PCRES 1998-046PLANNING COMMISSION RESOLUTION 98-046
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF 200 SINGLE FAMILY
AND OTHER COMMON LOT SUBDIVISION ON 133.42
ACRES LOCATED AT THE SOUTHEAST CORNER OF
MADISON STREET AND AIRPORT BOULEVARD
CASE NO.: TENTATIVE TRACT MAP 28838
APPLICANT: KSL LAND CORPORATION
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 23rd day of June, 1998, hold a duly noticed Public Hearing for KSL Land
Corporation for development of 200 single family residential and other common lot
subdivision on 133+ acres, generally located at the southeast corner of Madison
Street and Airport Boulevard, more particularly described as:
Being a subdivision of Lots 20-32, 41 and 43 of Tract No.
21643 as filed in Book 203, Page 37-50, City of La Quinta,
County of Riverside, State of California (APN: 761-500-
001-010, 761-500-012 and 013, and 761-510-001-009)
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Planning Commission did make the following mandatory findings recommending
approval of said Tentative Tract Map 28838:
Finding Number 1 - Consistency with General Plan:
A. The property is designated Low Density Residential (LDR). The Land
Use Element of the General Plan allows residential land uses. The
project is consistent with the goals, policies and intent of the La Quinta
General Plan Land Use Element (Chapter 2) because attached and
detached residential units are proposed. The project, as conditioned, is
consistent with the goals, objectives, and policies of the General Plan
Circulation Element.
Finding Number 2 - Consistency with Specific Plans 83-002 (Amendment #3) and 90-
017 and City Zoning Ordinance:
A. The proposed single family lots exceed the minimum size requirement of
6,500 square feet. Specific Plan 83-002 allows 5,000 houses and SP
90-017 allows 880 houses oriented around golf courses and other resort
commercial land uses. The proposed 200 residential lots are consistent
with and will not negatively impact the overall growth and development
of PGA West.
RESOPCTTM 28838-25
Planning Commission Resolution 98-046
Tentative Tract Map 28838
June 23, 1998
B. The proposed single family lots are consistent with the City's Zoning
Code in that development standards and criteria contained in the PGA
West Specific Plans supplement and/or replace those in the City's
Zoning Code. Detached (or attached) single family houses will be built
as required. Conditions are recommended ensuring compliance with
both the PGA West Specific Plans and Zoning Code.
Finding Number 3 - Compliance with the California Environmental Quality Act:
A. Tentative Tract Map 28838 is within Specific Plans 83-002 and 90-017.
The project is exempt from the California Environmental Quality Act per
Public Resources Code Section 65457(a). Environmental Impact Reports
(State Clearinghouse Numbers 83062922 and 90020727) were certified
by the City Council in 1984 and 1991 for each specific plan,
respectively. No changed circumstances, or conditions, exist which
would trigger the preparation of a subsequent Environmental Impact
Report pursuant to Public Resources Code 21166.
Finding Number 4 - Site and Landscape Design:
A. The proposed site design conforms with the design guidelines identified
in SP 83-002 and 90-017 and provides a harmonious transition between
other approved residential houses in PGA West.
B. The proposed common landscaping will be privately maintained. The
landscape design complements the surrounding residential areas in that
it enhances the aesthetic and visual quality of the area.
C. The site is physically suitable for the proposed land division.
Finding Number 5 - Site Improvements:
A. Stormwater runoff will be diverted to the existing golf course to ensure
off -site properties are not impacted from seasonal storms.
B. The proposed private street serves all proposed lots and connects to
other existing streets in the PGA West development. Internal access is
provided as required ensuring public safety vehicles proper access to
this residential area.
C. Infrastructure improvements such as gas, electric, sewer and water will
be extended to service the site in underground facilities as planned
under the Specific Plans. No adverse impacts have been identified
based on letters of response from affected public agencies.
RESOPCTTM 28838-25
Planning Commission Resolution 98-046
Tentative Tract Map.28838
June 23, 1998
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1 . That the above recitations are true and constitute the findings of the Planning
Commission in this case;
2. That it does hereby require compliance with those mitigation measures required
for Specific Plans 83-002 and 90-017, as amended;
3. That it does hereby confirm the conclusion that the Environmental Impact
Reports for the Specific Plans 83-002 and 90-017, as amended, assessed the
environmental concerns of this tentative tract; and,
4. That it does recommend approval to the City Council of Tentative Tract Map
28838 for the reasons set forth in this Resolution and subject to the attached
conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on the 23rd day of June, 1998, by the
following vote, to wit:
AYES: Commissioners Abels, Kirk, Seaton, Tyler, and Chairman Butler.
NOES: Commissioner Woodard.
ABSENT: Commissioner Gardner.
ABSTAIN: None
jRI�C BUTLER, Chairman
City of La Quinta, California
ATTEST:
J-EIWY�HERM,AN, Community Development Director
Ci of La Q ta, California
RFSOPC rrM 28838-25
PLANNING COMMISSION RESOLUTION 98-046
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 28838
KSL LAND CORPORATION
JUNE 23, 1998
+ Modified by the Planning Commission on June 23, 1998
CONDITIONS OF APPROVAL
Upon their approval by the City Council, the City Clerk is directed to file these Conditions
of Approval with the Riverside County Recorder for recordation against the properties to
which they apply (i.e., Assessor's Parcel Numbers 761-500-001 thru 010, 761-500-012 and
-013, 761-510-001 thru 009).
This approval shall expire and become null and void within two years of approval unless
an extension of time is granted according to the requirements of Section 13.12.150 of the
Subdivision Ordinance.
Tentative Tract Map 28838 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.
4. 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
• Coachella Valley Unified School District
• Coachella Valley Water District
• 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.
The applicant shall comply with applicable provisions of the City's NPDES stormwater
discharge permit. For projects requiring project -specific 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.
CONDTTM28838(Reilly)-25 Page 1 of 13
P—R9PERTY RLGHTS
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 parcel
map or a waiver of parcel 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. Prior to approval of a final map, parcel map or grading plan and prior to issuance of a
grading permit, the applicant shall furnish proof of temporary, or permanent, easements
or written permission, as appropriate, from owners of any abutting properties on which
grading, retaining wall construction, permanent slopes, or other encroachments are to
occu r.
7. 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, or notarized letters of consent from the property owners.
8. 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.
9. Dedications required of this development include
A. Madison Street - Fifty-five feet (55') right-of-way on east side of existing centerline,
from the south boundary of Tract Map 21643 to the south boundary of this Tentative
Map.
B. Airport Boulevard - Fifty-five foot half of one -hundred -ten foot right of way along the
frontage of this development.
Dedications shall include additional widths as necessary for dedicated right and left turn
lanes, bus turnouts, and other features contained in the approved construction plans.
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.
10. The applicant shall dedicate 10-foot public utility easements contiguous with and along
both sides of all private streets.
11. The applicant shall create perimeter setback lots, of minimum width as noted, adjacent to
the following street rights of way:
CONDTTM28838(Reilly)-25 Page 2 of 13
A. Madison Street - Twenty feet (20'), from the south boundary of Tract Map 21643 to
the south boundary of this Tentative Map.
B. Airport Boulevard - Twenty feet along the frontage of this development.
Minimum widths may be used as average widths if meandering wall designs are approved.
Required setback areas or lots shall apply to all existing and proposed street frontage of
the parcel, or parcels being subdivided including, but not limited to, remainder parcels and
lots dedicated or deeded to others such as water well and power substation sites.
Where public sidewalks or equestrian trails are placed on privately -owned setback lots, the
applicant shall dedicate blanket easements over the setback lots.
12. The applicant shall vacate abutter's rights of access to the following streets from lots
abutting the streets:
A. Madison Street
B. Airport Boulevard
Direct access to these streets shall be restricted to those access points as approved by the
City.
13. The applicant shall dedicate any easements necessary for placement of and access to,
utility lines and structures, drainage basins, mailbox clusters, and common areas.
14. 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.
►MA u_' �►� u_'
15. Prior to approval of a final map, the applicant shall furnish accurate AutoCad files of the
complete map, as approved by 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.
If the map was not produced in AutoCad or a file format which can be converted to
AutoCad, the City Engineer may accept raster -image files of the map.
16. Improvement plans submitted to the City for plan checking shall be submitted on 24" x 36"
media in the categories of "Rough Grading," "Precise Grading," "Streets & Drainage," and
"Landscaping." 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.
CONDTTM28838(Reilly)-25 Page 3 of 13
"Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates
and entryways, and parking lots. If water and sewer plans are included on the street and
drainage plans, the plans shall have an additional signature block for the Coachella Valley
Water District (CVWD). The combined plans shall be signed by CVWD prior to their
submittal for the City Engineer's signature.
"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.
17. 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.
18. 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.
If the plans were not produced in AutoCad or a file format which can be converted to
AutoCad, the City Engineer may accept raster -image files of the plans.
MIM -;• u ► u ► 1
19. 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 approval of a final map, or parcel map, or issuance of a
certificate of compliance for a waived parcel map. For secured agreements, security
provided, and the release thereof, shall conform with Chapter 13, 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.
20. 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.
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
CONDTTM28838(Reilly)-25 Page 4 of 13
improvements (e.g., retention basins, perimeter walls & landscaping, gates) shall be
constructed, or secured, prior to approval of the first final map unless otherwise approved
by the City Engineer. 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 phasing plan is approved by the City Engineer.
22. The applicant shall pay cash or provide security in guarantee of cash payment 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. Madison Street and Airport Boulevard - 25% of the cost to design and construct traffic
signal improvements.
B. Madison Street and Gated Entry (Street "L") - 50% of the cost to design and construct
traffic signal improvements.
C. Airport Boulevard - 50% of the cost to design and construct an eighteen foot (18')
wide raised, landscaped median in that portion adjacent to this Tentative Map.
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.
24. Prior to occupation of the project site for construction purposes, the applicant shall submit
and receive approval of a Fugitive Dust Control plan prepared in accordance with Chapter
6.16, LQMC. In accordance with said Chapter, the applicant shall furnish security, in a
form acceptable to the City, in an amount sufficient to guarantee compliance with the
provisions of the permit.
25. The applicant shall comply with the City's Flood Protection Ordinance.
26. The applicant shall furnish a thorough preliminary geological and soils engineering report
(the "soils report") with the grading plan.
27. A grading plan shall be prepared by a registered civil engineer and must meet the approval
of the City Engineer prior to issuance of a grading permit. The grading plan shall 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.
CONDTTM28838(Reilly)-25 Page 5 of 13
28. The applicant shall endeavor to minimize differences in elevation at the interface of this
development with abutting properties and of separate tracts and lots within this
development. Building pad elevations on contiguous lots shall not differ by more than
three feet except for lots within a tract, but not sharing common street frontage, where the
differential shall not exceed five feet. If compliance with this requirement is impractical, the
City will consider and may approve alternatives which minimize safety concerns,
maintenance difficulties and neighboring -owner dissatisfaction with the grade differential.
29. Prior to issuance of building permits, the applicant shall provide a separate document,
bearing the seal and signature of a California registered civil engineer or surveyor, that lists
actual building pad elevations for the building lots. The document shall list the pad
elevation approved on the grading plan, the as -built elevation, and the difference between
the two, if any. The data shall be organized by lot number and shall be listed cumulatively
if submitted at different times.
30. The design of the development shall not cause any increase in flood boundaries, levels,
or frequencies in any area outside the development.
31. Stormwater falling on site during the peak 24-hour period of a 100-year storm (the design
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. Stormwater shall normally be retained in common retention basins. Individual -lot basins
or other retention schemes may be approved by the City Engineer for lots 2'/z acres in size,
or larger, or where the use of common retention is determined by the City Engineer to be
impracticable. If individual lot retention is approved, the applicant shall meet all individual -
lot retention provisions of Chapter 13.24, LQMC.
33. Storm flow in excess of retention capacity shall be routed through a designated overflow
outlet and into the historic drainage relief route.
34. Storm drainage historically received from adjoining property shall be received and retained
or passed through into the historic downstream drainage relief route.
35. 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.
36. Retention basin slopes shall not exceed 3:1. If retention is on individual lots, the retention
depth shall not exceed two feet. If retention is in one or more common retention basins,
the retention depth shall not exceed six feet.
37. + Nuisance water shall be retained on site. A trickling sand filter and leachfield of a design
approved by the City Engineer shall be installed to percolate nuisance water. The sand
filter shall be sized to percolate 3.5 gallons per house per hour. The leach field line(s) shall
be sized to percolate 20 gallons per house per day. As an alternative, nuisance water may
be directed to adjacent lake(s), provided easements as needed are recorded.
CONDTTM28838(Reilly)-25 Page 6 of 13
38. In developments for which security will be provided by public safety entities (e.g., the
Riverside County Sheriffs Department), all areas of common retention basins shall be
visible from the adjacent street(s). No fence or wall shall be constructed around retention
basins except as approved by the Community Development Director and the City
Engineer.
39. If the applicant proposes drainage of stormwater from a design storm directly or indirectly
to public waterways, the applicant and, subsequently, the Homeowners' Association shall
be responsible for any sampling and testing of the development's effluent which may be
required under the City's NPDES Permit, or other city- or area -wide pollution prevention
program and for any other obligations and/or expenses which may arise from the such
discharge of the development's stormwater or nuisance water. The tract CC & R's shall
reflect the existence of this potential obligation.
UTJLLTJ ES
40. All existing and proposed utilities within or, adjacent to the proposed development shall be
installed underground. Power lines exceeding 34.5 kv are exempt from this requirement.
41. 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 by the City Engineer.
42. 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.
43. The following minimum street improvements shall be constructed to conform with the
General Plan street type noted in parentheses:
A. OFF -SITE STREETS
1) Madison Street (Primary Arterial - 110' right-of-way) - Construct the east three -
quarter's (3/4) of full right-of-way improvements along the frontage of this
Tentative Map, consisting of: half width street improvements (east of centerline)
with a six foot (6') wide meandering sidewalk; an eighteen foot (18') wide,
raised, landscaped median; and a sixteen foot (16') wide southbound lane
adjacent to the west side of the median.
2) Airport Boulevard (Primary Arterial -110' right-of-way) - Construct the south half
('/2) of full right of way improvements along the frontage of this Tentative Map,
consisting of: half width street improvements (south of centerline) with a six foot
(6') wide meandering sidewalk. The eighteen foot (18') wide, raised, landscaped
median is deferred for construction by others.
B. PRIVATE STREETS AND CULS DE SAC
CONDTTM28838(Reilly)-25 Page 7 of 13
1) Residential - 36 feet wide if double loaded (building lots on both sides), 32 feet
if single loaded
2) Collector (2300 homes or 3,000 vehicles per day) - 40 feet wide
3) Cul de sac curb radius - 45 feet
C.+ EQUESTRIAN TRAIL - The applicant shall construct an equestrian trail along the
Madison Street frontage. The location and design of the trail shall be approved by
the City. A split rail fence shall be constructed to separate the equestrian trail from
the pedestrian sidewalk and perimeter wall in accordance with Section 9.140060 E.
3. a.
Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, bus
turnouts, dedicated turn lanes, and other features contained in the approved
construction plans may warrant additional street widths as determined by the City
Engineer.
44. Access points and turning movements of traffic shall be restricted as follows:
A. Full turning movements shall be allowed at the main gated entrance (Street "L")
located on the east side of Madison Street, approximately one-half mile south of
Airport Boulevard.
45. Improvements shall include all appurtenances such as traffic signs, channelization
markings and devices, 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 for all on- and off -site streets and access gates shall be prepared by
registered professional engineer(s) authorized to practice in the State of California.
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 culs de sac, 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 and to facilitate street sweeping.
50. Street pavement sections shall be based on a Caltrans design for a 20-year life and shall
consider soil strength and anticipated traffic loading (including site and building
construction traffic). The minimum pavement sections shall be as follows:
CONDTTM28838(Reilly)-25 Page 8 of 13
Residential & Parking Areas 3.0" a.c./4.50" a.b.
Collector 4.0"/5.00"
Secondary Arterial 4.0"/6.00"
Primary Arterial 4.576.00"
Major Arterial 5576.50"
The listed structural sections are minimums, not defaults. Street pavement sections shall
be designed using Caltrans design procedures with site -specific data for soil strength and
traffic volumes.
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. Final inspection and occupancy of homes or other permanent buildings within the
development will not be approved until the homes or permanent buildings, have improved
access, including street and sidewalk improvements, traffic control devices and street
name signs, to publicly -maintained streets. 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.
LANDSCAP11NICLERIMETER WALLS
52. Perimeter walls and required landscaping for the entire perimeter to be enclosed shall be
constructed prior to final inspection and occupancy of any homes within the tract unless
a phasing plan, or construction schedule, is approved by the City Engineer.
53. The applicant shall provide landscape improvements in the perimeter setback areas or lots
adjacent to the frontage of this Tentative Map along Madison Street and Airport Boulevard.
The landscape improvements for Madison Street shall be designed to comply with Policy
3-4.1.6 of the General Plan (i.e., Agrarian Image Corridor).
54. Landscape and irrigation plans for landscaped lots, landscape setback areas, medians,
common retention basins, and park facilities shall be prepared by a licensed landscape
architect and comply with Chapter 8.13 of the Municipal Code.
Landscape and irrigation plans shall be approved by the Community Development
Department. Landscape and irrigation construction plans shall be submitted to the Public
Works Department for review and approval by the City Engineer. The plans are not
approved for construction until they have been approved and signed by the City Engineer,
the Coachella Valley Water District, and the Riverside County Agricultural Commissioner.
55. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside
the right of way unless otherwise approved by the City Engineer.
COND17M28838(Reilly)-25 Page 9 of 13
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
5-feet of curbs along public streets.
57. Unless otherwise approved by the City Engineer, common basins and park areas shall be
designed with grades and turf grass surface which can be mowed with standard tractor -
mounted equipment.
58. The applicant shall ensure that landscaping plans and utility plans are coordinated to
provide visual screening of above -ground utility structures.
59. The developer and subsequent property owner shall continuously maintain all required
landscaping in a healthy and viable condition as required by Section 9.60.240 (E3) of the
Zoning Ordinance.
60. The applicant shall provide public transit amenities along Madison Street and Airport
Boulevard as required by Sunline Transit and/or the City Engineer. These amenities may
include, as a minimum, a bus turnout location and passenger waiting shelter. The location
and character of the turnout and shelter shall be as determined by Sunline Transit and the
City Engineer.
: • ►1914
61. The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
62. The subdivider 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 to
provide evidence that materials and their placement comply with plans and specifications.
Testing shall include a retention basin sand filter percolation test, as approved by the City
Engineer, after required tract improvements are complete and soils have been
permanently stabilized.
63. The applicant shall employ, or retain, California registered civil engineers, geotechnical
engineers, or surveyors, as appropriate, who will provide, or have their agents provide,
sufficient supervision and verification of the construction to be able to furnish and sign
accurate record drawings.
64. Upon completion of construction, the applicant shall furnish the City reproducible record
drawings of all plans which were signed by the City Engineer. Each sheet of the drawings
shall have the words 'Record Drawings, As -Built' or "As -Constructed" clearly marked on
each sheet and be stamped and signed by the engineer or surveyor certifying to the
accuracy of the drawings. The applicant shall revise the plan computer files previously
submitted to the City to reflect the as -constructed condition.
CONDTTM28838(Reilly)-25 Page 10 of 13
MAINTENANCE
65. The applicant shall make provisions for continuous and perpetual maintenance of all
required improvements unless and until expressly released from said responsibility by the
City.
66. Fire hydrants in accordance with Coachella Valley Water District Standard W-33 shall be
located at each street intersection paced not more than 330 feet apart in any direction with
no portion of any lot frontage more than 165 feet from a fire hydrant. Minimum fire flow
shall be 1,500 g.p.m. for a 2-hour duration at 20 psi. Blue dot reflectors shall be mounted
in the middle of streets directly in line with fire hydrants.
67. Applicant/developer will provide written certification for the appropriate water company that
the required fire hydrant(s) are either existing or that financial arrangements have been
made to provide them.
68. Prior to recordation of the final map, applicant/developer shall furnish one blueline copy
of the water system plans to the Fire Department for review/approval. Plans shall conform
to the fire hydrant types, location and spacing, and the system will meet the fire flow
requirements. Plans will be signed and approved by the registered Civil Engineer and the
local water company with the following certification: " t 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 hydrants will be installed and accepted by the
appropriate water agency prior to any combustible building materials 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.
71. Prior to the issuance of the 361h building permit, the developer shall provide alternative or
secondary (temporary) access to the project for emergency vehicles. The location and
design of the temporary accessway shall be approved by the City Engineer. Gated access
may be permitted.
72. Gate entrances shall be at least two feet wider than the width of the traffic lane(s) serving
that gate. All gates providing access from a road to a driveway shall be located at least
30-feet from the roadway and shall open to allow a vehicle to stop without obstructing
traffic on the road. Where a one-way road with a single traffic lane provides access to a
gate entrance, a 40-foot turning radius shall be used. Gates shall be power operated and
equipped with a Fire Department override system consisting of Knox Key Operated
switches, series KS-2P with dust cover, mounted per recommended standard of the Knox
Company. Improvement plans for the entry street and gates shall be submitted to the Fire
Department for review and approval prior to installation.
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FEES-ANa_DFPQS I_T-S
73. 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.
74. School impacts shall be mitigated in accordance with the provisions of AB 1600, Section
53080 and 65995 of the Government Code, or the them existing legislation and/or local
ordinances adopted pursuant thereto, or any applicable Mitigation Agreement entered into
by the developer and the Coachella Valley Unified School District. In addition, the City,
developer and District shall cooperate in exploring alternatives to provide lands or facilities
to the District, through joint use agreements, dedications, or Mello -Roos District formation.
75. 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.
76. Plan check fees required by the Riverside Country Fire Department shall be paid when
plans are submitted for review and approval.
77. Prior to final map approval, parkland mitigation fees for houses within SP 90-017 shall be
paid to the Community Development Department.
MLSCFL _ANEOUS
78. All public agency letters received for this case are made part of the case file documents
for plan checking purposes.
79. Applicable conditions of Specific Plans 83-002 (Amendment #3) and 90-017 as amended
shall be met prior to building permit issuance.
80. The layout and design of the permanent tract access gates shall be approved by the
Community Development Department after review and approval by the Fire Department.
81. The project's Homeowners' Association (HOA) will be organized to administer and
maintain common open space, private roads, security, and architectural consistency
pursuant Section 12.0 (Phasing and Implementation) of SP 90-017 and as required by SP
83-002.
82. On -site signs (temporary or permanent) shall comply with Chapter 9.160 of the Zoning
Ordinance. Permanent tract identification signs shall be approved by the Planning
Commission prior to installation.
83. Temporary on -site sales facilities are subject to the requirements of Section 9.60.250 of
the Zoning Code (i.e., Minor Use Permit).
84. Detached guest houses within the tract shall comply with the requirements of Section
9.60.100 of the Zoning Ordinance.
CONDTTM28838(Reilly)-25 Page 12 of 13
85. Prior to building permit issuance, housing plans shall be reviewed and approved by the
Planning Commission pursuant to Sections 9.210.010 (Site Development Permit) and
9.60.300 (Compatibility Review) of the Zoning Code.
86. + Prior to the issuance of a Certificate of Occupancy for the 36`h housing unit, permanent
restroom buildings for maintenance workers shall be constructed, if they do not exist at that
time. A minimum of two common area restroom buildings shall be provided.
87. Developer (or property owner) 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
this project. The City of La Quinta shall have the right to select its defense counsel in its
sole discretion.
CONDTTM28838(Reilly)-25 Page 13 of 13