11e Rondo,
Adams Street. arks Avenue 54 , shall be an average of ten (10) feet.
c. Portions of the pexhtreter walls along Avenue 52 shall use wrcxx ht iron
(or similar open fencing) to provide views from the street into the project.
d. The design of perimeter fencing shall take into oansideration noise abatenvnt
as required in Crndi.t_ion No. 25.
e. rencing located on inter for property lines may be placed on the property line
f. All fencing designs, including location and materials, shall be subject to
City review and approval.
33. A master landscape standards plan, including landscaping of perimeter setbacks a
rights -of -way areas, shall be subudtted for City review and approval.
k 34. Applicant shall dedicate to the City a site for a neighborhood park consistent
with the Open Space Plan of the proposed La Qui.nta General Plan with the locatio;
and size to be approved by the Planning Corni.ssion and City Council (neighborhoo
parks range in size between. 5 to 10 acres, with an average size of 7h acres) , or
the Applicant shall agree on other altenzate methods to secure park land in the
general vicinity of this project.
R 35. Provision of on -site, private recreational facilities shall be in accordance wit]
the Municipal Land Use and Land Division Ordinance in effect at the time of
developm nt.
36. Prior to svimi.tta.l of tentative tract maps or development plans, the Applicant
shall submit a master plan for main and satellite maintenance facilities for
the golf course and her cowers associations to the Planning Canmission and City
Council for review and approval.
k 37. Applicant is en:ruraged to Main all land within the project boundaries in
agricultural production until. such land is graded for development, provided that
such agricultural production is econ cally feasible. In the event said
undeveloped land is not contanied or placed in agricultural production, Applicant
shall plant and rna.intain said land in appropriate ground cover to prevent dust ar
erosion and to provide an aesthetically pleasing envirommt.
Traffic and Circulation
38. The Applicant agrees to participate in the City's preparation of a specific plan
for the Jefferson Street corridor to deternime appropriate mans to increase fub-
traffic capacity &,)d safety along this roadway. 'fig circulation and amass plan
for Specific Plan No. 851•--006 shall cotply with the standards of the Jefferson
Street Specific :Klan as it is adopted by the La Quinta City (moil.
809CMC PIAN MD. 85-�01 % IONISED MMMCNS Cr AppFOJAL
CJ'&.dbear 15, I"s
raw s •
;' p
ewply with the
r requiruTents
ktp=rwentsIn SOOM-dance
Wu-Aaxft ezu-11 riquiraTents
ti
r _ .
Avemes 52 mid 54 mid Jeff erson Street to pnovide for Impramnents in
@cmr,dance oritb the standards of the la Oaint-a Czou-wral plan.
d. bpiv-ve c,-M idden the exist -big Jefferson Street bridge aver
the
e. -Install full -width iap cverrent.s to a two-lane, local street with 50--foot
right-$of-,uay along the c-Lu -ent alp.grremt of A&m Street Lets Avenue 5
and Apse 52, or alcvq an alternate route as approved by the City
Pico Celle Washington shingt� ) . 'these - (i.e.,,
�rov+�
shall be coristructed no later than January, 1987. Applicant shall coordin,
efforts hrzth the City in order to facilitate cc upletion of the entire acce-,
link prior to opening of the raw school oar Avenue 50.
f. install iXEulsit.icm 10arlwaY ;bTP'VvWents adiboent to the site in aooDxftr,
with the City stzaylards " the rerp resents of the City phc3inr•
g• 'nie kPl-Lc��WYt shaU IRflmdt rcOd St-r.ipiM &M traffic OMt of price plivis
to the City Mry3inaer fcw review3 r val.
CEO. The Applicant'. shall ins -tall a raised miter sredian island, inc:lix ing l dscap
and irrigation, ,3s part of road iTqtPMhnents ire r~apireci by Jinici al seed
sttivT} t3s and the 1a Quintd General Plan.
411. 7he Applicand.w roads. .... project i
City star0anIs iv-Z the rxWixarients of the CUty Ehgirmrr in effect at the
of
unless Jkjxli)�ant dvzrxwtrates that &WIuate yrovisicti has been Vade for4
or,-stmeel: parking is riot requixed.
-• .. Yo3...
feeti
the s.as been rade or suf
crr-stxeet parking is not X'eTlired,
c. Prior to tl-�e approva I of final maps or the isssowm of grading or
pemits,, the Applicant shall submit an overall site cirrulatim pL-m to
CcmTvnil�i Developiant DepajcUreit for review and approval.
42. Access to Jefferson Street sha-11 caVly with meted City starx3ards (see
Condition No.. 38) .
43. Bike paths 61-oll be bistalled a -law Jefferson Street w-A Avenue 52 in a000rdar
With City st,,umUrds aM tl-ke requiremnts of the City "ineer.
SPBUFIC PLAN NO. 8 5*-006 - W-WI dED r1-1CNS OF APPFMAL
Mtcber 1% 1985
rage 7.
* 44. In onler to facilitate rdti gation of cmuUtive traffic impacts of these and
other area projects, the City shall establish a traffic irprovement creeds
nmitoring prajraar. This program will uxlertake biannual traffic camt studies
to determine if warrants are meet for major roadway inprovements. t1pon &-texmina
tion of needs, the City may initiate projects to meet those needs.
Public Services and Utilities
45. Fire protectict-i Dull be provided in fiance with the requirenpnts of the
thliform Fixes Code and the is Quinta Mmicipal Code in effect at the 61m of
development.
a. The Omtnm ity Tx&rastruK_-ture Fee Program is the primary method for the City
to seaure f- nding for fire station facilities. In conjunction with tentativ
tract reaps and similar approvals, the City may request prepaytrent of fire
facilities fees on an as--%.rarxanted basis if funds are needed to facilitate
needed Oon!3t ruction.
b. The interior private street system shall omply with adopted standards of
the Fire Dapar.Lopnt relating to access and circulation.
c. Provide m1aired minknam fireflow and fire hydrants pursuant W standards
in effec-t at tine of developmmt.
46. The Applicant mall ccuply with the requirements of the Coachella Valley Tauter
District.
a. The water .Wsfram shall be installed in accord with District requiremmts.
The District will need additional facilities, which may include tells,
reservoirs„ and booster pixrping stations, to provide for the orderly expansi,
of its systan. The Applicant will be required to provide and dedicate to the
District any land rxc�eded for these facilities.
b. The sanitary seer system shall be installed in accord with District regula-
tims. The anaa shall be annexed to Inprovc _nt District No. 55 for sanitat:
service.
47. The Applicant :;hall comply with the requirements of the igoerial Irrigation
District.
a. Provision Nall be made to underground utilities to the extent feasible.
Generally, all facilities except high voltage lines of 66 KV and above
shall be placed xux3erground.
b. The existing high voltage lines shall not be relocated without ;prior
review and alTr_oval by the City. It is intended that other available
alternatives be evaluated prior to said relocation.
* 48. The Applicant :;hall pay a per -unit school development fee as determined by the
Desert Sands Unified School District in accordance with the school mitigation
agreements as zWroved by the La Quinta City Council and in effect at the tithe
of the .fssvancx! of building permits.
* 49. All drainage sloil l be handled as required by the City Engineer and -the Coachella
Valley Water District.
aM-MC PW NO. 85°-006 ® BLVESED CaMITIMS OF APPR. M
Qcteber 15, 1985
Page 8.
* 50. The project shall only with the standards and requirenr_nts of the La Quinta
Redevelopment :Project for stornater c mtxvl.
* 51. Regai.wments for the installation of solar water heaters shall be determined by
the City on a imii-form City-wide basis for new construction at a later date. rffx
developer shall comply with the mtmicipal requirements in effect at the tame of
coast ruc:ticn.
* 52. All tentative amps and development plans shall be designed to ensure cxxrplianoe
with the State laws regarding solar accessibility. 7:b the extent possible, all
structures shall be sited, oriented and designed so as to minimize the e��ergy
reeds for cooling,
* 53. The approved Specific Plan shall incorporate the mitigation measures identified
in the Air Quality Section of the environmental assessment to reduce vehicular
trips, grip langt:hs, and aatardbile dependency.
=4.==StiT�
* 54. A qualified archaeologist st shall be retained to monitor grading cpexations in the
areas of the aa-chaeological sites identified in the project's archaeological
assessment on file with the City.
* 55. If buried c l.taaral remains are uncovered, construction in this area shall be
stopped until cappri-Triate mitigation measures can be taken.
* 56. All artifacts, field rwA-es and catalog information of the oak Tree West archaeoll
gical sites shall be curated with the UC Riverside Archaeological Research Unit.
Miscellaneous
53. The .location and access to all ocnstxucti,on facilities shall be subject to revia
and approval of the C rranity Development Department.
58. 'the Applicant shall canply with the requisaTnts of the City's adopted Znfrastzuc
Fee Program in effect at the time of issuance of building permits. Certain facia
required as past of this Specific Plan are eligible for credits set forth in the
program, these generally bx--lude parks, fire station facilities, major streets,
traffic signals, bridges and related infrastructure identified in the program.
59. Pnplicant steal]' submit a phasing plan to the City for review and approval. of
particular .importai-re in this phasing plan is the determination of r1eed and
scheduling for major public facilities and improvements.
PLANNING COMMISSION RESOLUTION NO. 88-
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA
ANNOUNCING FINDINGS, CONFIRMING THE
ENVIRONMENTAL DETERMINATION AND GRANTING A
TWO-YEAR TIME EXTENSION FOR THE OAK TREE
WEST SPECIFIC PLAN.
SPECIFIC PLAN NO. 85-006, EXTENSION #1, OAK TREE WEST
WHEREAS, the Planning Commission of the City of I
Quinta, California did, on the 24th day of September, 198�:
hold a duly noticed Public Hearing recommending approval C
Specific Plan No. 85-006 to the City Council, subject t
conditions; and,
GIHEREAS, the City Council did on the 15th day c
October, 1985, hold a duly noticed Public Hearing approvin
Specific Plan No. 85-006, subject to conditions; and,
WHEREAS, the Applicant, Landmark Land Company ha
requested an extension of the approval for Specific Plan No
85-006, pursuant to Condition #6 of the Conditions of Approva
as part of City Council Resolution No. 85-83; and
WHEREAS, the Planning Commission did on the 27t
day of December, 1988, consider the confirmation of environmenta
determination and approval of a two-year time extension pursuant t
Condition #6; and,
WHEREAS, said extension request complied with th,
requirement of "The Rules to Implement the Californi,
Environmental Quality Act of 197011 (County of Riverside
Resolution NO. 82-213, adopted by reference in City of L�
Quinta Ordinance No. 5), in that the Planning Director ha,
determined that the Specific Plan has been previously assesse4
for environmental impacts as set forth in Environmenta:
Assessment NC. 85-034, and that a Negative Declaration wa;
adopted; and,
WHEREAS, at said Public meeting, said Plannin<
Commission did find the following facts and reasons to justify th<
approval of said time extension:
1. The Specific Plan is consistent with the La Quinti
General Plan, subject to the adoption of revised conditions of
approval.
2. There are no physical constraints which could prohibit
development of the site as conditionally approved.
3. The project will be provided with adequate utilities anc
public ,services to ensure public health and safety.
- 1 -
BJ/RESOPC.014
4. The mitigation measures agreed to by this Applicant az
incorporated into the Conditions of Approval will mitigate ar
adverse environmental impact.
TfOW, THEREFORE, BE IT RESOLVED by the Plannir
Commission of the City of La Quinta, California as follows:
1. The above recitations are true and correct and constitut
the findings of the Planning Commission in this case;
2. That it does hereby confirm the conclusion of th
environmental assessment relative to the environments
concerns of this Amendment;
3. That it does hereby grant a two-year time extension fo
the reasons set forth in this Resolution, and further b
revising the original approved conditions to read as pe
the attached Exhibit "A".
PASSED, APPROVED, AND ADOPTED at a regular meetin
of the La Quinta Planning Commission held on this 27th day o
December, 1988, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
JOHN WALLING, CHAIRMAN
ATTEST:
MURREL CRUMP, PLANNING DIRECTOR
- 2 -
BJ/RESOPC.014
PLANNING COMMISSION RESOLUTION NO. 88-
CONDITIONS OF APPROVAL PROPOSED
EXTENSION OF SPECIFIC PLAN NO. 85-006 - OAK TREE WEST
DECEMBER 27. 1988
* Denotes required mitigation measure from EA No. 85-034.
+ Revised coiadition per December 27, 1988 Staff Report.
GENERAL
1. The developer shall comply with Revised Exhibit "A" (dates
August, 1985), the Specific Plan document for Specific Plar
No. 85-006 and the following conditions, which conditionE
shall take precedence in the event of any conflicts with the
provisions of the Specific Plan.
2. The developer shall comply with the mitigation measures
contained within the Negative Declaration for Environmental
Assessment No. 85-034 which are incorporated into the
conditions of approval for Specific Plan No. 85-006 and which
are denoted by an asterisk (*) in these conditions of approval.
3. Development of this project shall be in accordance with the
provisions of the La Quinta Redevelopment Project No. 1 plan
and the La Quinta General Plan.
+ 4. Approvay. of Specific Plan 85-006 shall be valid until December
27, 1990, by which time the diminishment for Agriculture
Preserve: #72 shall be recorded, and the initial phase parcel
and/or tract map(s) shall have been submitted to the Planning
and Development Department for processing prior to this date.
Until the approval is in effect no residential parcel or tract
maps, plot plans or other development permits shall be
considered, unless it is determined by the Planning and
Development Department that certain permits are necessary for
continued maintenance of the existing golf course areas. No
less than 30 days prior to the referenced expiration date, the
Applicant/Developer shall submit a request for extension,
accompanied by a status and compliance report on the project,
as it relates to the approval conditions. Subsequent time
extensions may be granted, as deemed appropriate, by the
Planning Commission.
SOILS/GEOLOGY
*+5. Prior to approval of final maps or issuance of grading
permits, the Applicant shall submit soils reports and more
detailed site specific geotechnical reports to the City
Engineer for review and approval. In addition to establishing
engineering design parameters for development of the site, the
reports shall specifically address the following concerns:
- 1 -
BJ/CONAPRVL.014
a. For those areas adjacent to or on the toes of the slope,
of the Santa Rosa Mountains, the geotechnical report;
shall determine natural slope stability and potentia:
hazards from falling rock or tumbling boulders.
b. For that area over or adjacent to the site of the formes
sewage treatment facility near the Adams Street
extension and Calle Tampico, the reports shall conside3
any additional necessary development/construction
preparation of the site due to the presence of sewage
sludge and uncompacted fill.
C. For multi -story structures, the reports shall addres.
special design or construction due to the soil anc
seismic conditions.
* 6. The Applicant shall comply with the latest Uniform Buildinc
Codes, as adopted by the City of La Quinta and in effect at
the time: of issuance of the building permits. The appropriate
seismic design criteria will depend upon the type and use of
the proposed structure and the recommendations of the approved
site specific geotechnical and soils reports.
* 7. All develcpment, including golf course construction shall
comply with the City's adopted Hillside Development Ordinance.
* 8. Prior to the submittal of any tentative parcel or tract maps
or the issuance of grading permits, the Applicant shall submit
a comprehensive blowing dust and sand mitigation plan on the
entire site to the Planning and Development Department for
review and approval. This plan shall include, but not be
limited to, consideration of the following means to minimize
blowing sand and dust: implementation of Uniform Building
Code requirements, development phasing, retention of existing
trees, cultivation of interim groundcover or crops, and the
use of water trucks and sprinkler systems.
* 9. All future development shall comply with the resolutions
outlined in Chapter 19 of the "Southeast Desert Air Basin
Control Strategy", February, 1980 ( a revision to the State
Implementation Plan). Specifically, all future development
must comply with the requirements of the following plans:
a. Air Quality Management Plan, Southeast Desert Air Basin,
Riverside County, 1979.
b.
Air
Resources
Board
Resolution 79-79,
November, 1979.
C.
Air
Resources
Staff
Report, October,
1979.
*10. At the time of submittal of tentative tract maps or plot
plans, the Applicant shall demonstrate that the proposed uses
include provisions for non -automotive means of transportation
within the project site as a means of reducing dependence on
private automobiles. This may include golf cart path systems,
2 -
BJ/CONAPRVL.014
bicycle and pedestrian systems, and other similar system:
consistent with the Specific Plan.
+*11. Specific: project designs shall encourage the use of public
transit by providing for on -site bus shelters as required bN
the Planning and Development Department and consistent witk,
the requirements of local transit districts and the Specific
Plan.
*12. The Applicant shall encourage and support the use of Sunline
van/bus service, Dial -A -Ride, jitneys between the project
site, local airports (e.g., Palm Springs, Thermal), and other
regional. land uses .
HYDROLOGY/WATER CONSERVATION
*13. Prior to the approval of final maps or the issuance of grading
permits, the Applicant shall submit a hydrology study to the
City Engineer for review and approval, which indicates the
means and design for protecting the proposed development from
flooding by 100-year storms. This plan shall be consistent
with the purposes of any similar plans of the La Quinta
Redevelopment Agency and the Coachella Valley Water District
then in effect for flood protection.
4-*14. Prior to the approval of building permits, the Applicant shall
prepare a water conservation plan which shall include
consideration of:
+a. Methods to minimize the consumption of water, including
water saving features incorporated into the design of
the structures, the use of drought tolerant and
low-water usage landscaping materials, and programs to
increase the effectiveness of landscape and golf course
irrigation, as recommended by Coachella Valley Water
District and the State Department of Water Resources.
b. Methods for maximizing groundwater recharge, including
the construction of groundwater recharge facilities.
C. Methods for minimizing the amount of groundwater used
for on -site irrigation, including the use of reclaimed
water from sewage treatment facilities and the use of
irrigation water from the Coachella Canal, shall be
considered where feasible. The water energy plan shall
be subject to review and acceptance by C.V.W.D. prior to
final approval by the City Engineer.
+*15. Prior to approval of final maps or issuance of grading
permits, the Applicant/Developer shall submit a grading plan
to the City Engineer for review and approval, which indicates
the metlods for collection and retention of all on -site
drainage from within the development, as well as historic
water runoff originating off -site from the west, until such
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time that the latter can be disposed of by means of a positiv(
drainage system to routing it through or around the project.
FLORA AND FAUNA
*16. Landscaping materials should employ plant materials native tc
the Coachella Valley desert habitats and surrounding desert tc
the maximum degree practical.
*17. Ponds constructed in the golf course should include patches of
appropriate riparian species to increase the habitat value of
these ponds.
*18. Drip ir:_igation should be used to the extent practical to
minimize the establishment of weedy vegetation.
*19. Development should be avoided above the existing flood control
dike at the base of the bajada habitat; however, limited
improvements may be allowed if designed in a manner sensitive
to the habitat. (The southerly edge of the northwest quarter
of Section 8, T6S, R7E, S.B.B.M.)
*20. The project shall be designed to discourage human access to
the bajada and rocky slope habitat types, as identified in the
biological reconnaissance report prepared by LSA, Inc.
(December, 1984) .
NOISE
4-21. Prior to the approval of tentative tract maps or the issuance
of building permits, the Applicant shall submit site specific
noise studies in accordance with the adopted La Quinta General
Plan Noise Standards as follows:
a. All uses located within 2800 feet of the centerline of
major streets.
b. For all non-residential uses proposed for areas within a
1000-foot radius of designated residential uses.
*22. Based upon the recommendations contained in the policies
within the La Quinta General Plan, Specific Plan No. 85-006
shall incorporate measures to ensure compliance with the
City's recommended indoor and outdoor noise standards. These
mitigation measures shall include, but not be limited to, the
following:
a. Construction of noise barriers, including walls and
berms.
b. Siting and orientation of noise sensitive uses within
the project.
C. Siting of golf course and other less sensitive land uses
to serve as noise buffer areas within the project.
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LIGHT AND GLARE
*23. The lighting plans for future development projects shall be
reviewed by the City to minimize light and glare.
LAND USE
24. The maximum allowable number of residential units shall be
2245. In considering requests for zoning and/or tentative
tract approvals for development phases, reductions in the
number of allowable units may be made on an "as warranted"
basis to assure compliance with applicable regulations and the
intent of this specific plan.
a. The residential density is established at a gross
density of 2.7 dwelling units per developable acre
(excluding hillsides and public street right-of-way) and
a net density in excess of five (5) dwelling units per
acre should be avoided for those areas shown on Exhibit
1113ir
+25. Development of areas designated for office/commercial uses
shall comply with policies set forth in the La Quinta General
Plan for the Special Commercial Land Use designation.
4-26. All gatehouses, access gates and other entry areas shall be
subject to plot plan review by the Planning and Development
Department.
27. Design approval for various structures and building within the
project shall be subject to the following:
a. Final site plans, floor plans and exterior elevations
for the two golf clubhouses, hotel and maintenance
buildings shall be subject to review and approval by the
Planning Commission and City Council.
b. Final site plans, floor plans and exterior elevations
for .residential structures shall be subject to review
and approval in the manner specified by applicable
zoning and subdivision regulations in effect at the time.
C. Design guidelines and related covenants and restrictions
established for the project controlling use, site
development, building architecture, landscaping,
lighting and related design factors shall be submitted
for review and approval by the Planning Commission and
City Council prior to approval of development
applications.
28. Building height for residential uses shall be subject to
height limitations specified in the specific plan, except that
no building exceeding one story (20 feet in height) shall be
allowed within 200 feet of any perimeter property line within
the area delineated on Exhibit B or any public street frontage.
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29. Perimeter security walls and fences shall be subject to the
following standards:
a. Setbacks for perimeter walls from the rights -of -way
lines for Avenue 52 and Jefferson Street shall be an
average of twenty (20) feet.
b. Setbacks for perimeter walls from the right-of-way line
for Calle Rondo, Adams Street and Avenue 54, shall be an
average of ten (10) feet.
C. Portions of the perimeter walls along Avenue 52 shall
use wrought iron (or similar open fencing) to provide
views from the street into the project.
d. The design of perimeter fencing shall take into
consideration noise abatement as required in Condition
#25.
e. Fencing located on interior property lines may be placed
on the property line.
f. A1.1 fencing designs, including location and materials,
shall be subject to City review and approval.
-+-30. A master landscape standards plan, including landscaping of
perimeter setbacks, and right-of-way areas shall be submitted
to the Planning and Development Department for review. The
plan shall require acceptance by the Riverside County
Agricultural Commission office, and final approval to be
granted by the City Council, upon recommendation of the
Planning Commission.
4•*31. At time of submittal of the initial tract or parcel map to the
City, the Applicant/Developer shall present a program for the
reservation/designation of a neighborhood park site. Required
fees or land reservation for this project shall be based upon
dedication of 6.56 acres, consistent with the provisions of
the La Quinta General Plan and park dedication requirements of
the Subdivision Ordinance. The parkland compliance proposal
shall be subject to approval by the City Council, upon
recommendation of the Planning Commission.
*32. Provision of on -site, private recreational facilities shall be
in accordance with the Municipal Land Use and Land Division
Ordinance in effect at the time of development.
33. Prior to submittal of tentative tract maps or development
plans, the Applicant shall submit a master plan for main and
satellite maintenance facilities for the golf course and
homeowners associations to the Planning Commission and City
Council for review and approval.
*34. Applicant is encouraged to maintain all land within the
project boundaries in agricultural production until such land
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is graded for development, provided that such agricultura
production is economically feasible. In the event sai,
undeveloped land is not continued or placed in agricultura
production, Applicant shall plant and maintain said land ii
appropriate ground cover to prevent dust and erosion and t4
provide an aesthetically pleasing environment.
TRAFFIC AND CIRCULATION
35. The Applicant agrees to participate in the City's preparatioi
of a specific plan for the Jefferson Street Corridor tc
determine appropriate means to increase future traffic
capacity and safety along this roadway. The circulation anc
access plan for Specific Plan No. 85-006 shall comply with the
standards of the Jefferson Street Specific Plan as it is
adopted by the La Quinta City Council.
+36. The Applicant/Developer shall comply with the followinc
requirements for public roadway and bridge improvements, it
accordance with the La Quinta General Plan and City standard:
and requirements in effect at the time of construction:
a. Construct full -width improvements to Avenue 52 betweer
Jefferson Street and the project's west boundary
contiguous to the project.
b. Install 1/2-width improvements to Jefferson Street
contiguous to the project boundary.
C. Dedicate necessary rights -of -way for roadway and utilitg
purposes along Avenue 52 and 54 and Jefferson Street tc
provide for improvements in accordance with the
standards of the La Quinta General Plan.
d. Improve and widen the existing Jefferson Street bridge
over the Coachella Canal in accordance with the La
Quinta General Plan and the requirements of the City
Engineer.
e. Install full -width improvements to a two-lane, local
street (60-foot right-of-way) along the approved
r.'_ght-of-way alignment of Adams Street, between the
current east terminus of Calle Tampico, and Avenue 50 at
its intersection with Park Street. Installation of this
roadway shall be required as a condition of approval of
any tract, parcel map or other development application,
but in any case, construction shall be substantially
complete no later than December 27, 1990, or this
specific plain approval shall become null and void and of
no effect whatsoever. The ultimate design shall include
bikeway provisions, subject to final approval by the
Planning and Development Department and the City
Engineer.
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f. Install transition roadway improvements adjacent to thi
site in accordance with the City standards and thi
requirements of the City Engineer.
g. The Applicant/Developer shall submit road striping an(
traffic control device plans to the City Engineer foi
review and approval.
+37. The Applicant/Developer shall make provision for installation,
or install, raised center median islands, including landscab(
and irrigation. Medians shall be required as part of the
corresponding road improvement requirements for this project.
Where full width improvements are not required, appropriatE
performance guarantees may be secured, subject to approval b)
the City Engineer.
38. The Applicant shall install all roads internal to the project
in accordance with City standards and the requirements of the
City Engineer, in effect at the time of installation. Ir
addition, the following requirements shall be complied with:
a. The primary loop roads shall be widened to a minimum
pavement width of 36-feet unless Applicant demonstrates
that adequate provision has been made for sufficient
off-street parking to accommodate all needs, including
guests, so that on -street parking is not required.
b. All other roads shall be widened to a minimum pavement
width of 32-feet unless the Applicant demonstrates that
adequate provision has been made for sufficient
off-street parking to accommodate all needs, including
guests, so that on -street parking is not required.
C. Prior to the approval of final maps or the issuance of
grading or construction permits, the Applicant shall
submit an overall site circulation plan to the Planning
and Development Department for review and approval.
39. Access to Jefferson Street shall comply with adopted City
standards (see Condition No. 38).
40. Bike paths shall be installed along Jefferson Street and
Avenue 52 in accordance with City standards and the
requirements of the City Engineer.
4.*41. The Applicant/Developer shall prepare a traffic study one year
after building permit issuance for the initial phase of units
(excluding model homes). The traffic study shall include
traffic generated from the total Oak Tree West project (i.e.,
any permitted residential units, clubhouse, future :residential
developments, hotel) and shall contain percentages associated
with each impact/improvement. Should the results of the study
indicate that traffic signals are warranted, the
Applicant/Developer shall pay its share of the signal cost
based upon the percentages identified in the traffic study. A
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BJ/CONAPRVL.014
letter of credit shall be provided, prior to the issuance o
further Certificates of Occupancy, in an amount recommended b
the City Engineer to ensure that the traffic study ani
installation of the traffic signals will be provided. Shouli
the required traffic study indicate that the signal warrant;
are not met, the Applicant/Developer shall conduct annua:
warrant studies to determine when the signals are needed
Upon the need for the signals, the Applicant/Developer shalt
participate in its share of the signal costs as noted above.
The Applicant/Developer shall pay for an annual 24-houi
traffic count program, for each impacted road and intersectioi
with roadway improvements triggered when threshold values ar(
reached. The Applicant/Developer shall pay for its share of
the improvement required based upon its project relates
traffic generation impact as identified by the percentages it
the above mentioned traffic study.
The implementation of this condition shall be administered b)
the City Engineer, acting upon his technical discretion.
PUBLIC SERVICES AND UTILITIES
42. Fire protection shall be provided in accordance with the
requirements of the Uniform Fire Code and the La Quinta
Municipal Code in effect at the time of development.
a. The Community Infrastructure Fee Program is the primary
method for the City to secure funding for fire statior,
facilities. In conjunction with tentative tract maps
and similar approvals, the City may request prepayment
of fire facilities fees on an as -warranted basis if
funds are needed to facilitate needed construction.
b. The interior private street system shall comply with
adopted standards of the Fire Department relating to
access and circulation.
C. Provide required minimum fireflow and fire hydrants
pursuant to standards in effect at time of development.
+43. The Applicant Fiall comply with the requirements of the
Coachella Valley Water District.
a. The water system shall be installed in accord with
District requirements. The District will need
additional facilities, which may include wells,
reservoirs, and booster pumping stations, to provide for
orderly expansion of its system. The Applicant will be
required to provide and dedicate to the District any
land needed for these facilities.
b. The sanitary sewer system shall be installed in accord
with District regulations. The area shall be annexed to
Improvement District No. 55 for sanitation service.
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+c. AJ_1 landscape and irrigation plans shall be reviewed and
approved by C.V.W.D. prior to final approval by the City.
44. The Applicant shall comply with the requirements of the
Imperial. Irrigation District.
a. Provision shall be made to underground utilities to the
extent feasible. Generally, all facilities except high
vcltage lines of 66 KV and above shall be placed
underground.
b. The existing high voltage lines shall not be relocated
without prior review and approval by the City. It is
intended that other available alternatives be evaluated
prior to said relocation.
+*45. The Applicant shall pay a per -unit school development fee as
determined by the Desert Sands Unified School District in
effect at the time of the issuance of building permits.
*46. All drainage shall be handled as required by the City Engineer
and the C.V.W.D.
*47. The project shall comply with the standards and requirements
of the La Quinta Redevelopment project for stormwater control.
ENERGY
*48. Requirements for the installation of solar water heaters shall
be determined by the City on a uniform City-wide basis for new
construction at a later date. The developer shall comply with
the municipal requirements in effect at the time of
construction.
*49. All tentative maps and development plans shall be designed to
ensure compliance with the State laws regarding solar
accessibility. To the extent possible, all structures shall
be sited,, oriented and designed so as to minimize the energy
needs for cooling.
*!50. The approved Specific Plan shall incorporate the mitigation
measures identified in the Air Quality section of the
Environmental Assessment to reduce vehicular trips, trip
lengths, and automobile dependency.
ARCHAEOLOGY
*`51. A qualified archaeologist shall be retained to monitor grading
operations in the areas of the archaeological sites identified
in the project's archaeological assessment on file with the
City.
*52. If buried cultural remains are uncovered, construction in this
area shall be stopped until appropriate mitigation measures
can be taken.
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*53. All artifacts, field notes and catalog information of the oa)
Tree West archaeological sites shall be curated with the Uc
Riverside Archaeological Research Unit.
MISCELLANEOUS
+54. The location and access to all construction facilities shall
be subject to review and approval of the Planning and
Development Department.
+55. The Applicant shall comply with the requirements of the City's
adopted infrastructure Fee Program in effect at the time of
issuance of building permits.
+56. Prior to any final parcel or tract map approvals, the
Applicant shall submit a phasing plan to the Planning and
Development Department for review and approval by the Planning
Commission and City Council. Specifically, this plan shall
address scheduling for the major off -site improvements as
required..
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