Loading...
PCRES 1998-007F PLANNING COMMISSION RESOLUTION 98-007 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA RECOMMENDING TO THE CITY COUNCIL, APPROVAL OF AMENDMENT #1 TO CONDITION 79 OF TENTATIVE TRACT 28470 TO REDUCE THE HEIGHT RESTRICTION CORRIDOR TO 150-FEET FOR LOTS 86, 182, AND 218 PARALLELING AVENIDA BERMUDAS WITHIN THE TRADITION CLUB CASE NO. TRACT 28470 AMENDMENT #1 TRADITION CLUB ASSOCIATES, LLC WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 24th day of February, 1998, hold a duly noticed Public Hearing to consider an amendment to Condition 79 of Tentative Tract 28470 to reduce the width of the 335-foot wide height restriction corridor to 150-feet wide, generally located at the south terminus of Washington Street and Avenida Bermudas; and, WHEREAS, the Planning Commission did recommend to the City Council approval of Tentative Tract 28470 on March 4, 1997; and, WHEREAS the City Council did approve Tentative Tract 28470 on April 1, 1997; and, WHEREAS, the request for a reduction in width of the height restriction corridor from 335-feet to 150-feet is supported by three line of sight studies that show there is a less than significant impact to the views of the Coral Reef Mountains; WHEREAS, at the Public Hearing held on February 24, 1998, 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 amendment to Tentative Tract Map; and, WHEREAS, at said Public Hearing said amendment was recommended for approval by the La Quinta Planning Commission based on said findings and subject to certain conditions, The design and improvements of the proposed Tentative Tract 28470 Amendment #1 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 story, single family detached custom homes on Lots 85 to 94, 177 to 189, and 209 to 219 within a 150-foot wide, 17-foot high height restriction corridor paralleling Avenida Bermudas; and, 2. Tentative Tract 28470, Amendment #1 is consistent with current standards of the Municipal Zoning Ordinance in that the existing Zoning District is RL (Residential Low Density) with a maximum permitted building height of 28 feet; and, Planning Commission Resolution 98-007 3. Tentative Tract 28470, Amendment #1 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, Amendment #1 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 amendment, or the proposed improvements, are not likely to cause substantial environmental damage, or substantially, and unavoidable injure fish or wildlife, or their habitat, in that Environmental Assessment 98-354, prepared for the amendment, 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 subdivision. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: That the above recitations are true and correct and constitute the findings of said Planning Commission in this case; 2. That it does hereby recommend approval of the above described Tentative Tract Amendment, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 24' day of February, 1998, by the following vote, to wit: AYES: Commissioners Abels, Tyler, Woodard, and Chairman Butler NOES: Commissioners Seaton, Gardner, and Kirk ABSENT: None ABSTAIN: None PALESLIBRes Tract 28470.wpd Planning Commission Resolution 98-007 RI H BUTLER, Chairman City of La Quinta, California ATTEST: P:\LESLIEUtes Tract 28470.wpd PLANNING COMMISSION RESOLUTION 98 -007 CONDITIONS OF APPROVAL - ADOPTED TRACT 28470- AMENDMENT 1 TRADITIONS CLUB ASSOCIATES, LLC FEBRUARY 24, 1998 * Modified by Planning Commission on March 4, 1997 ** Modified by City Council on April 1, 1997 *** Modified by Planning Commission on February 24, 1998 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 Planning Conunission Resolution 98-007 Conditions of Approval - Adopted Tentative Tract 28470 Amendment 1 Tradition Club Associates, LLC February 24, 1998 City's adopted Infrastructure Fee Program in effect at the time of issuance of building permits. 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. T he 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 culde-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. Planning Commission Resolution 98- 007 Conditions of Approval - Adopted Tentative Tract 28470 Amendment I Tradition Club Associates, LLC February 24, 1998 F. Avenida Bermudas (Secondary Arterial) - Fifty foot half -width right-ofway 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. Avenida Bermudas, 52nd Avenue, and Lot 'O' - 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 1 0 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 - 1 0-feet - with the exception of the southwest corner where minimal landscape will be provided between the sidewalk and the wall. **C. Avenida Nuestra - as necessary to accommodate slope from south curbline to wall. **D. Remove the existing sidewalk and replace with a new meandering sidewalk not less than five (5) feet wide and not to exceed six (6) feet wide. For developments with public interior streets,, perimeter setback lots shall be Planning Commission Resolution 98-00 Conditions of Approval -Adopted Tentative Tract 28470 Amendment I Tradition Club Associates, LLC February 24, 1998 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. 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. 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 Planning Commission Resolution 98-007 Conditions of Approval - Adopted Tentative Tract 28470 Amendment 1 Tradition Club Associates, LLC February 24, 1998 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. 11 mi ;19,kvj 4 in I ail, Iu_► 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. For secured agreements, security provided shall remain in effect until explicitly waived, reduced or released by the City regardless o t a passage o 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 Planning Commission Resolution 98-007 Conditions of Approval- Adopted Tentative Tract 28470 Amendment I Tradition Club Associates, LLC February 24, 1998 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 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 finalmapwithin 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. Planning Commission Resolution 98007 Conditions of Approval - Adopted Tentative Tract 28470 Amendment I Tradition Club Associates, LLC February 24, 1998 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 - 1 00% 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. 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. 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. Planning Commission Resolution 98-007 Conditions of Approval -Adopted Tentative Tract 28470 Amendment I Tradition Club Associates, LLC February 24, 1998 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. 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 elevations approved on the grading plan, the as -built elevations, and the difference between the two, if any., 31. Stormwater falling on site during the peak 24-hour period of a 1 00-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 i nside 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. 34. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 35. 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. 36. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief Planning Conunission Resolution 98- 007 Conditions of Approval - Adopted Tentative Tract 28470 Amendment I Tradition Club Associates, LLC February 24, 1998 route. This drainage shall include the current inflow to the on -site regional stormwater system from the developed area to the west. 37. 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. 38. 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. 39. 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. 40. 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 o 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. *41. 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 $ 1 1 8,27 5 for the improvements to 5 2nd 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 Planning Commission Resolution 98- 007 Conditions of Approval - Adopted Tentative Tract 29470 Amendment I Tradition Club Associates, LLC February 24, 1998 costs. If no notification is received within 90-days following the recordation. of the first final map, this condition no longer applies. 42. Prior to recordation of the first final map f or 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 developer is eligible for credits equal to the cost of removing and replacing the sidewalk along Avenida Bermudas as required in Condition 9. 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. 43. 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 Planning Commission Resolution 98-007 Conditions of Approval Adopted Tentative Tract 28470 Amendment I Tradition Club Associates, LLC February 24, 1998 walls along both sides, raised landscape median, and landscaping in setback areas. 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. **B. 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. *44. 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. *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) Planning Commission Resolution 98-007 Conditions of Approval -Ad0 ted m Tentative Tract 28470 Amendment 1 Tradition Club Associates, LLC February 24, 1998 *D. Maintenance yard access drive. The turning movements at the 52nd Avenue intersection shall be restricted to right turn movements only. 45. 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. 46. 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. 47. Improvement plans shall be prepared for all on- and off -site street 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. 48. 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. 49. 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. 50. 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: A. The pavement design -shall consider theeffectof construction and other traffic loadings on the partial pavement for the maximum period of time the applicant desires to delay the final lift. Planning Commission Resolution 9&007 Conditions of Approval- Adopted Tentative Tract 28470 Amendment I Tradition Club Associates, LLC February 24, 1998 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. 51. 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). *52. 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 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. Planning Commission Resolution 98-007 Conditions of Approval - Adopted Tentative Tract 28470 Amendment 1 Tradition Club Associates, LLC February 24, 1998 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 applicant's 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. *53. 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. 54. Landscape and irrigation plans shall be prepared for landscaped lots, landscape setback areas, common areas, medians, perimeter park -ways, 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 approved by the Community Development Department and signed by the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. 55, Slopes shall not exceed 5:1 within public rights -of -way and 3:1 in landscape setbacks. plarming Conunission Resolution 98- 007 Conditions of Approval- Adopted Tentative Tract 28470 Amendment 1 Tradition Club Associates, LLC February 24, 1998 56. 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. 57. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 58. The applicant shall provide public transit amenities as required by Suniine 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. 59. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 60. 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. 61. 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. 62. 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. The applicant shall submit. revised AutoCad files of the improvements as constructed. 63. The applicant shall make provisions for continuous maintenance of Planning Commission Resolution 98-007 Conditions of Approval Adopted Tentative Tract 28470 Amendment 1 Tradition Club Associates, LLC February 24, 1998 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. 64. 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. 65. 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. 66. 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. 67. 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 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." 68. 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. 69. A temporary water supply for fire protection may be allowed for the Planning Commission Resolution 98- 007 Conditions of Approval - Adopted Tentative Tract 28470 Amendment 1 Tradition Club Associates, LLC February 24, 1998 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. M 70. 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. 71. 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 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. Planning Commission Resolution 98-007 Conditions of Approval - Adopted Tentative Tract 28470 Amendment I Tradition Club Associates, LLC February 24, 1998 E. The minimum dwelling unit (living area) size for all residential units she 11 '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. 72. 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. 73. 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. 74. 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. 75. Class 11 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. •76. 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. _ 77. The existing light pole and luminaire located at the 52nd Avenue/Washington Planning Commission Resolution 98-007 Conditions of Approval- Adopted Tentative Tract 28470 Amendment I Tradition Club Associates, LLC February 24, 1998 Street intersection shall be removed when the traffic signal is installed. 78. The triangular island in the 52nd Avenue/Washington Street intersection shall belandscaped. 79.***For a distance of 150 feet east of the ultimate right-of-way of Avenida Bermudas, -single family residences shall be restricted to a maximum of 1 7 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. 80. 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. 81. Adequate provision shall be made for continuous. maintenance of all landscaping and related features by the Homeowner's Association (HOA). 82. All lighting facilities shall comply with Chapter 9.2 1 0 (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. 83. The existing trees on the site shall be incorporated into the landscape plan as required by Certificate of Appropriateness 96-00 1, 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. 84, 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. Planning Commission Resolution 98-007 Conditions of Approval- Adopted Tentative Tract 28470 Amendment I Tradition Club Associates, LLC February 24, 1998 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. 85. Appropriate approvals shall be secured prior to establishing any construction or sales facilities, and/or signs on the, subject property. 86. 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. 87. 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. 88. The applicant shall submit plans for street lighting along roads, if any, for review and approval by the Community Development Department. 89. 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.). 90. 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: Planning Commission Resolution 98-007 Conditions of Approval - Adopted Tentative Tract 28470 Amendment 1 Tradition Club Associates, LLC February 24, 1998 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. C. Curbside recycling service shall be provided in areas where no centralized trash/recycling bins are provided or utilized. 91. All residences/dwellings are required to have illuminated building address numbers per the La Quinta Municipal Code. 92. Property lines and perimeter walls for all residential units shall be located at the top of the graded slope for each parcel. 93. The California Fish and Game Environmental filing fees shall be paid. The fee is $1,250 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. 94. The applicant shall pay park fees in -lieu of parkland dedication per Chapter 13.48 of the Subdivision Ordinance. *95. The applicant shall comply with the mitigation measures contained in the Mitigation Monitoring Plan attached to Environmental Assessment 96-333. *96. 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. 97. Developer agrees to indemnify; defend and hold harmless the City of La Quinta in the event of any legal claim or litigation arising out of the city's approval of the MND; the Conditional Use Permit, and/or the Tract Map for this project.