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PCRES 1991-028PLANNING COMMISSION RESOLUTION 91-028 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL, WITH CONDITIONS, OF SPECIFIC PLAN 90- 016 FOR CERTAIN PROPERTY IN THE CITY OF LA QUINTA. CASE NO. SP 90-016 - LANDMARK LAND COMPANY OF CALIFORNIA WHEREAS, the Planning Commission of the City of La Quinta, California, did on the loth day of September, 1991, continued from regular meetings of June 25, 1991, July 9, 1991, July 23, 1991, and August 13, 1991, hold a duly noticed Public Hearing to consider the request of Landmark Land Company of California for a 327 acre mixed use project, consisting of 1208 residential units, 155 acres of golf course/open space, and 21 acres of general retail commercial space on a site generally bounded by 50th Avenue on the north, 52nd Avenue on the south, Jefferson Street on the west, and the All American Canal on the east, more specifically described as: BEING A PORTION OF SECTION 4, T.6.S., R.7.E. AND A PORTION OF THE SOUTHEAST 1 /4 OF THE SOUTHEAST 1/4 OF SECTION 5, T.6.S., R.7.E., S.B.B.M. WHEREAS, said Specific Plan request has complied with the requirements of the California Environmental Quality Act of 1970, (as amended) , and adopted by City Council Resolution 83-68, in that the Planning and Development Department has completed a Draft and Final EIR, which have been reviewed and considered by the Planning Commission of the City of La Quinta. WHEREAS, mitigation of various physical impacts have been identified in the Final EIR prepared for the project and incorporated into the approval conditions for Specific Plan 90-016, thereby requiring that monitoring of those mitigation measures be undertaken to assure compliance with them; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the recommendation for approval of said Specific Plan. The proposed Specific Plan, as amended by the Staff recommendation for General Plan Amendment 90-031 and Change of Zone 90-056, is consistent with the goals and policies of the La Quinta General Plan and adopted Specific Plan. The Specific Plan, as amended, is compatible with the existing and anticipated area development as conditioned. The project will be provided with adequate utilities and public services to ensure public health and safety. REsopc.030 4. Adherence to the mitigation measures identified in the Final EIR, which have been incorporated into the Conditions of Approval, will ensure that all identified significant impacts will be reduced to levels of non -significance, with the exception of impacts to the quality, for which Statements of Overriding Considerations will be adopted by the La Quinta City Council. 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 the Commission in this case; 2. That it does hereby recommend certification of the Final EIR by the La Quinta City Council pursuant to finding #4 above and findings made in the Staff report on the project. 3. That it does hereby recommend to the City Council approval of the above - described Specific Plan request for the reasons set forth in this Resolution, and subject to the Conditions of Approval attached as Exhibit "A". PASSED, APPROVED, and ADOPTED at a regular meeting of the to Quinta Planning Commission, held on this loth day of September, 1991, by the following vote, to wit: AYES: Commissioners Mosher, Ladner, Ellson, Marrs, Chairwoman Barrows NOES: None ABSENT: None ABSTAIN: None KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: of LaJQuinta, California RESOPC.030 PLANNING COMMISSION RESOLUTION 91-028 EXHIBIT "A' CONDITIONS OF APPROVAL - ADOPTED SPECIFIC PLAN 90-016 - LANDMARK LAND COMPANY SEPTEMBER 10, 1991 Mitigation Measure of Final EIR for SP 90-016 Condition modified by Planning Commission GENERAL CONDITIONS The development shall comply with Exhibit "A", the Specific Plan for Specific Plan 90-016, the Final EIR and the following conditions, which shall take precedence in the event of any conflicts with the provisions of the Specific Plan. Exterior lighting for the project shall comply with the "Dark Sky" Lighting Ordinance. Plans shall be approved by the Planning and Development Department prior to issuance of a building permit. Prior to issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following agencies: - City Fire Marshal - City of La Quinta Public Works Department - Planning and Development Department - Building and Safety Department - Coachella Valley Water District - Desert Sands Unified School District - Coachella Valley Unified School District - Imperial Irrigation District - Riverside County Department of Transportation Evidence of said permits or clearances from the above mentioned agencies shall be presented to the Building and Safety Department at the time of the application for a building permit for the use contemplated herewith. 4. Provisions shall be made to comply with the terms and requirements of the City's adopted Infrastructure Fee program in effect at the time of issuance of building permits. 5. Construction shall comply with all local and State building code requirements as determined by the Building and Safety Director. +6. Prior to any initial final tract map approval, the Applicant/Developer shall prepare an overall plan, or program, for the provision of comfort station locations for all maintenance employees. This plan/program shall set forth requirements for on -site maintenance employee restroom facilities and how they will be provided for by the homeowner associations' subcontractors, for all contracted landscaping and other maintenance workers. Said plan/program CONAPRVL.024 CONDITIONS OF APPROVAL Specific Plan 90-016 August 13, 1991 shall indicate methods of providing such facilities, the parties responsible for so doing, and means for enforcement of procedures set forth in the plan/ program. 7. The Planning Commission shall conduct annual reviews of this Specific Plan. During each annual review by the Commission, the Developer/Applicant shall be required to demonstrate good faith compliance with the terms of '[he Specific Plan. The Applicant/Developer of this project hereby agrees to furnish such evidence of compliance as the City, in the exercise of its reasonable discretion, may require. Evidence of good faith compliance may include, but shall not necessarily be limited to, good faith progress towards implementation of and compliance with the requirements of the Specific Plan. Upon conclusion of the annual review, the Commission and may set a future review date at their discretion. 8. Applicant / Developer shall submit a revised Specific Plan document showing the following: A. Change of land use designation for commercial acreage. B. Revisions to appropriate text and exhibits for general plan and zoning designations, acreage figures, restrictions on commercial site, etc. C. Change building heights from top of slab to finish grade. D. The revised document shall be submitted prior to any permit approvals for the project. 9. The Applicant/Developer shall submit an off -site improvements and on -site buildout phasing schedule and map at time of the first request to approve a final tract or parcel map. This schedule and map shall be subject to review and acceptance by the Public Works Department. 10. Applicant shall have recorded the Kaylon Street vacation (SV 91-017) prior to proceeding with any development activity such as grading or subdivision mapping. ENVIRONMENTAL *11. All adopted mitigation measures, as recommended in the Draft/Finial EIR, shall be incorporated into all future project approvals relating to SP 90-016 where applicable and/or feasible. It is understood that certain measures will not be applicable to certain site specific proposals, however, all development within the Specific Plan area shall be verified as in conformance with said Specific Plan and the mitigation adopted within the Draft/Final EIR. The Specific Plan Draft and Final EIR shall be used in the review of all project proposals in the SP 90- 016 area. Said mitigation measures are hereby incorporated into these conditions by reference. CONAPRVL.024 CONDITIONS OF APPROVAL Specific Plan 90-016 August 13, 1991 +*12. Prior to any site disturbance, the Applicant/Developer shall initiate a lake bed delineation study, to be based upon the paleontological survey contained in the DEIR as Appendix "G". The study shall determine the extent of the ancient lakebed for purposes of implementing a pre -development data recovery program within the limits of the delineated lakebed. This delineation study shall be submitted to the City for monitoring approved and future area projects. If the Developer of this project initiates development activity, then the pre - development data recovery program shall be undertaken prior to any site disturbance. The Applicant/Developer may be reimbursed by other area developers within the area defined by the lakebed study. The Applicant / Developer shall propose a method of reimbursement ( such as cost per impacted acre in the lakebed area, etc.) to the City for review/acceptance. Conversely, if other area developer(s) initiate development activity, and are similarly conditioned, this project will be required to reimburse said developer(s) in accordance with the provisions of a reimbursement program. If the program is undertaken by this project, then paleontological monitoring of grading shall be required for cuts made during construction activity. Full time monitoring shall be required, given the ubiquitous distribution of paleobiological remains on the project site. The mitigating shall be done under the supervision of a qualified vertebrate paleontologist knowledgeable in both paleontological and archaeological sampling techniques. This program shall include a report identifying contact personnel who will be working on -site, the proposed time schedule for grading monitoring, the qualifications of the persons assigned to do such monitoring and the method to be used :in reporting on compliance to the City. This report shall be approved by the City prior to the Developer authorizing any work on the program itself. *13. Applicant/Developer shall work with Waste Management of the Desert to implement provisions of AB 939 and AB 1462. The Applicant/Developer is required to work with Waste Management in setting up the following programs for this project: A. Developer shall prepare a plan to provide enlarged trash enclosures for inclusion of separate facilities for storage of recyclables such as glass, plastics, newsprint and aluminum cans. B . Developer shall provide proper on -site storage facilities within the project for green wastes associated with golf course and common area maintenance. Compostable materials shall be stored for pick-up by Waste Management, or an authorized hauler for transport to an appropriate facility. C. The Developer shall work with Waste Management towards establishment of a recycling center within the acres commercial site. D. Curbside recycling service shall be provided in areas where no centralized trash/recycling bins are provided or utilized. CONAPRVL.024 CONDITIONS OF APPROVAL Specific Plan 90-016 August 13, 1991 PUBLIC SERVICES/UTILITIES/RESOURCES City Fire Marshal: 14. All water mains and fire hydrants providing the required fire flews shall be constructed in accordance with the City Fire Code in effect at the time of development. 15. The level of service required for this project should be aligned with the criteria for Category II -Urban as outlined in the Fire Protection Master Plan and as follows: A. Fire station located within three miles B. Receipt of full "first alarm" assignment within 15 minutes. Impacts to the Fire Department are generally due to the increased number of emergency and public service calls generated by additional buildings and human population. A fiscal analysis for this project shall be prepared to identify a funding source to mitigate any impacts associated with any capital costs and the annual operating costs necessary for an increased level of service. The analysis shall include consideration of the applicant's other proposals (SP 90-015 & SP 90-017) as well as existing and approved area projects. Said analysis shall be subject to review and approval by the Riverside County Fire Department and the City of La quinta. Coachella Vallev Water District 16. Specific Plan 90-016 is within Improvement District No. 1 of the Coachella Valley Water District (CVWD) for irrigation water service. Water from the Coachella Canal is available to the area. The Developer shall use this water for golf course and landscape irrigation. During project development all irrigation facilities shall be designated to utilize reclaimed water sources when such sources become available. •17. Applicant/Developer shall utilize alternative methods to use of water for dust control purposes, such as soil binders and ground covers (required in these conditions) in order to further conserve water resources. Electric Utilities 18. All existing and proposed electric power lines with 12,500 volts or, less, which are adjacent to the proposed site or on -site, shall be installed in underground facilities. Schools •19. Impacts shall be mitigated in accordance with the provisions of AB 1600, Section 53080 and 65995 of the Government Code or the then existing legislation and/or CONAPRVL.024 CONDITIONS OF APPROVAL Specific Plan 90-016 August 13, 1991 local ordinances adopted pursuant thereto or any applicable Mitigation Agreement entered into by the Developer and the District. In addition, the City, Developer and the Coachella Valley Unified School District shall cooperate in exploring alternatives to provide lands or facilities to the District, through joint use agreements, dedications, or Mello -Roos District formation. Recreation •20. Applicant/Developer shall pay a parkland mitigation fee based upon a requirement of 3.53 acres, as determined based upon the La Quinta General Plan standards and the analysis in the Staff report for SP 90-016. Determination of this fee shall be accomplished as set forth in Section 13.24.030.B. of the La Quinta Subdivision Ordinance. Traffic/Circulation Improvements •21. Applicant shall dedicate public street right of way and utility easements in conformance with the City's General Plan, Municipal Code, and as required by the City Engineer, as follows: A. Jefferson Street - Major Arterial, 60-foot half width except near the Avenue 52 intersection where the half width shall vary from 60 to 71 feet for a transition distance up to 500 feet in length to accommodate congruent width at the intersection for the north -to -west bound dual left turn lanes and through -lane alignment; B. Avenue 50 - Primary Arterial, 50-foot half width; C. Avenue 52 - Primary Arterial, 55-foot half width; The public right of way shall be dedicated by grant deed within 180 days following City Council approval of the Specific Plan. 22. The on -site private streets shall be constructed in 37-foot wide access easements granted to the homeowner's association. 23. Improved landscaped setback lots of noted width adjacent to the following street right of ways shall be constructed with the adjusted street improvements as follows: A. Jefferson Street, 20-feet wide; B. Avenue 50, 20-feet wide. C. Avenue 52, 20-feet wide. 24. Vehicle access rights to Jefferson Street, Avenue 50 and 52 shall be vacated except for the two residential access streets and the two commercial access driveways into the commercial area and the maintenance facility shown on the Circulation Plan in the Specific Plan. CONAPRVL.024 CONDITIONS OF APPROVAL Specific Plan 90-016 August 13, 1991 +25. Turning movements of traffic accessing the residential and commercial Specific Plan areas from adjoining public streets shall be as follows: A. Jefferson Street Residential Area Main Gate - full turn. movement. Commercial Area Driveway - full turn movement. B. 50th Avenue Residential Secondary Gate - full turning movements. C. 52nd Avenue Commercial Area Driveway - full turn movements D. Maintenance Facility Location Entry drive - right turn in and out only +26. The access location into the commercial area on Avenue 52 shall be not less than 1000 feet from the Jefferson Street centerline. The access location into the commercial area on Jefferson Street shall be not less than 600 feet from the Avenue 52 centerline. The access location into the residential secondary gate on Avenue 50 shall be not less than 2600 feet from the Jefferson Street centerline. *27. Bus turnouts and bus waiting shelters shall be provided on Jefferson Street, 52nd Avenue, and 50th Avenue as requested by Sunline Transit when street improvements are installed. Street improvement plans shall be reviewed by Sunline Transit Agency prior to final City approval. *28. All street improvements shall be installed in accordance with the General Plan, the La Quinta Municipal Code, adopted Standard Drawings, City Engineer's requirements and shall include all appurtenant components required by same. Miscellaneous incidental improvements and enhancements to existing improvements where joined by the new improvements shall be designed and constructed as required by the City Engineer to assure the new and existing improvements are appropriately integrated to provide a finished product that conforms with city standards and practices. This includes tapered off -site street transitions that extend beyond specific plan area boundaries and join the widened and existing street sections. The on- and off -site street improvements shall be phased in a manner that is consistent with on -site subdivision maps and internal circulation needs of the specific plan area. CONAPRVL.024 CONDITIONS OF APPROVAL Specific Plan 90-016 August 13, 1991 The following specific street widths shall be constructed to conform with the General Plan street type noted therewith: A. ON -SITE STREETS 1. All private local streets - full width Local Street, 30 feet wide between curb faces; 2. Entry streets - divided street, 20 feet wide between curb faces for each roadway. B. OFF -SITE STREETS - The City is contemplating adoption of a major thoroughfare improvement ordinance which is intended to distribute the improvement cost of major thoroughfare construction evenly and fairly on undeveloped land at the time the land is subdivided or developed for beneficial use. If the ordinance is adopted, all land division maps within this project shall be subject to exaction by said ordinance, provided the ordinance is adopted 60 days prior to recordation of the map. If in the event, the major thoroughfare improvement ordinance is not adopted, the off -site street improvements for this project shall be as follows: 1. Jefferson Street (portion contiguous to specific plan boundary) - Half -width Major Arterial street improvements, plus extra width at Avenue 52 intersection. 2. Avenue 50 (portion contiguous to specific plan boundary) - Half - width Primary Arterial street improvements, 100-foot right of way option. 3. Avenue 52 (portion contiguous to specific plan boundary) - Half- w-idth Primary Arterial street improvements, 110-foot right of way option. 29. An encroachment permit for work in any abutting local jurisdiction shall be secured prior to constructing or joining improvements. +*30. The Applicant shall provide an overall plan illustrating or describing provisions to allow multiple modes of non -motor vehicle travel throughout the entire specific plan area. This plan may utilize combinations of golf cart paths and tunnels, pedestrian walks, bikeways, etc., to achieve this. These systems shall also be designed to provide overall project access to the commercial site, and may cross Jefferson Street at grade if properly designed. This plan shall be submitted at the time of the initial tract map submittal, for review by the Planning Commission. CONAPRVL.024 7 CONDITIONS OF APPROVAL Specific Plan 90-016 August 13, 1991 HYDROLOGY/GRADING/DUST CONTROL *31. All project grading shall be done in a manner that permits storm flow in excess of the retention basin capacity to flow out of the project through designated emergency overflow outlets and into the historic drainage relief route. Similarly, the project shall be graded in a manner that anticipates receiving storm flow from adjoining property at locations that has historically received flow. *32. Storm water run-off produced in 24 hours by a 100-year storm shall be retained on site in landscaped retention basins or other approved retention areas on the golf course. The maximum water depth for any ;retention area shall not exceed six feet; basin slopes shall not exceed 3:1. The percolation rate shall be considered to be zero inches per hour unless Applicant provides site -specific data that indicates otherwise. Other requirements include, but are not limited to permanent irrigation improvements, landscape plants and materials, and appurtenant structural drainage amenities all of which shall be designed and constructed in accordance with requirements deemed necessary by the City Engineer. The tributary drainage area for which the Applicant is responsible shall extend to the centerline of any public street contiguous to the site. *33. A thorough preliminary engineering, geological, and soils engineering investigation shall be conducted with a report submitted for review along with any rough grading plan in the specific plan area. The report recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. *34. Prior to 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 to 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, the conservative use of water trucks and sprinkler systems and use of soil binders. *35. Applicant is encouraged to maintain all land within the project boundaries in agricultural status until such land is graded for development, provided that such agricultural production is economically feasible. In the event said undeveloped land is not continued or placed in agricultural production, Applicant shall plan and maintain said land in appropriate ground cover to prevent dust and erosion and to provide an aesthetically pleasing environment. CONAPRVL.024 CONDITIONS OF APPROVAL Specific Plan 90-016 August 13, 1991 36. Applicant shall retain a California registered cavil engineer, or designate one who is on Applicant's staff, to exercise sufficient supervision and quality control during construction of the project grading and improvements to certify compliance with the plans, specifications, applicable codes, and ordinances. The engineer retained or designated by the Applicant to implement this responsibility shall provide the following certifications and documents upon completion of construction: A. The engineer shall sign and seal a statement placed on the "as built" plans that says "all (grading and grades) (improvements) on these plans were properly monitored by qualified personnel under my supervision during construction for compliance with the plans and specifications and the work shown hereon was constructed as approved, except where otherwise noted hereon and specifically acknowledged by the City Engineer". B. Prior to issuance of any building permit, the engineer shall provide a separate document, signed and sealed, to the City Engineer that documents the building pad elevations. The document shall, for each lot in the tract, state the pad elevation approved on the grading plan, the as built elevation, and clearly identify the difference, if any. The data shall be organized by tract phase and lot number and shall be cumulative if the data is submitted at different times. C. Provide to the City Engineer a signed set of "as built" reproducible drawings of the site grading and all improvements installed by the Applicant. •37. The Applicant shall be required, through grading permit approvals, to adhere to all requirements, as applicable, which are set forth in the 1990 SIP for PM 10 in the Coachella Valley. All grading plan submittals shall be shown to be in compliance with said plan. LAND USE +38. The commercial site, as proposed by the Specific Plan, shall be limited to 15 acres of net commercial development. The remaining six acres of this site shall be developed as passive, visual or active open space, housing, or a combination of these and other non-commercial uses. Plot plan approvals submitted for this site shall detail these proposals and adequately depict the plan's compliance with the intent of this condition. If the Applicant/Developer restricts a portion of this site for day-care facilities, this will also be considered as a credit toward the six acre non-commercial use requirement. 39. No drive -through facilities (except for medical uses) shall be permitted within the 15 acre commercial site for SP 90-016. CONAPRVL.024 CONDITIONS OF APPROVAL Specific Plan 90-016 August 13, 1991 40. Plot Plan or Conditional Use Permit applications, as deemed necessary by C-P-S Zone requirements, shall be processed for the commercial site as deemed necessary by the Planning and Development Department at time of submittal for site plan review (see also 38 above). 41. Street dedications, bikeways, easements, improvements, landscaping with permanent irrigation system and screening, etc. , to satisfaction of City, shall be provided by Applicant/Developer for any site(s) where dedication of land for public utilities and/or facilities is required. 42. Any proposed entry gates shall be subject to separate plot plan reviews to insure adequate stacking/queuing space, fire access, etc. Plans including guard houses or similar structures will also be subject to Design Review Board approval. 43. Separate Plot Plan review of the maintenance facility site shall tie required before the Design Review Board and Planning Commission, with a report of action to be sent to the City Council. +44. Building heights for residential uses shall be subject to height limits specified in the Specific Plan, except that no building or structure, regardless of use, exceeding one story (20 feet in height), shall be allowed within 200 feet of any perimeter property line/public street frontage. All building heights shall be measured from finished grade elevation. All other residential structures shall be limited to two stories, not to exceed 30 feet. 45. Perimeter security walls shall be subject to the following standards: A. Setback from right-of-way lines along Jefferson Street, Had Avenue and 50th Avenue shall average 20 feet. B. All wall designs, including location and materials, shall be subject to review by the Planning and Development Department. *C. Perimeter wall designs shall incorporate noise abatement requirements as set forth in the Final EIR for SP 90-016. 46. Applicant shall construct an eight -foot wide meandering bike path in the easterly parkway of Jefferson Street and landscaped setback lot in lieu of the standard six-foot wide sidewalk. A 6-foot wide meandering sidewalk shall be constructed in the southerly and northerly parkways and landscape setback lots of Avenues 50 and 52 respectively. 47. Applicant shall provide a blanket easement that covers the entire landscaped setback lots for the purpose of a meandering public sidewalk. CONAPRVL.024 10 CONDITIONS OF APPROVAL Specific Plan 90-016 August 13, 1991 48. A minimum 10 foot minimum average landscaped setback shall be required along the 2604 foot easterly boundary of the site, adjacent to Green Valley Ranches, to buffer potential impacts due to the existing Equestrian Overlay zoning in that project. Landscape design and overall layout of this buffer area shall be subject to review by the Design Review Board. Future tract maps :in this area shall be required to prepare disclosure statements to homeowners regarding the proximity of equestrian uses to their property. Landscaping Requirements 49. Landscape and irrigation plans shall be prepared by a licensed, landscape architect for the landscaped lots. The plans and proposed landscaping improvements shall be in conformance with requirements of the Planning Director, City Engineer, and Coachella Valley Water District and the plans shall be signed these officials prior to construction. 50. The Applicant/Developer shall prepare detailed irrigation and landscaping plans for required perimeter landscaped setbacks along arterial roadways. These plans shall be coordinated with the street improvement plans for the corresponding arterials, and shall be subject to review by the Planning and Development Department, Public Works Department, Design Review Board, and Planning Commission prior to review by Coachella Valley Water District. *51. Prior to issuance of any grading permit, the Applicant shall submit to the Planning and Development Department an interim landscape program for the entire site which shall be for the purpose of wind erosion and dust control. The land owner shall institute blowsand and dust control measures during grading and site development. These shall include but not be limited to: A. The use of soil binders during any construction activities and paving of construction access roads; B. Planting of cover crop or vegetation upon graded but undeveloped portions of the site; and C. Provision of wind breaks or wind rows, fencing, and/or landscaping to reduce the effects upon adjacent properties and property owners. The land owner shall comply with requirement of the Director of Public Work and Planning and Development. All construction and graded, areas shall be watered at least twice daily during construction to prevent the emission of dust and blowsand. 52. 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 CONAPRVL.024 11 CONDITIONS OF APPROVAL Specific Plan 90-016 August 13, 1991 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 water used for on -site irrigation, including the use of reclaimed water from sewage treatment facilities. The water energy plan shall be subject to review and acceptance by CVWD prior to final approval by the City Engineer. +53. Applicant/Developer shall submit a typical landscape plan for all golf course landscaping, which shall be designated to feature drought tolerant plant species, and the latest water conserving irrigation technology. 'The plan(s) shall be subject to initial review by the Design Review Board and Planning Commission, with a subsequent final review and acceptance by Coachella Valley Water district prior to landscape construction. Evidence of CVWD acceptance shall be submitted to the Planning and Development Department. Maintenance 54. In the C.C.& R's for the land division within the specific plan area, the Applicant shall place responsibility on the homeowner's association to pay its fair share of the cost to design and construct traffic signals at the following locations when they are warranted: A. Avenue 50 at Secondary Gate: up to 100% fair share responsibility; 55. Applicant shall provide an Executive Summary Maintenance Booklet for the street, landscape irrigation, perimeter wall, and drainage facilities installed in the Specific Plan area. The booklet should include drawings of the facilities, recommended maintenance procedures and frequency, and a costing algorithm with fixed and variable factors to assist the homeowner's association in planning for routine and long term maintenance. CONAPRVL.024 12