PCRES 1995-011PLANNING COMMISSION RESOLUTION 95-011
A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF LA QUINTA,
CALIFORNIA, RECOMMENDING TO THE CITY
COUNCIL APPROVAL OF SPECIFIC PLAN 94-025
CASE NO. SP 94-025 - WINCHESTER DEVELOPMENT CORPORATION
WHEREAS, the Planning Commission of the City of La Quinta,
California, did, on the 28th day of March, 1995, hold a duly noticed Public Hearing to
consider the request of Winchester Development Corporation for a 331.1 acre project,
consisting of 277 residential units and 231.2 acres of open space recreation on a site
generally located west of Jefferson Street (extended), south of 58th Avenue, and south of
The Quarry development, more particularly described as:
BEING A PORTION OF SECTION 29, TOWNSHIPS 6
SOUTH, RANGE 7 EAST, S.B.B.M. ASSESSOR PARCEL
NUMBER 761-030-001
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 Community 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, 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.
1. The proposed Specific Plan, in conjunction with General Plan Amendment 94-047
and Change of Zone 94-077, is consistent with the goals and policies of the La
Quinta General Plan.
2. The Specific Plan, as conditioned, is compatible with the existing and anticipated area
development.
3. The project will be provided with adequate utilities and public services to ensure
public health and safety.
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
RESOCC107
PLANNING COMMISSION RESOLUTION 95-011
of impacts to those issues, 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 by separate resolution of the Final
Environmental Impact Report for this Amendment to the La Quinta City Council.
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 'W'.
PASSED, APPROVED, and ADOPTED at a regular meeting of the
La Quinta Planning Commission, held on this 28th day of March, 1995, by the following
vote, to wit:
AYES: Commissioners Abels, Barrows, Anderson, Newkirk, Butler, Gardner, and
Chairman Adolph
NOES: None
ABSENT: None
ABSTAIN: None
DON A11OLPH, Chairman
City of La Quinta, California
ATTEST:
RRY I�1MIAN, Community Development Director
of LYQuinta, California
PXSOCC.107
PLANNING COMMISSION RESOLUTION 95.011
CONDITIONS OF APPROVAL - APPROVED
SPECIFIC PLAN 94.025 - Winchester Asset Development Corporation (Green)
MARCH 28,1995
Modified by the Planning Commission March 28,1995
1. Upon their approval by the City Council, the City Clerk is authorized to file these Conditions of
Approval with the Riverside County Recorder for recordation against the property to which
they apply.
2. Specific Plan 94-025 shall comply with the requirements and standards of the State Subdivision
Map Act and the City of La Quinta Land Division Ordinance, unless otherwise modified by the
following conditions.
3. The development shall comply with Exhibit "A", the specific plan for Specific Plan 94.025, the
Final EIR and the following conditions, which shall take precedence in the event of any
conflicts with the provisions of the Specific Plan.
4. Exterior lighting for the project shall comply with the "Dark Sky" Lighting Ordinance. Plans
shall be approved by the Community Development Department prior to issuance of a building
permit.
5. Construction shall comply with all local and State Building Code requirements as determined
by the Building and Safety Director.
6.* This specific plan approval shall expire and become void within four years unless extended
by the Planning Commission through the approval of an annual program review. The annual
review shall be requested at least 30-days prior to the expiration.
During annual review by the Commission, the developerlappllcant shall be required to
demonstrate good faith compliance with the terms of the 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 may determine that the applicant has made good faith
compliancelprogress and may extend the specific plan for one year.
8. This approval shall be in compliance with the approvals of General Plan Amendment 94.047
and Change of Zone 94.077.
9. Applicant/developer shall work with Waste Management of the Desert to implement provisions
of AB 939 and AB 1462. The appllcantldeveloper is required to work with Waste Management
in setting up waste collection and recycling programs for this project.
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Conditions of Approval
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March 28,1995
10. If the applicant desires to phase improvements and obligations required by the Conditions of
Approval, phasing plans shall be submitted to the Public Works Department for review and
approval by the City Engineer. The phasing plans are not approved until they are signed by
the City Engineer.
The applicant shall complete required improvements and satisfy obligations in the order of
the approved phasing plan. Improvements and obligations required of each phase shall be
complete and satisfied prior to completion of homes or occupancy of permanent buildings
within the phase unless a sub -phasing plan is approved by the City Engineer.
11. Prior to the issuance of a grading or building permit for construction of any building or use
contemplated by this approval, the applicant shall obtain permits and/or clearances from the
following public agencies:
* Fire Marshal
* Public Works Department (Grading Permit, Improvement Permit)
* Community Development Department
* Riverside County Environmental Health Department
* Desert Sands Unified School District
* Coachella Valley Water District (CVWD)
* Imperial Irrigation District
* California Regional Water Quality Control Board (NPDES Permit)
The applicant is responsible for any requirements of the permits or clearances from those
jurisdictions. If the requirements include approval of Improvement plans, applicant shall
furnish proof of said approvals prior to obtaining City approvals and signatures on the plans.
Evidence of permits or clearances from the above jurisdictions shall be presented to the
Building Division at the time of the application for a building permit for the use contemplated
herewith.
12. 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.
13. All adopted mitigation measures, as recommended in the Draft/Final EDt shall be incorporated
Into all future project approvals relating to Specific Plan 94-025 where applicable and/or
feasible. It is understood that certain measures will not be applicable to certain site specific
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Conditions of Approval
Specific Plan 94.025-Green
March 28, 1995
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 DraftlFinal EIR.
The Specific Plan Draft and Final EIR shall be used in the review of all project proposals in the
Specific Plan 94-025 area. Said mitigation measures are hereby incorporated into these
conditions by reference.
14. Any proposed entry gates shall be subject to separate plot plan reviews to Insure adequate
stacldnglqueuing space, fire access, etc. Plans including guard houses or similar structures
will also be subject to Planning Commission approval.
15. Separate plot plan review of any maintenance facility site(s) shall be required with action
taken by the Planning Commission, with a report of action to be sent to the City Council.
16. 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
heights shall be allowed within 200-feet of any perimeter property line/public street frontage.
All building heights shall be measured from finish grade elevation. All other residential
structures shall be limited to two stories, not to exceed 28-feet.
17. The minimum dwelling unit (living area) size for all residential units shall be 1,400 square feet
(excluding attached or detached parking garage).
18. All dwelling units shall have a minimum two car garage measuring 20-feet by 20-feet in
overall size. The garage can be either attached or detached.
19. The architectural style of the project shall be Spanish Colonial, Southwest Adobe, Pueblo, or
other styles approved by the Planning Commission.
20. All roofing material within the project shall be clay or concrete tile barrel. The color of the
roof tiles shall consist of desert hues.
21. All residencesldwellings are required to have illuminated building address numbers per the
La Quinta Municipal Code.
PROPERTY RIGHTS:
22. All easements, rights -of -way and other property rights necessary to facilitate the ultimate use
of the subdivision and functioning of improvements shall be dedicated, granted or otherwise
conferred, or the process of said dedication, granting, or conferral shall be ensured, prior to
approval of a final map or filing of a Certificate of Compliance for waiver of a final map. The
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Conditions of Approval
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March 28,1995
conferral shall include irrevocable offers to dedicate or grant easements to the City for access
to and maintenance, construction, and reconstruction of all required improvements which are
located on privately -held lots or parcels.
23. If the applicant proposes vacation or abandonment of any existing rights -of -way or access
easements which will diminish access rights to any properties owned by others, the applicant
shall provide to those properties alternate rights -of -way or access easements on alignments
approved by the City Council.
24. The applicant shall dedicate public street right-of-way and utility easements in conformance
with the City's General Plan, Municipal Code, applicable specific plans, and as required by the
City Engineer.
Dedication required of this development include:
A. Jefferson Street (realigned) - full -width right-of-way, width shall be determined in the
approved Jefferson Street Alignment Study.
Dedications shall include additional widths as necessary for dedicated right and left turn
lanes, bus turnouts, etc.
The applicant shall dedicate street rights -of -way prior to required approvals of any proposed
subdivision or improvements to land within the specific plan boundaries.
If the City Engineer determines that public access rights to proposed street rights -of -way
shown on the tentative map are necessary prior to approval of final maps dedicating the
rights -of -way, then developer shall grant temporary public access easements to those areas
within 60-days of written request by the City.
25. The applicant shall dedicate 10-foot wide public utility easements contiguous with and along
both sides of all private streets.
26. The applicant shall dedicate 20-foot common area setback lots adjacent to Jefferson Street.
If Interior streets are private, the dedication shall be to a homeowners' association. If interior
streets are public, the dedication shall be to the City. The minimum width may be used as an
acreage width if a meandering wall design is approved.
Where sidewalks, bikepaths, and/or equestrian trails are required, the applicant shall dedicate
blanket easements over the setback lots for those purposes.
27. The applicant shall vacate vehicle access rights to Jefferson Street from lots abutting the
street. Access to the development from Jefferson Street shall be restricted to that shown on
the "Circulation" diagram in the specific plan.
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March 28, 1995
28. The applicant shall dedicate easements necessary for placement of and access to utility lines
and structures, park lands, drainage basins, common areas, and mailbox clusters.
29. The applicant shall cause no easements to be granted or recorded over any portion of this
property between the date of approval of this specific plan by the City Council and the date of
recording of any final map(s) covering the same portion of the property unless such easements
are approved by the City Engineer.
30. The applicant shall construct improvements and/or satisfy obligations, or enter into a secured
agreement to construct improvements and/or satisfy obligations required by the City for any
tentative tract map, parcel map, or approved phase of development prior to approval of the
map or phase or issuance of a certificate of compliance in -lieu of a final map. .
Improvements to be made or agreed to shall include removal of any existing structures or
obstructions which are not part of the proposed improvements.
31. If improvements are secured, the applicant shall provide approved estimates of the
improvement costs. The estimates shall comply with the schedule of unit costs adopted by City
resolution or ordinance. For items not contained in the City's schedule of costs, estimates
shall meet the approval of the City Engineer.
Estimates for utilities and other improvements under the jurisdiction of outside agencies shall
be approved by those agencies.
32. If improvements are phased with multiple final maps or other administrative approvals (plot
plans, conditional use permits, etc.), off -site improvements (i.e., streets) and development -wide
improvements (i.e., perimeter walls, common area and setback landscaping, and gates) shall
be constructed or secured prior to approval of the first final map unless otherwise approved
by the engineer.
33. Improvement plans submitted to the City for plan checking shall be submitted on 24" X 36"
media in the categories of "Rough Grading", "Precise Grading", "Streets and Drainage", and
"Landscaping". All plans shall have signature blocks for the City Engineer and are not
approved for construction until they are signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates and
entryways, parking lots, and water and sewer plans. Combined plans including water and
sewer improvements shall have an additional signature block for the CVWD. The combined
plans shall be signed by CVWD prior to their submittal for the City Engineer's signature.
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Conditions of Approval
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"Landscaping" plans shall normally include landscaping improvements, irrigation, lighting,
and perimeter walls.
Plans for improvements not listed above, shall be in formats approved by the City Engineer.
34. The City may maintain digitized standard plans for elements of construction. For a fee
established by City resolution, the developer may acquire the standard plan computer files or
standard plan sheets prepared by the City.
When final plans are approved by the City, the developer shall furnish accurate computer files
of the complete, approved plans on storage media and in program format acceptable to the
City Engineer.
GRADING:
35. Graded but undeveloped land shall be maintained to prevent dust and blowsand nuisances.
The land shall be planted with interim landscaping or provided with other wind and water
erosion control measures approved by the Community Development and Public Works
Departments.
36. The applicant shall comply with the City's Flood Protection Ordinance.
37. A thorough preliminary engineering, geological and soils engineering investigation shall be
conducted. The report of the investigation ("the soils report") shall be submitted with the
grading plan.
38. A grading plan shall be prepared by a registered civil engineer and must meet the approval
of the City Engineer prior to issuance of a grading permit.
The grading plan shall confirm with the recommendations of the soils report and shall be
certified as adequate by a soils engineer or an engineering geologist. A statement shall
appear on the final map(s� if any are required of this development, that a soils report has been
prepared pursuant to Section 17953 of the Health and Safety Code.
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Conditions of Approval
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40. Prior to occupation of the project site for construction purposes, the applicant shall submit
and receive approval of a Fugitive Dust Control Plan prepared in accordance with Chapter 6.10,
La Quinta Municipal Code. In accordance with said Chapter, the applicant shall furnish
security, in a form acceptable to the City, in an amount sufficient to guarantee compliance
with the provisions of the permit.
41. Prior to issuance of any building permit the applicant shall provide a separate document
bearing the seal and signature of a California registered civil engineer, geotechnical engineer,
or surveyor that lists actual building pad elevations. The document shall, for each building
pad in the development, state the pad elevation approved on the grading plan, the as -built
elevation, and shall clearly identify the difference, if any. The data shall be organized by
development phase and lot number and shall be cumulative if the data is submitted at
different times.
DRAINAGE:
42. Stormwater falling on site during the peak 24-hour period of a 100-year storm shall be retained
on site (rather than detained and released as proposed in the specific plan document). The
tributary drainage area for which the developed is responsible shall extend to the centerline
of adjacent public streets.
43. Stormwater shall normally be retained in common retention basins. Individual lot basins or
other retention schemes may be approved by the City Engineer for lots 2.5 acres in size or
larger or where the use of common retention is determined by the City Engineer to be
impracticable.
44. If individual lot retention is approved, the following conditions shall apply:
A. Each private lot proposed for on -site retention shall be designed to receive and safely
convey stormwater in excess of retention capacity, including inflow from adjacent
properties. Front yards shall drain to the street unless constrained by the overall lay
of the land. Basin capacity calculations and grading plans for each lot shall consider
previously -approved grading plans for adjacent properties and shall be submitted,
with copies of the previously approved adjacent lot plans, to the City Engineer for plan
checking and approval.
B. Prior to or concurrently with recordation of the final subdivision map, a homeowners'
association or lot owner's association (HOA) shall be legally established and
Covenants, Conditions and Restriction (CC & Rs) recorded. The CC & Rs shall stipulate
the requirement for design, construction and maintenance of individual on lot basins
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Conditions of Approval
Specific Plan 94-025-Green
March 28,1995
and the required retention capacity for each individual lot. The CC & Rs shall grant
the BOA irrevocable rights to enter and maintain each individual retention basin and
all other grading and facilities necessary for the stormwater retention design.
The CC & Its shall establish, in an irrevocable manner that:
1. The BOA has responsibility for the overall retention capacity of the
development;
2. If the BOA falls to maintain the overall retention capacity, the City shall have
the right to seek other remedies to restore and/or maintain the overall
capacity or to establish or expand downstream facilities to mitigate the off -
site effects of the HOA's failure to maintain the overall capacity; and;
3. The BOA shall promptly reimburse the City for any and all costs incurred in
exercising such right.
C. The final subdivision map shall establish a perpetual easement granting the City the
right to enter and maintain retention basins and other drainage facilities and grading
as necessary to preserve or rester the approved stormwater conveyance and retention
design with no compensation to any property owner of the BOA.
45. In design of retention facilities, the basin percolation rate shall be considered to be zero unless
the applicant provides site -specific data that indicates otherwise.
Retention basin slopes shall not exceed 3:1. IF retention is on individual lots, the retention
depth shall not exceed two feet. If retention is in one or more common retention basins, the
retention depth shall not exceed six feet.
46. A trickling sand filter and leachfield of a design approved by the City Engineer shall be
Installed to percolate nuisance water. The sand filter and leach field shall be sized to
percolate 22 gallons per day per 1,000 square feet of drainage area.
47. No fence or wall shall be constructed around retention basins except as approved by the
Community Development Director and the City Engineer.
48. The design of the development shall not cause any increase in flood boundaries, levels or
frequencies in any area outside the development.
49. The development shall be graded to permit storm flow in excess of retention capacity to flow
out of the development through a designated overflow outlet and into the historic drainage
relief route.
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Conditions of Approval
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March 28,1995
50. Storm drainage historically received from adjoining property shall be received and retained
or passed through into the historic downstream drainage relief route.
51. If any portion of the 100-year, 24-hour storm flow from this development is to be conveyed
directly or indirectly to the Whitewater Storm Evacuation Channel or the La Quinta Evacuation
Channel or will otherwise drain to water bodies subject to the NPDES, the applicant may be
required to design and install first -flush storage, oillwater separation devices, or other
screening or pretreatment method(s) to minimize the potential for conveyance of stormwater
contamination to off -site locations. Drainage to off -site locations an methods of treatment or
screening shall meet the approval of the City Engineer and CVWD.
UTILITIES:
52. All existing and proposed utilities within or immediately adjacent to the proposed development
shall be installed underground. High voltage power lines which the power authority will not
accept underground are exempt from this requirement.
53. In areas where hardscape surface improvements are planned, underground utilities shall be
installed prior to construction of the surface improvements. The applicant shall provide
certified reports of utility trench compaction tests for approval of the City Engineer.
54.* The CIty is contemplating adoption of a major infrastructure and thoroughfare improvement
program. If the program is in effect 60 days prior to recordation of any final map or issuance
of a Certificate of Compliance for any waived final map, the development or portions thereof
shall be subject to the provisions of the ordinance.
If this development Is not subject to a major thoroughfare improvement program, the
applicant shall design and construct street improvements as fisted below.
55. Improvement plans for all on- and off -site streets and access gates shall be prepared by a
registered civil engineer. Improvements shall be designed and constructed in accordance with
the La Quinta Municipal Code, adopted Standard and Supplemental Drawings and
Specifications, and as approved by the City Engineer.
Street right-of-way geometry for cul-de-sacs, knuckle turns and corner cut -backs shall conform
with Riverside County Standard Drawings #800, #801, and #805 respectively unless otherwise
approved by the City Engineer.
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Conditions of Approval
Specific Plan 94-025-Green
March 28,1995
Street pavement sections shall be based on a Caltrans design procedure for a 20-year life and
shall consider soil strength and anticipated traffic loading, including site and building
construction traffic. The minimum pavement sections shall be as follows:
Residential & Parking Areas 3.0" a.c.14.5O" a.b.
Collector 4.0"15.00"
Secondary Arterial 4.0"16.00"
Primary Arterial 4.51116.00"
Major Arterial 5.51116.50"
If the applicant proposes to construct a partial pavement section which will be subjected to
traffic loadings, the partial section shall be designed with a strength equivalent to the 20-year
design strength.
56. Improvements shall include all appurtenances such as traffic signs, channelization markings,
raised medians if required, street name signs, sidewalks, and mailbox clusters approved in
design and location by the U.S. Post Office and the City Engineer. Mid -block street lighting is not
required.
57. The City Engineer may require improvements extending beyond subdivision boundaries such as,
but not limited to, pavement elevation transitions, street width transitions, or other incidental
work which will insure that newly constructed improvements are safely integrated with existing
improvements and conform with the City's standards and practices.
58. The following minimum street improvements shall be constructed to conform with the General
Plan street type noted in parentheses:
A. OFF -SITE STREETS
1. 58th Avenue, Jefferson Street and 62nd Avenue have several alignment issues that
have been addressed by the Jefferson Street Alignment Study which identifies a
new alignment to resolve those issues.
Development of Phases Il and III, as defined in the "Phasing Plan" diagram of this
specific plan, shall not begin until at least two lanes of the realigned streets have
been installed from 58th Avenue to the south line of Section 29.
2. Jefferson Street (adjacent to this development) - improvement section as determined
by the Jefferson Street Alignment Study.
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B. PRIVATE STREETS AND CULS DE SAC
1. Residential - 36-feet wide if double loaded (buildings on both sides), 32-feet if single
loaded.
2. Collector (z300 homes or 3,000 vpd) - 40-feet wide.
59. All streets proposed for residential or other access drives shall be designed and constructed
with curbs and gutters or shall have other approved methods to convey nuisance water without
pending in yard or drive areas.
60. Access points and turning movements of traffic shall be restricted to locations shown on the
"Circulation" diagram of the specific plan.
61. Prior to occupancy of completed buildings within the development, the applicant shall install
traffic control devices and street name signs along access roads to those buildings.
LANDSCAPING
62. The applicant shall provide landscape improvements in the perimeter setback areas or lots
along Jefferson Street.
63. Landscape and irrigation plans for landscaped lots, landscape setback areas, medians,
common retention basins, and park facilities shall be prepared by a licensed landscape
architect.
Landscape and irrigation plans shall be approved by the Community Development Department.
Landscape and irrigation construction plans shall be submitted to the Public works Department
for review and approval by the City Engineer. The plans are not approved for construction until
they have been approved and signed by the City Engineer, the Coachella Valley water District,
and the Riverside County Agricultural Commissioner.
64. Landscape areas shall have permanent irrigation improvements meeting the requirements of
the City Engineer. Use of lawn shall be minimized with no lawn or spray irrigation within 5-feet
of curbs along public streets.
65. Slopes shall not exceed 3:1 in perimeter setbacks, medians and other publicly- or commonly -
maintained landscape areas.
66. Unless otherwise approved by the City Engineer, common basins and park areas shall be
designed with a turf grass surface which can be mowed with standard tractor -mounted
equipment.
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67. The applicant shall insure that landscaping plans and utility plans are coordinated to provide
visual screening of above -ground utility structures.
68. Prior to 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 CVWD 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.
69. Desert or native plant species and drought resistant planning materials shall be required for
at least 90% of common planting areas. Provisions shall also be made for planting materials
which provide forage and nesting areas for nearby wildlife.
70. The applicant shall submit a copy of the proposed grading, landscaping and irrigation plans
to the CVWD for review and approval with respect to the District's Water Management Program.
PUBLIC SERVICES - FIRE MARSHAL:
71. All water mains and fire hydrants providing the required fire flows shall be constructed in
accordance with the City Fire Code in effect at the time of development.
72. The level of service required for this project shall be aligned with the criteria for Catalog 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 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 identify a funding source to mitigate any
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Specific Plan 94025-Green
March 28,1995
impacts associated with any capitol costs and the annual operating costs necessary for an
increased level of service. Said analysis shall be subject to review and approval by the
Riverside County Fire Department and the City of La Quinta.
COACRELLA VALLEY WATER DISTRICT:
73. The applicant shall comply with the requirements of the CVWD as stated in the District's letter
dated December 28,1994, attached to these Conditions of Approval. During project development
all irrigation facilities shall be designed to utilize reclaimed water sources when such sources
become available.
ELECTRICAL UTILITIES:
74. The applicant shall comply with the requirements of the Imperial Irrigation District as stated
in the District's letter dated November 15,1994, attached to these Conditions of Approval.
RECREATION:
75. Prior to any final map approval by the City Council, the applicant shall meet the parkland
dedication requirements as set forth in Section 13.24.030, La Quinta Municipal Code and in
compliance with the goals and policies of the La Quinta Parks and Recreation Master Plan.
76. The applicant shall provide public transit amenities as required by Sunline Transit and/or the
City Engineer. These amenities shall include, as a minimum, a bus turnout location and
passenger waiting shelter. The location and character of the turnout and shelter shall be as
determined by Sunline Transit and the City Engineer.
QUALITY ASSURANCE
77. The applicant shall employ construction quality -assurance measures which meet the approval
of the City Engineer.
78. The applicant shall employ or retain California registered civil engineers, geotechnical
engineers, or surveyors, as appropriate, who will provide, or have his or her agents provide,
sufficient supervision and verification of the construction to be able to furnish and sign
accurate record drawings and certify compliance of all work with approved plans,
specifications and applicable codes.
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March 28,1995
79. Upon completion of construction, the applicant shall furnish the City reproducible record
drawings of all plans which were signed by the City Engineer. Each sheet of the drawings shall
have the words "Record Drawings," "As -Built" or "As -Constructed" clearly marked on each sheet
and be stamped and signed by the engineer or surveyor certifying to the accuracy of the
drawings.
80. The applicant shall make provisions for continuous maintenance of landscaping and related
improvements in landscaped setbacks, retention basins and other public or common areas until
those areas have been accepted for maintenance by a homeowner's association (developments
with private and/or gated interior streets) or the City's Landscape and Lighting District
(developments without private or gated interior streets The applicant shall maintain all other
improvements until final acceptance, by the City Council, of all improvements within each map
or phase.
81. The applicant shall provide an Executive Summary Maintenance Booklet for streets,
landscaping and related improvements, perimeter walls, drainage facilities, or any other
improvements to be maintained by an BOA. 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 BOA in planning for routine and long term maintenance.
FEES AND DEPOSITS
82.* The applicant shall pay all deposits and fees required by the City for plan checking and
construction inspection. Deposit and fee amounts shall be those in effect when the applicant
makes application for the plan checks and permits. The applicant shall additionally pay any
fees of any nature required by the City at the time of recording of the final map or the issuance
of a building permit according to the fee requirements in effect at the time of issuance or
approvals for those items.
83. Prior to approval of a final map or completion of any approval process for modification of
boundaries of the property subject to these conditions, the applicant shall process a
reapportionment of any bonded assessment(s) against the property and pay all costs of the
reapportionment.
94. In order to mitigate impacts on public schools, applicant shall comply with the following:
CONAPRVL150 14
Conditions of Approval
Specific Plan 94025-Green
March 28,1995
"Prior to the issuance of any building permits, the applicant shall provide the Community
Development Department with written clearance from the DSUSD stating that the per -unit
impact fees have been paid."
85. The California Fish and Game Environmental filing fees shall be paid. The fee is $950.00 plus
$78.00 for the Riverside County document processing. The fee shall be paid within 24hours after
review by the City Council.
MISCELLANEOUS
86. The applicant shall comply with applicable provisions of the National Pollution Discharge
Elimination system (NPDES) and the City's NPDES permit.
87. if the City finds it necessary to revise or abandon the Jefferson Street specific alignment
contemplated at the time of approval of this specific plan, the applicant shall revise this specific
plan as required by the City to fully address revised access routing.
88 * For all open space designated areas that are 20-percent or more in slope, a conservation
easement shall be prepared for City review and approval prior to recordation of the final map
recordation and shall then be recorded with the County Recorder's Office.
89.* The developer agrees to indemnify, defend, and hold harmless the City of La Qufnta in the event
of any legal claim or litigation arising out of the City's approval of the Final EIR, the General
Plan Amendment and/or the Specific Plan for this project.
CONAPRVL150
15