PCRES 1997-020PLANNING COMMISSION RESOLUTION 97-020
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING A 241
RESIDENTIAL LOT SUBDIVISION, 18-HOLE GOLF COURSE,
AND COUNTRY CLUB ON 746.6 ACRES GENERALLY
LOCATED AT THE SOUTH TERMINUS OF WASHINGTON
STREET AND EAST OF AVENIDA BERMUDAS
CASE NO. TENTATIVE TRACT 28470 - TRADITION CLUB ASSOCIATES, LLC
WHEREAS, the Planning Commission of the City of La Quinta, California
did on the 25th day of February, and the 4th day of March, 1997, hold a duly -noticed
Public Hearing for Tradition Club Associates, LLC, on the request to subdivide 746.6
acres into 242 single family custom homesites with one multi -family lot, 18-hole golf
course and open space lots, generally located at the south terminus of Washington
Street and east of Avenida Bermudas, more particularly described as follows:
A PORTION OF SECTIONS 6 AND 7, T6S, R7E, SBB&M
WHEREAS, at the Public Hearing held on February 25, and March 4,
1997, upon hearing and considering all testimony and arguments of all interested
persons desiring to be heard, said Planning Commission did make findings to justify
the recommendation for approval to the City Council of said Tentative Tract map;
and,
WHEREAS, at said Public Hearing, said Tentative Tract Map was
recommended for approval by the La Quinta Planning Commission based on said
findings and subject to certain conditions; and,
WHEREAS, the La Quinta Planning Commission did on February 25, and
March 4,1997, find the following facts to justify recommending approval of said
tentative tract map:
1. The design and improvements of the proposed Tentative Tract 28470 are
consistent with the current goals.and objectives of the La Quinta General Plan
in that the subdivision will result in the development of one or two-story, single
family detached custom homes on large or medium sized lots surrounded by
open space, which meets the General Development Characteristics for the Low
Density Residential Land Use Category stipulated in Table LU-3 of the General
Plan Land Use Element.
PCRes97-020
Resolution 97-020
Tentative Tract 28470
April 1, 1997
2. Tentative Tract 28470 is consistent with current standards of the Municipal
Zoning Ordinance in that the existing Zoning Districts of the subdivision are RL
(Residential Low Density), FP (Flood Plain), OS (Open Space) are appropriate
for the development; and proposed Zoning District changes to GC (Golf Course)
for a portion of the golf course area will result in the entire project being
consistent with the Zoning Ordinance.
3. Tentative Tract 28470 is consistent with the standards of the City's
Subdivision Ordinance in that all proposed lots meet the required dimensions,
slope gradients, and design for access and circulation.
4. The design of Tentative Tract 28470 and its related improvements are not
likely to cause serious public health problems or adversely impact the general
public welfare or safety, in that the Fire Department and the City's Building &
Safety Department have reviewed the project for these issues with no
significant concerns identified.
5. The design of the subdivision or the proposed improvements are not likely to
cause substantial environmental damage or substantially and avoidably injure
fish or wildlife or their habitat, in that the Environmental Assessment prepared
for the project did not identify any significant impacts for this issue.
6. The design of the subdivision or type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of
property within the proposed subdivision.
7. The proposal to provide approximately 70% of the site as usable open space
area exceeds the open space requirements of the Zoning Ordinance and
General Plan. The Coral Reef Mountains will remain in natural open space, by
dedication of a conservation easement, except for those areas included in
Conditional Use Permit 96-031.
8. The proposed private circulation system will provide for the safe and efficient
movement of vehicles within the project, and the use of private streets within
some areas of the project will provide needed emergency circulation.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission for the
City of La Quinta, California, as follows:
1 . That the above recitations are true and correct and constitute the findings said
Planning Commission in this case:
PCRes97-020
Resolution 97-020
Tentative Tract 28470
April 1, 1997
2. That it does hereby approve the above described Tentative Tract, for the
reasons set forth in this Resolution and subject to the attached Conditions of
Approval.
PASSED, APPROVED and ADOPTED at an adjourned regular meeting of
the La Quinta Planning Commission, held on this 4th day of March, 1997, by the
following vote, to wit:
AYES: Commissioners Butler, Gardner, Newkirk, Seaton, and Chairman Abels.
NOES: Commissioner Tyler.
ABSENT: Commissioner Woodard.
ABSTAIN: None.
ICQU,ES ABELS, Chairmar
ty of La Quinta, California
ATTEST:
HERM�N, Community Development Director
La Quinta, California
PCRes97-020
PLANNING COMMISSION RESOLUTION 97- 020
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 28470
TRADITIONS CLUB ASSOCIATES, LLC
MARCH 4, 1997
*Modified by Planning Commission on March 4, 1997
GENERAL CONDITIONS OF APPROVAL
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 properties to which they apply.
2. Tentative Tract Map 28470 shall comply with the requirements and standards
of § § 66410-66499.58 of the California Government Code (the Subdivision
Map Act) and Chapter 13 of the La Quinta Municipal Code (LQMC) unless
otherwise modified by the following conditions.
3. Prior to the issuance of a grading permit 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 Co. 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
approval of the plans.
For projects requiring NPDES construction permits, the applicant shall include
a copy of the application for the Notice of Intent with grading plans submitted
for plan checking. Prior to issuance of a grading or site construction permit, the
applicant shall submit a copy of the proposed Storm Water Pollution Protection
Plan for review by the Public Works Department.
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.
CoaPCRes97-020
Planning Commission Resolution 97- 020
Tentative Tract 28470
March 4. 1997
PROPERTY RIGHTS
5. All easements, rights -of -way and other property rights required of the Tentative
Map or otherwise necessary to facilitate the ultimate use of the development
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 conferral shall include irrevocable offers to
dedicate or grant easements to the City for access to and maintenance,
construction, and reconstruction of all essential improvements which are
located on privately -held lots or parcels.
6. 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 approved alternate rights -of -way
or access easements to those properties.
*7. The applicant shall dedicate public and private 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.
Dedications required of this development include:
*A. 52nd Avenue from the west property boundary to Washington Street
(Primary Arterial) - Fifty -five-foot right-of-way on south side of existing
centerline.
B. 52nd Avenue/Washington Street Intersection - As required by the City
Engineer.
C. 52nd Avenue from Washington Street to east property boundary (Major
Arterial) - Sixty foot right-of-way on south side of existing centerline.
D. Frances Hack Lane (Old 52nd Avenue) from Avenida Bermudas to an
easterly terminus to be determined by fire station access needs - right-
of-way to accommodate applicant's half of a 32-foot-wide street with
cul-de-sac plus an eight foot parkway.
E. Avenida Nuestra from Calle Guatemala to Calle Kalima (Local Street) -
Right-of-way to accommodate the applicant's half of a 32-foot-wide
street.
CoaPCRes97-020 2
Planning Commission Resolution 97- 020
Tentative Tract 28470
March 4, 1997
F. Avenida Bermudas (Secondary Arterial) - Fifty foot half -width right-of-
way along the full frontage of this map.
G. Avenida Bermudas - Easements, as required by the City Engineer, over
the storm drainage system connecting Avenida Bermudas to the on -site
regional stormwater system.
*H. A drainage easement to convey off -site storm water from the storm
drain located on the south side of 52nd Avenue, near Fritz Burns Park,
to the golf course retention area located inside Tract 28470.
*I. Avenida Bermudas, 52nd Avenue, and Lot "0" - Easements for
emergency access drives.
Dedications shall include additional widths as necessary for dedicated right and
left turn lanes, bus turnouts, etc.
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, the applicant shall grant temporary
public access easements to those areas within 60 days of written request by
the City.
8. The applicant shall dedicate 10 foot public utility easements contiguous with
and along both sides of all private streets.
9. The applicant shall create perimeter setbacks, or minimum width as noted,
adjacent to the following street rights -of -way.
A. 52nd Avenue - 20-feet
B. Avenida Bermudas - 10-feet
C. Avenida Nuestra - as necessary to accommodate slope from south
curbline to wall.
Minimum widths may be used as average widths if meandering wall designs are
approved.
CoWCRes97-020
Planning Commission Resolution 97- 020
Tentative Tract 28470
March 4, 1997
For developments with public interior streets, perimeter setback lots shall be
dedicated to the City. For developments with private interior streets, perimeter
setback lots shall remain in private ownership.
Where public sidewalks are required on privately -owned setback lots, the
applicant shall dedicate blanket sidewalk easements over the setback lots.
10. The applicant shall vacate abutter's rights -of -access to 52nd Avenue, Avenida
Bermudas, Frances Hack Lane, Avenida Nuestra, and the access drive from
52nd Avenue to the Fire Station. Access to these streets shall be restricted
to access points approved by the City.
11. The applicant shall dedicate any easements necessary for placement of and
access to utility lines and structures, drainage basins, mailbox clusters, park
lands, and common areas.
12. The applicant shall cause no easements to be granted or recorded over any
portion of this property between the date of approval 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.
*13. Sixty days after recordation of any final map, the applicant/developer shall
process a Lot Line Adjustment along the north property line where it is
contiguous to Lot 5, Block 6 of the Desert Club Tract Unit #2, to provide a five
foot setback for the existing home that abutts the property line. The common
address of the subject property is 51-485 Calle Guatemala.
FINAL MAP(S) AND PARCEL MAP(S)
14. As part of the filing package for final map approval, the applicant shall furnish
accurate AutoCad files of the complete map, as approved the City's map
checker, on storage media and in a program format acceptable to the City
Engineer. The files shall utilize standard AutoCad menu choices so they may
be fully retrieved into a basic AutoCad program.
CoaPCRes97-02n 4
Planning Commission Resolution 97- 020
Tentative Tract 28470
March 4, 1997
IMPROVEMENT PLANS
15. Improvement plans submitted to the City for plan checking shall be submitted
on 24" x 36" media in the categories of "Precise Grading," "Streets & Drainage,"
and "Landscaping." Grading, street and drainage plans shall be prepared by
professional engineers registered to practice in California. Landscaping plans
shall be prepared by licensed landscape architects. All plans except precise
grading plans shall have signature blocks for the City Engineer. Precise grading
plans shall have signature blocks for Community Development Director and the
Building Official. Plans are not approved for construction until they are signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike
paths, gates and entryways, and parking lots.
"Landscaping" plans shall normally include landscape improvements, irrigation,
lighting, and perimeter walls.
Plans for improvements not listed above shall be in formats approved by the
City Engineer.
16. The City may maintain standard plans, details and/or construction notes for
elements of construction. For a fee established by City resolution, the
applicant may acquire standard plan and/or detail sheets from the City.
17. When final plans are approved by the City, and prior to approval of the final
map, the applicant shall furnish accurate AutoCad files of the complete,
approved plans on storage media acceptable to the City Engineer. The files
shall utilize standard AutoCad menu choices so they may be fully retrieved into
a basic AutoCad program. At the completion of construction and prior to final
acceptance of improvements, the applicant shall update the files to reflect as -
constructed conditions including approved revisions to the plans.
IMPROVEMENT AGREEMENT
18. The applicant shall construct improvements and/or satisfy obligations, or
furnish an executed, secured agreement to construct improvements and/or
satisfy obligations required by the City prior to agendization of a final map or
parcel map or issuance of a Certificate of Compliance for a waived Parcel Map.
CoiPCRes97-020 5
Planning Commission Resolution 97- 020
Tentative Tract 28470
March 4, 1997
For secured agreements, security provided shall remain in effect until explicitly
waived, reduced or released by the City regardless of the passage of time,
changes to or expiration of the improvement agreement or failure of the
secured party to make premium payments or fulfill other obligations to the
surety. Reductions and releases of security shall conform with Chapter 13, La
Quinta Municipal Code (LQMC).
Improvements to be made or agreed to shall include removal of any existing
structures or obstructions which are not part of the proposed improvements.
19. If improvements are secured, the applicant shall provide approved estimates of
improvement costs. Estimates shall comply with the schedule of unit costs
adopted by City resolution or ordinance. For items not listed in the City's
schedule, 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. Security is not required for
telephone, gas, or T.V. cable improvements. However, tract improvements
shall not be agendized for final acceptance until the City receives confirmation
from the telephone authority that the applicant has met all requirements for
telephone service to lots within the development.
20. If the applicant desires to phase improvements and obligations required by the
Conditions of Approval and secure those phases separately, a phasing plan
shall be submitted to the Public Works Department for review and approval by
the City Engineer.
The applicant shall complete required improvements and satisfy obligations as
set forth in the approved phasing plan. Improvements and obligations required
of each phase shall be completed and satisfied prior to completion of homes
or occupancy of permanent buildings within the phase unless a construction
sequencing plan for that phase is approved by the City Engineer.
If the applicant fails to construct improvements or satisfy obligations in a timely
manner or as specified in an approved phasing plan, the City shall have the
CoaPCRes97-020 6
Planning Commission Resolution 97- 020
Tentative Tract 28470
March 4, 1997
right to halt issuance of building permits, completion of final inspections on
buildings, or otherwise withhold approvals related to the development of this
project until the applicant makes satisfactory progress on the improvements or
obligations or has made other arrangements satisfactory to the City.
21. If improvements are phased with multiple final maps or other administrative
approvals (Plot Plans, Conditional Use Permits, etc.), off -site improvements and
development -wide improvements (i.e.: retention basins, perimeter walls &
landscaping, gates, etc.) shall be constructed or secured prior to approval of
the first final map unless otherwise approved by the City Engineer.
*22. Prior to agendization of any final map within this development, the applicant
shall pay cash or enter into a secured agreement, approved by the City to pay
for applicant's required share of improvements which have been or will be
constructed by others (participatory improvements).
Participatory improvements for this development include:
A. Intersection of 52nd Avenue and Washington Street - 50% of the cost
to design and construct traffic signals.
B. Avenida Bermudas - 50% of the cost of street and drainage
improvements previously constructed by the City along the Avenida
Bermudas frontage of this development.
C. 52nd Avenue - 100% of the cost of existing street improvements along
the 52nd Avenue frontage of this development.
The applicant's obligations for all or a portion of the participatory
improvements may, at the City's option, be satisfied by participation in a major
thoroughfare improvement program if this development becomes subject to
such a program.
GRADING
23. Graded, 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.
CoaPCRcs97-020 7
Planning Commission Resolution 97- 020
Tentative Tract 28470
March 4, 1997
24. Prior to occupation of the project site for construction purposes, the applicant
shall obtain a Fugitive Dust Control Permit in accordance with Chapter 6.16,
LQMC. The application for the permit shall include a Fugitive Dust Control Plan
and Security, in a form acceptable to the City, in an amount sufficient to
guarantee compliance with the provisions of the permit.
25. The applicant shall comply with the City's Flood Protection Ordinance. The
applicant shall apply for Conditional Letters of Map Revision from FEMA for all
lots near existing special flood hazard areas (SFHAs) within the development
(as shown on the Flood Insurance Rate Maps)• Prior to issuance of any
building permits for these lots, the applicant shall have received Belief Letters
from FEMA for those lots. Prior to final inspection of homes on the lots, the
applicant shall provide FEMA with the required as -built information to receive
FEMA letters removing the structures from the SFHAs.
26. The applicant shall conduct a thorough preliminary geological and soils
engineering investigation and shall submit the report of the investigation ("the
soils report") with the grading plan.
27. Prior to issuance of a grading permit, the applicant shall submit a grading plan
meeting the approval of the City Engineer. The grading plan shall conform 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.
28. The applicant shall obtain approval of the grading plan from Coachella Valley
Water District (CVWD).
29. Building pad elevations on contiguous lots shall not differ by more than three
feet except for lots within this development, but not sharing common street
frontage, where the differential shall not exceed five feet.
If the applicant is unable to comply with the pad elevation differential
requirement, the City will consider and may approve alternatives that preserve
community acceptance and buyer satisfaction with the proposed development.
CoaPCRcs97-020 8
Planning Commission Resolution 97- 020
Tentative Tract 28470
March 4, 1997
30. Prior to issuance of building permits, the applicant shall provide building pad
elevation certifications which are stamped and signed by a California registered
civil engineer or surveyor. The document shall list, by lot number, the pad
elevationls) approved on the grading plan, the as -built elevation(s), and the
difference between the two, if any.
DRAINAGE
31. Stormwater falling on site during the peak 24-hour period of a 100-year storm
shall be retained within the development unless otherwise approved by the City
Engineer. The tributary drainage area shall extend to the centerline of adjacent
public streets.
*32. All storm water exiting the storm drain located on the south side of 52nd
Avenue shall be routed to an acceptable retention area located inside Tract
28470.
33. In design of retention facilities, the maximum percolation rate shall be two
inches per hour. The percolation rate will be considered to be zero unless the
applicant provides site -specific data indicating otherwise.
35. The design of the development shall not cause any increase in flood
boundaries, levels or frequencies in any area outside the development.
36. 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.
37. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route. This drainage shall include the current inflow to the on -site regional
stormwater system from the developed area to the west.
CoiPCRes97-020 9
Planning Commission Resolution 97- 020
Tentative Tract 28470
March 4, 1997
38. If any storm water or nuisance water from this development is proposed to
drain to off -site locations, the applicant may be required to design and install
first -flush storage, oil/water separation devices, or other screening or
pretreatment method(s) to minimize conveyance of contaminants to off -site
locations. Drainage to off -site locations and methods of treatment or screening
shall meet the approval of the City Engineer.
UTILITIES
39. All existing and proposed utilities within or 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.
40. In areas where hardscape surface improvements are planned, underground
utilities shall be installed prior to construction of surface improvements. The
applicant shall provide certified reports of utility trench compaction tests for
approval of the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
41. The City is contemplating adoption of a major 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 may be subject to the provisions of the
ordinance.
If this development is not subject to a major thoroughfare improvement
program, the applicant shall be responsible for all street and traffic
improvements required herein.
*42. The applicant shall reimburse the successors or assigns of Landmark Land
Company, upon written demand with proof of their rights (if any, for the
purpose of this issue) in the amount of $118,275 for the improvements to
52nd Avenue which were previously installed west of the boundary of Tract
24889/24890. If Landmark Land Company or its successors or assigns, have
been reimbursed by the City, the applicant shall reimburse the City for those
costs. If no notification is received within 90-days following the recordation
of the first final map, this condition no longer applies.
CoaPCRes97-020 10
Planning Commission Resolution 97- 020
Tentative Tract 28470
March 4. 1997
*43. Prior to recordation of the first final map for this development, the applicant
shall reimburse or secure reimbursement of the City and/or its redevelopment
district for costs incurred in improvements to 52nd Avenue ($149,040) and
Avenida Bermudas ($246,525). The listed amounts include the cost of storm
drain improvements associated with those street projects.
If the applicant provides security in lieu of reimbursement, the applicant shall
provide the actual cash reimbursement prior to recordation of any final map
which by itself, or in combination with previously -recorded maps under this
tentative map, creates lots or fifty or more percent (50%) of the dwelling units
proposed for this development.
The City shall have the option of accepting additional landscaping and related
street improvements along 52nd Avenue adjacent to Fritz Burns Park, which
would not normally be required as a condition of approval for this project, and
providing a credit against the reimbursements otherwise required under this
Condition in an amount equal to the value of the additional improvements
approved by the City Engineer and installed by the applicant.
*44. The following minimum street improvements shall be constructed to conform
with the General Plan street type noted in parentheses:
*B. OFF -SITE STREETS
1 ). 52nd Avenue from the west property boundary to Washington
Street (Primary Arterial) - Install all remaining improvements for
86-feet curb to curb improvement plus sidewalk, walls along both
sides of the street and a raised landscape median, and
landscaping in setback areas.
2)• 52nd Avenue/Washington Street Intersection - As required by the
City Engineer.
3)• 52nd Avenue from Washington Street to east property boundary
(Major Arterial) - Install all remaining improvements for major
arterial (51-feet half street) on south side, remaining
improvements to existing roadway on north side, sidewalk and
walls along both sides, raised landscape median, and landscaping
in setback areas.
Coal?Ues97-020
Planning Commission Resolution 97- 020
Tentative Tract 28470
March 4, 1997
4). Frances Hack Lane (Old 52nd Avenue) from Avenida Bermudas to
an easterly terminus to be determined by fire station access needs
- Construct 32-feet curb -to -curb local street with landscaping in
parkways.
5). Avenida Nuestra from Calle Guatemala to Calle Kalima (Local
Street) - Construct the south side of a 32-feet curb -to -curb local
street including landscaped setback.
*C. PRIVATE STREETS AND CULS-DE-SAC
*1). Entry street - divided with two 24-feet lanes, unless reduced
widths are approved by the Fire Department.
*2). Primary circulation streets - 36-feet wide
3). Residential - 36 feet wide if double loaded (buildings on both
sides), 32 feet if single loaded
4). Cul de sac curb radius - 38-feet
Bus turnouts, turn lanes, acceleration/deceleration lanes and/or other features
contained in the approved construction plans may warrant additional street
widths or other measures as determined by the City Engineer.
*45. Access points and turning movements of traffic shall be restricted as follows:
A. Main access drive at the intersection of Washington and 52nd Avenue -
Unrestricted. The applicant shall provide stacking room in the
guardhouse lane for a minimum of three entering vehicles.
CoaPCRes97-020 12
Planning Commission Resolution 97- 020
Tentative Tract 28470
March 4, 1997
*B. Emergency access drives from Avenida Bermudas, Frances Hack Lane,
and maintenance yard entry drive - as approved by the Riverside County
Fire Department and the Director of Public works.
*C. (delete)
*D. Maintenance yard access drive. The turning movements at the 52nd
Avenue intersection shall be restricted to right turn movements only.
46. 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.
47. The City Engineer may require improvements extending beyond development
boundaries such as, but not limited to, pavement elevation transitions, street
width transitions, or other incidental work which will ensure that newly
constructed improvements are safely integrated with existing improvements
and conform with the City's standards and practices.
48. Improvement plans shall be prepared for all on- and off -site streets and access
gates. Improvements shall be designed and constructed in accordance with
the LQMC, adopted standard and supplemental drawings and specifications,
and as approved by the City Engineer.
49. 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.
50. All streets proposed to serve residential or other access driveways shall be
designed and constructed with vertical curbs and gutters or shall have other
approved methods to convey nuisance water without ponding in yard or drive
areas and to facilitate street sweeping.
51. Street pavement sections shall be designed using the Caltrans procedure for
a 20-year life and shall consider site -specific data including soil strength and
anticipated traffic loading (including construction and home building activity).
If streets are initially constructed with only a portion of the full thickness of
pavement, the following shall apply:
CoaYCRes97-020 13
Planning Commission Resolution 97- 020
Tentative Tract 28470
March 4, 1997
A. The pavement design shall consider the effect of construction and other
traffic loadings on the partial pavement for the maximum period of time
the applicant desires to delay the final lift.
B. If the delayed lift is less than 1-1/2-inches in thickness, the lift shall not
be placed between October 15 and March 15 unless approved by the
City Engineer.
Minimum structural sections for A.C. pavement shall be as follows:
Residential & Parking Areas 3.0" a.c./4.50" a.b.
Collector 4.0"/5.00"
Secondary Arterial 4.0"/6.00"
Primary Arterial 4.5"/6.00"
Major Arterial 5.5" /6.50"
The applicant shall submit current (no more than two years old) mix designs
for base materials, Portland cement concrete and asphalt concrete, including
complete mix design lab results, for review and approval by the City. For mix
designs over six months old, the submittal shall include recent (no more than
six months old at the time proposed for construction) aggregate gradation test
results to confirm that the mix design gradations can be reproduced in
production of the base or paving material. Construction operations shall not
be scheduled until mix designs are approved.
52. Prior to occupancy of homes or other permanent buildings within the
development, the applicant shall install all street and sidewalk improvements,
traffic control devices and street name signs along open access routes to those
buildings. If on -site streets are initially constructed with only a portion of the
full thickness of pavement, the applicant shall complete the pavement when
directed by the City but in any case prior to final inspections of any of the final
ten percent of homes within the tract (see provisions of above condition on
street pavement sections).
LANDSCAPING AND WALLS
*53. A. Prior to issuance of the Certificate of Occupancy for the clubhouse, the
applicant shall construct a minimum six foot high solid meandering
masonry wall adjacent to Avenida Bermudas, along the south side of
CoaPCRcs97-020 14
Planning Commission Resolution 97- 020
Tentative Tract 28470
March 4, 1997
52nd Avenue, and the portion of the east boundary not abutting the
mountains. These walls shall be in compliance with the location, design,
and materials as approved by the City Council.
B. Prior to issuance of the Certificate of Occupancy for the first residential
unit, a perimeter wall along the north property line shall be constructed
utilizing the following design features:
1. The existing wall design located at the southern terminus of
Washington Street, shall be continued along both sides of
Washington Street and around the corners for a short distance to
be determined by the Community Development Director.
2. Westward from Washington Street, along the north property line,
the applicant shall utilize the approved perimeter wall design to be
constructed along Avenida Bermudas, to the northwest corner,
then proceed southward along the west boundary to the ultimate
right-of-way on the north side of 52nd Avenue.
3. Eastward from Washington Street, along the north property line,
the applicant shall utilize the existing wall design found along the
north side of 52nd Avenue to complete a perimeter wall.
The location, design, and materials on the north property line wall shall be
subject to review and approval of the Community Development Director prior
to recordation of the first final map.
*54. The applicant shall provide landscape improvements in the perimeter setback
areas or lots along Avenida Bermudas, Avenida Nuestra, Frances Hack Lane,
and both sides of 52nd Avenue. The applicant shall maintain the landscape
improvements in the setbacks along 52nd Avenue, Avenida Bermudas and
Frances Hack Lane in perpetuity, or may provide for a Homeowners
Association (HOA) to maintain said land, except for the Avenida Nuestra
Parkway.
55. Landscape and irrigation plans shall be prepared for landscaped lots, landscape
setback areas, common areas, medians, perimeter parkways, and retention
basins. The plans shall be submitted to the Public Works Department for plan
checking. The plans are not approved for construction until they have been
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Planning Commission Resolution 97- 020
Tentative Tract 28470
March 4, 1997
approved by the Community Development Department and signed by the City
Engineer, the Coachella Valley Water District, and the Riverside County
Agricultural Commissioner.
56. Slopes shall not exceed 5:1 within public rights -of -way and 3:1 in landscape
setbacks.
57. 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 five feet of curbs along public streets.
58. The applicant shall ensure that landscaping plans and utility plans are
coordinated to provide visual screening of above -ground utility structures.
PUBLIC SERVICES
59. The applicant shall provide public transit amenities as required by Sunline
Transit and/or the City Engineer which may include a bus turnout 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
60. The applicant shall employ construction quality -assurance measures which
meet the approval of the City Engineer.
61. The applicant shall arrange and bear the cost of measurement, sampling and
testing not included in the City's permit inspection program but which are
required by the City as evidence that materials and their placement comply
with plans and specifications.
62. The applicant shall utilize qualified California -registered civil engineers,
geotechnical engineers, or land surveyors, as appropriate, to provide, or have
their agents provide, sufficient supervision and verification of the construction
to be able to furnish and sign accurate record drawings.
63. 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,"
CoaPCRes97-020 16
Planning Commission Resolution 97- 020
Tentative Tract 28470
March 4, 1997
"As -Built" or "As -Constructed" clearly marked on each sheet and be stamped
and signed by the engineer or surveyor. The applicant shall submit revised
AutoCad files of the improvements as constructed.
MAINTENANCE
64. The applicant shall make provisions for continuous maintenance of
improvements by the creation of a Homeowner's Association (HOA). The
applicant shall maintain off -site public improvements until final acceptance of
improvements by the City Council.
65. The applicant shall provide a recommended maintenance booklet for streets,
landscaping, perimeter walls, drainage facilities, and/or other improvements to
be maintained by the Homeowners Association (HOA). 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
HOA in planning for routine and long term maintenance.
FEES AND DEPOSITS
66. 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 plan checking and permits.
FIRE MARSHAL
67. Schedule (A) fire protection approved Super fire hydrants, (6" x 4" x 2-1/2")
will be located at each street intersection spaced not more than 330 feet apart
in any direction with any portion of any frontage more than 165 feet from a fire
hydrant. Minimum fire flow will be (1,000) g.p.m. for a 2-hour duration at 20
psi. Additional fire flow will be required for multi -family or maintenance use.
68. Prior to recordation of the final map, applicant/developer will furnish one
blueline copy of the water system plans to the Fire Department for
review/approval. Plans will conform to the fire hydrant types, location and
spacing, and the system will meet the fire flow requirements. Plans will be
CoaPCRes97-020 17
Planning Commission Resolution 97- 020
Tentative Tract 28470
March 4, 1997
signed/approved by a registered civil engineer and the local water company
with the following certification: I certify that the design of the water system
is in accordance with the requirements prescribed by the Riverside County Fire
Department."
69. The required water system including fire hydrant will be installed and accepted
by the appropriate water agency prior to any combustible building material
being placed on an individual lot.
70. A temporary water supply for fire protection may be allowed for the
construction of the model units only. Plans for a temporary water system must
be submitted to the Fire Department for review prior to issuance of building
permits.
TRACT AND BUILDING DESIGN
71. This approval does not authorize the construction of a golf clubhouse, cart
barn, half -way house, gatehouse, and a maintenance facility at the general
locations shown on Exhibit A. These buildings' specific locations, design,
height, and size shall be subject to separate Site Development Permit.
72. The development of custom, single-family lots shall be governed by the
following:
A. The applicant shall establish a Design Review Committee to review and
approve all development within Tentative Tract 28470. The main
objectives of this Committee shall be to assure that building architecture,
building materials and colors, building height and setbacks, and
landscaping design follow appropriate design themes throughout the
tract. Procedures and operation of the committee shall be set forth in
the Tract's Conditions, Covenants, and Restrictions (CC & R's) to be
administered by the Homeowner's Association (HOA).
B. Applicant shall establish within the CC&R's site design standards
appropriate to the residential lots, including but not limited to, front, side
and rear setbacks, lot coverage, etc. Standards shall be reviewed and
CoaPCRes97-020 is
Planning Commission Resolution 97- 020
Tentative Tract 28470
March 4, 1997
approved by the Community Development Department as part of its
review of the CC&R's, but to be no less restrictive than the R-L Zone
Standards, as appropriate.
C. Prior to issuance of an occupancy permit for any house within Tentative
Tract 28470, landscaping/ground cover shall be installed and
appropriately maintained. Type of planting, method of installation, and
maintenance techniques shall be subject to plan approval by the
Community Development Department.
D. All roof -mounted equipment shall be screened from view at all sides by
design of the house. All ground -mounted mechanical equipment shall
be screened from view by methods approved by the Community
Development Department.
E. The minimum dwelling unit (living area) size for all residential units shall
be 1,200 square feet (excluding attached or detached parking garage).
F. 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.
G. The architectural style of the project shall be Spanish Colonial,
Southwest Adobe, Pueblo, or other styles approved by the
development's Design Review Board.
H. All roofing material within the project shall be clay or concrete tile barrel.
The color of the roof tiles shall consist of desert hues.
73. Any minor changes in lot mix, sizes, lines, or shapes, or street alignments, shall
be reviewed and approved by the Community Development Department prior
to any final map approvals for recordation.
74. Prior to recordation of final map, hillside conservation easements on Lots 27,
28, 29 and 30 shall be dedicated to the City for all areas located inside the
Hillside Conservation District. The same shall be done for Lots 233, 234, and
235.
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Planning Commission Resolution 97- 020
Tentative Tract 28470
March 4. 1997
75. Prior to recordation of the final map, a Hillside Conservation Easement shall be
dedicated to the City for all the remainder area, Lot 250, within the Hillside
Conservation Overlay District or other options contained in Zoning Code
Section 9.140.40.N.
76. Class II bike lanes shall be installed on the east side of Avenida Bermudas
adjacent to the tract and on both sides of 52nd Avenue between Washington
Street and Avenida Bermudas.
*77. The maximum pad elevation measured at the center of the building pads within
175 feet of Avenida Bermudas shall be: a) no more than one (1) foot higher
than the top of the east curb on Avenida Bermudas, or b) no higher than the
existing elevation at said location prior to December 1, 1996, whichever is
higher.
78. The existing light pole and luminaire located at the 52nd Avenue/Washington
Street intersection shall be removed when the traffic signal is installed.
79. The triangular island in the 52nd Avenue/Washington Street intersection shall
be landscaped.
80. For a distance of 335 feet east of the ultimate right-of-way of Avenida
Bermudas, single family residences shall be restricted to a maximum of 17 feet
in height, excluding any roof projections (chimneys, etc.) which are subject to
the requirements of the Zoning Ordinance, for Lots 85 - 94, 177 - 189, and
209 - 219,
WALLS FENCING SCREENING AND LANDSCAPING
81. Applicant/Developer shall submit final landscape plans 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 Community Development Department,
with subsequent final review and acceptance by the Coachella Valley Water
District prior to landscape construction. Evidence of CVWD acceptance shall
be submitted to the Community Development Department.
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Planning Commission Resolution 97- 020
Tentative Tract 28470
March 4, 1997
82. Adequate provision shall be made for continuous maintenance of all
landscaping and related features by the Homeowner's Association (HOA).
83. All lighting facilities shall comply with Chapter 9.210 (Outdoor Light Control)
and be designated to minimize light and glare impacts to surrounding property.
All lighting to be installed shall be subject to review and approval by the
Community Development Department.
84. The existing trees on the site shall be incorporated into the landscape plan as
required by Certificate of Appropriateness 96-001, and Site Development
Permit 96-599. A tree retention plan shall be submitted to staff as part of the
final landscape plan and prior to any site grading. Citrus trees in the vicinity
of the Hacienda del Gato shall be preserved.
MANAGEMENT
85. Prior to the recordation of the final map, the Applicant shall submit to the
Community Development Director the following documents which shall
demonstrate to the satisfaction of the City that the open space/recreation
areas, common areas, and private streets and drives shall be maintained in
accordance with the intent and purpose of this approval.
A. The document to convey title;
B. Covenants, Conditions, and Restrictions to be recorded; and,
The approved Covenants, Conditions, and Restrictions shall be recorded at the
same time that the final subdivision map is recorded.
A Homeowner's Association, with the unqualified right to assess the owners
of the individual units for reasonable maintenance costs, shall be established
and continuously maintained. The association shall have the right to lien the
property of any owners who default in the payment of their assessments.
Such lien shall not be subordinate to any encumbrance other than a first deed
of trust, provided that such deed of trust is made in good faith and for value
and is of record prior to the lien of the homeowners association.
CwPCaes97-020 21
Planning Commission Resolution 97- 020
Tentative Tract 28470
March 4, 1997
86. Appropriate approvals shall be secured prior to establishing any construction
or sales facilities, and/or signs on the subject property.
87. All historical plaques or monuments which are erected on the property shall be
approved by the La Quinta Historic Preservation Commission prior to
installation. The project CC & R's shall include information on the historical
nature of the site and identify the three subject sites (CA-RIV-1179, CA-RIV-
2823, and CA-RIV-2826) plus information about the Hacienda del Gato
residence.
88. The applicant shall provide verification to the Community Development
Department of the completion of the capping of archaeological site CA-RIV-
1179 by the project archaeologist. A conservation easement for preservation
in perpetuity shall be dedicated to the city of La Quinta shall be recorded over
the capped site.
89. The applicant shall submit plans for street lighting along roads, if any, for
review and approval by the Community Development Department.
90. The requirements of the City's Off -Street Parking Ordinance shall be met
concerning all supplemental accessory facilities (e.g., clubhouse, cart barn,
maintenance facility, etc.)•
91. The applicant shall work with Waste Management of the Desert to implement
provisions of AB 939 and AB 1462. The Applicant 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 steel and aluminum cans.
B. Developer shall provide proper on -site storage facilities within the project
for green waste associated with golf course and common area
maintenance. Compost materials shall be stored for pick-up by Waste
management, or an authorized hauler for transport to an appropriate
facility.
CoDCRes97-020 22
Planning Commission Resolution 97- 020
Tentative Tract 28470
March 4, 1997
C. Curbside recycling service shall be provided in areas where no
centralized trash/recycling bins are provided or utilized.
92. All residences/dwellings are required to have illuminated building address
numbers per the La Quinta Municipal Code.
93. Property lines and perimeter walls for all residential units shall be located at the
top of the graded slope for each parcel.
94. The California Fish and Game Environmental filing fees shall be paid. The fee
is $1,25O plus $78.00 for the Riverside County document processing. This fee
shall be payable to "Riverside County Clerk." The fee shall be paid to the
Community Development Department within 24 hours after review by the City
Council.
95. The applicant shall pay park fees in -lieu of parkland dedication per Chapter
13.48 of the Subdivision Ordinance.
�. •- � • is =i i- ii.= i' - .�_
CoaPCRes97-020 23
Planning Commission Resolution 97- 020
Tentative Tract 28470
March 4, 1997
*97. The applicant shall comply with the mitigation measures contained in the
Mitigation Monitoring Plan attached to Environmental Assessment 96-333.
*98. During grading activities, the project site shall be monitored by a professionally
qualified archaeological monitor. The monitor is authorized to temporarily
divert or stop equipment in order to investigate and mitigate exposed cultural
deposits. A final report of the monitoring activities shall be submitted to the
City's Historic Preservation Commission for review.
CoaPCRes97-020 24