PCRES 1999-026PLANNING COMMISSION RESOLUTION 99-026
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING A TIME
EXTENSION OF THE DESIGN GUIDELINES AND
DEVELOPMENT STANDARDS FOR A MASTER PLANNED
COMMUNITY OF 277 HOUSING UNITS ON 331 ACRES
(SPECIFIC PLAN 94-025) LOCATED APPROXIMATELY
2,600 FEET SOUTH OF AVENUE 58 AND DIVIDED BY THE
FUTURE EXTENSION OF JEFFERSON STREET
CASE NO.: SPECIFIC PLAN 94-025
APPLICANT: JOHN GREEN, ET AL.
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 13th day of April, 1999, hold a duly noticed Public Hearing for an
extension of time for design guidelines and development standards for a master
planned community of 277 housing units on 331 acres, generally located
approximately 2,600-feet south of Avenue 58 and divided by the future extension of
Jefferson Street, more particularly described as:
Portion of South % of Section 29, Township 6S, Range 7E,
S.B.B.M. (APN: 761-030-001)
WHEREAS, the City Council of the City of La Quinta, California, did on
the 6h day of June, 1995, approve Specific Plan 94-025 and certify its accompanying
EIR (State Clearinghouse No. 94112047) permitting design guidelines and
development standards for development of 277 single family houses on 331 acres by
adoption of Resolution 95-37.
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; and
2. That it does hereby approve an extension of time for SP 94-025 for the
reasons set forth in this Resolution and subject to the attached conditions.
RESOPCSP25 Gr. - 32
Planning Commission Resolution 99-026
Specific Plan 94-025 (Extension #1)
John Green, at al.
April 13, 1999
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on this 13a' day of April, 1999, by the
following vote, to wit:
AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman Tyler.
NOES: None
ABSENT: None
ABSTAIN: None
ROBERT T. TYLER, Chairman
City of La Quinta, California
ATTEST:
JEWPY HERMAN,-Community Development Director
City/of La Quinta, California
RESOPCSP25 Gr. - 32
PLANNING COMMISSION RESOLUTION 99-026
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 94-025 (TIME EXTENSION #1)
APRIL 13, 1999
KAN-TiMm
Specific Plan 94-025 shall comply with the requirements and standards of the State
Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless
otherwise modified by the following conditions.
2. The development shall comply with Exhibit "A" of Specific Plan 94-025 and those
exhibits contained in the Final EIR and the following conditions, which shall take
precedence in the event of any conflicts with the provisions of the Specific Plan.
3. Exterior lighting for the project shall comply with Section 9.60.160 (Outdoor
Lighting) of the Zoning Ordinance.
4. On -site construction shall comply with all local and State Building Code
requirements as determined by the Building and Safety Director.
5. Applicant/developer shall work with Waste Management of the Desert to implement
provisions of AB 939 and AB 1462. The applicant/developer is required to work
with Waste Management in setting up waste collection and recycling programs for
this project.
6. If the applicant desires to phase improvements and obligations required by the
Conditions of Approval, phasing plans shall be submitted to the Public Works
Department for review and approval by the City Engineer. The phasing plans are
not approved until they are signed by the City Engineer.
The applicant shall complete required improvements and satisfy obligations in the
order of the approved phasing plan. Improvements and obligations required of
each phase shall be complete and satisfied prior to completion of homes or
occupancy of permanent buildings within the phase unless a sub -phasing plan is
approved by the City Engineer.
7. Prior to the issuance of a grading or building permit for construction of any building
or use contemplated by this approval, the applicant shall obtain permits and/or
clearances from the following public agencies:
Fire Marshal
Public Works Department (Grading Permit, Improvement Permit)
Community Development Department
MCAR0LYMC0A-SrA4125.wpd-33 Page 1 of 17
Planning Commission Resolution 99-026
Conditions of Approval - Adopted
Specific Plan 94-025 (Ext. #1)
April 13, 1999
* Riverside County Environmental Health Department
" Desert Sands and Coachella Valley Unified School Districts
Coachella Valley Water District (CVWD)
Imperial Irrigation District (IID)
General Telephone
California Regional Water Quality Control Board (NPDES Permit)
MediaOne
Sunline Transit
The applicant is responsible for any requirements of the permits or clearances from
those jurisdictions. If the requirements include approval of improvement plans,
applicant shall furnish proof of said approvals prior to obtaining City approvals and
signatures on the plans.
Evidence of permits or clearances from the above jurisdictions shall be presented
to the Building and Safety Department at the time of the application for a building
permit for the use contemplated herewith.
8. 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.
ENVIRONMENTAL
9. The Specific Plan Draft and Final EIR shall be used in the review of all project
proposals in the Specific Plan 94-025 area. Said mitigation measures are hereby
incorporated into these conditions by reference.
DEVELOPMENT STANDARDS
10. Any proposed entry gates and guard houses shall be subject to Site Development
Permit reviews to insure adequate stacking/queuing space, fire access, pursuant
to Section 9.210.010 of the Zoning Ordinance.
11. Houses adjacent to Jefferson Street shall comply with Section 9.50.020 of the
Zoning Ordinance.
12. All dwelling units shall have a minimum two car garage measuring 20-feet by 20-
feet interior clear space. All houses having four bedrooms or more shall be
required to have three car garages pursuant to Chapter 9.150 of the Zoning
Ordinance.
nCAR0LY?AC0A-SP940 WPd•SS Page 2 of 17
Planning Commission Resolution 99-026
Conditions of Approval - Adopted
specific Plan 94-025 (Ext. #1)
April 13, 1999
13. All residences/dwellings are required to have illuminated building address numbers
per the La Quinta Municipal Code.
14. All easements, rights -of -way and other property rights necessary to facilitate the
ultimate use of the subdivision and functioning of improvements shall be dedicated,
granted or otherwise conferred, or the process of said dedication, granting, or
conferral shall be ensured, prior to approval of a final map or filing of a Certificate
of Compliance for waiver of a final map. The conferral shall include irrevocable
offers to dedicate or grant easements to the City for access to and maintenance,
construction, and reconstruction of all required improvements which are located on
privately -held lots or parcels.
15. If the applicant proposes vacation or abandonment of any existing rights -of -way or
access easements which will diminish access rights to any properties owned by
others, the applicant shall provide to those properties alternate rights -of -way or
access easements on alignments approved by the City Council.
16. The applicant shall dedicate public street right-of-way and utility easements in
conformance with the City's General Plan, Municipal Code, applicable specific
plans, and as required by the City Engineer.
Dedication required of this development include:
A. Jefferson Street - Full -width right-of-way pursuant to the Jefferson Street
Alignment Plan made part of/or adopted with General Plan Amendment 95-
048.
Dedications shall include additional widths as necessary for dedicated right and left
turn lanes, bus turnouts, etc.
The applicant shall dedicate street rights -of -way prior to required approvals of any
proposed subdivision or improvements to land within the specific plan boundaries.
If the City Engineer determines that public access rights to proposed street rights -
of -way shown on the tentative map are necessary prior to approval of final maps
dedicating the rights -of -way, then developer shall grant temporary public access
easements to those areas within 60-days of written request by the City.
MCAROLVACOA-SPHIM-WO.33 Page 3 of 17
Planning commission Resolution 99-026
Conditions of Approval - Adopted
Specific Plan 94-025 (Ext. #1)
April 13, 1999
17. The applicant shall dedicate 10-foot wide public utility easements contiguous with
and along both sides of all private streets.
18. The applicant shall create perimeter setbacks along public rights of way as follows
(listed setback depth is the average depth if meandering wall design is approved):
Jefferson Street - 20 feet
The setback requirement applies to all frontage including, but not limited to,
remainder parcels and sites dedicated for utility purposes.
Where sidewalks, bike paths, and/or equestrian trails are required, the applicant
shall dedicate blanket easements over the setback lots for those purposes.
19. The applicant shall vacate vehicle access rights to Jefferson Street from lots
abutting the street. Access to the development from Jefferson Street shall be
restricted to that shown on the "Circulation" diagram in the specific plan.
20. The applicant shall dedicate easements necessary for placement of and access to
utility lines and structures, park lands, drainage basins, common areas, and mailbox
clusters.
21. The applicant shall cause no easements to be granted or recorded over any portion
of this property between the date of approval of this specific plan by the City
Council and the date of recording of any final map(s) covering the same portion of
the property unless such easements are approved by the City Engineer.
IMPROVEMENT AGREEMENT
22. The applicant shall construct improvements and/or satisfy obligations, or enter into
a secured agreement to construct improvements and/or satisfy obligations required
by the City for any tentative tract or parcel map or approved phase of development
prior to approval of the map or phase or issuance of a certificate of compliance in -
lieu of a final map.
Improvements to be made or agreed to shall include removal of any existing
structures or obstructions which are not part of the proposed improvements.
23. If improvements are secured, the applicant shall provide approved estimates of the
improvement costs. The estimates shall comply with the schedule of unit costs
adopted by City resolution or ordinance. For items not contained in the City's
schedule of costs, estimates shall meet the approval of the City Engineer.
NCAROLYMCOA-SP94-025.wyd•93 Page 4of 17
Planning Commission Resolution 99-026
Conditions of Approval - Adopted
Specific Plan 94-025 (Ext. #1)
April 13, 1999
Estimates for utilities and other improvements under the jurisdiction of outside
agencies shall be approved by those agencies.
24. If improvements are phased with multiple final maps or other administrative
approvals (plot plans, conditional use permits, etc.), off -site improvements (i.e.,
streets) and development -wide improvements (i.e., perimeter walls, common area
and setback landscaping, and gates) shall be constructed or secured prior to
approval of the first final map unless otherwise approved by the engineer.
IMPROVEMENT PLANS
25. Improvement plans submitted to the City for plan checking shall be submitted on
24" X 36" media in the categories of 'Rough Grading", "Precise Grading", "Streets
and Drainage", and "Landscaping". All plans shall have signature blocks for the
City Engineer and are not approved for construction until they are signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike paths,
gates and entryways, parking lots, and water and sewer plans. Combined plans
including water and sewer improvements shall have an additional signature block
for the CVWD. The combined plans shall be signed by CVWD prior to their
submittal for the City Engineer's signature.
"Landscaping" plans shall normally include landscaping improvements, irrigation,
lighting, and perimeter walls.
Plans for improvements not listed above, shall be in formats approved by the City
Engineer.
26. The City may maintain digitized standard plans for elements of construction. For
a fee established by City resolution, the developer may acquire the standard plan
computer files or standard plan sheets prepared by the City.
When final plans are approved by the City, the developer shall furnish accurate
computer files of the complete, approved plans on storage media and in program
format acceptable to the City Engineer.
�►L�7
27. Graded but undeveloped land shall be maintained to prevent dust and blowsand
nuisances. The land shall be planted with interim landscaping or provided with
other wind and water erosion control measures approved by the Community
Development and Public Works Departments.
MCAROLYMCOA-SP94.025-170-33 Page 5 of 17
Planning Commission Resolution 99-026
Conditions of Approval - Adopted
Specific Plan 94-025 (Ext. #1)
April 13, 1999
28. The applicant shall comply with the City's Flood Protection Ordinance.
29. A thorough preliminary engineering, geological and soils engineering investigation
shall be conducted. The report of the investigation ("the soils report") shall be
submitted with the grading plan.
30. 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.
31. Grading plans adjacent to General Plan designated open space areas shall comply
with the requirements of Sections 9.110.070 (Hillside Conservation Overlay District)
and 9.140.040 (Hillside Conservation Regulations) of the Zoning Ordinance.
32. 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, La Quinta Municipal Code. In accordance with said
Chapter, the applicant shall furnish security, in a form acceptable to the City, in an
amount sufficient to guarantee compliance with the provisions of the permit.
33. Prior to issuance of any building permit the applicant shall provide a separate
document bearing the seal and signature of a California registered civil engineer,
geotechnical engineer, or surveyor that lists actual building pad elevations. The
document shall, for each building pad in the development, state the pad elevation
approved on the grading plan, the as -built elevation, and shall clearly identify the
difference, if any. The data shall be organized by development phase and lot
number and shall be cumulative if the data is submitted at different times.
DRAINAGE
34. Stormwater falling on site during the peak 24-hour period of a 100-year storm shall
be retained on site (rather than detained and released as proposed in the specific
plan document). The tributary drainage area for which the developer is responsible
shall extend to the centerline of adjacent public streets.
MA80LYMCOA-SP94025mix!-33 Page 6of 17
Planning Commission Resolution 99-026
Conditions of Approval - Adopted
Specific Plan 94-025 (Ext. #1)
April 13, 1999
35. Stormwater shall normally be retained in common retention basins. Individual lot
basins or other retention schemes may be approved by the City Engineer for lots
2.5 acres in size or larger or where the use of common retention is determined by
the City Engineer to be impractical.
36. If individual lot retention is approved, the following conditions shall apply:
A. Each private lot proposed for on -site retention shall be designed to receive
and safely convey stormwater in excess of retention capacity, including
inflow from adjacent properties. Front yards shall drain to the street unless
constrained by the overall lay of the land. Basin capacity calculations and
grading plans for each lot shall consider previously -approved grading plans
for adjacent properties and shall be submitted, with copies of the previously
approved adjacent lot plans, to the City Engineer for plan checking and
approval.
B. Prior to or concurrently with recordation of the final subdivision map, a
homeowner's association or lot owner's association (HOA) shall be legally
established and Covenants, Conditions and Restriction (CC & Rs) recorded.
The CC & Rs shall stipulate the requirement for design, construction and
maintenance of individual on lot basins and the required retention capacity
for each individual lot. The CC & Rs shall grant the HOA irrevocable rights
to enter and maintain each individual retention basin and all other grading
and facilities necessary for the stormwater retention design.
The CC & Rs shall establish, in an irrevocable manner that:
1. The HOA has responsibility for the overall retention capacity of the
development;
2. If the HOA fails to maintain the overall retention capacity, the City
shall have the right to seek other remedies to restore and/or maintain
the overall capacity or to establish or expand downstream facilities to
mitigate the off -site effects of the HONs failure to maintain the overall
capacity; and
3. The HOA shall promptly reimburse the City for any and all costs
incurred in exercising such right.
C. The final subdivision map shall establish a perpetual easement granting the
City the right to enter and maintain retention basins and other drainage
facilities and grading as necessary to preserve or restore the approved
stormwater conveyance and retention design with no compensation to any
property owner of the HOA.
P1CAROLYMCOA-SP94-M5.WPd-33 Page 7 of 17
Planning Commission Resolution 99-026
Conditions of Approval - Adopted
Specific Plan 94-025 (Ext. #1)
April 13, 1999
37. In design of retention facilities, the basin percolation rate shall be considered to be
zero unless the applicant provides site -specific data that indicates otherwise.
Retention basin slopes shall not exceed 3:1. If retention is on individual lots, the
retention depth shall not exceed two feet. If retention is in one or more common
retention basins, the retention depth shall not exceed six feet.
38. Nuisance water shall be retained on site. In residential developments, nuisance
water shall be disposed of in a trickling sand filter and leachfield approved by the
City Engineer. The sand filter and leachfield shall be designed to contain surges
of 3 gph/1,000 sq. ft. (of landscape area) and infiltrate 5 gpd/1,000 sq. ft.
39. No fence or wall shall be constructed around retention basins except as approved
by the Community Development Director and the City Engineer.
40. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
41. 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.
42. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
43. If any portion of the 100-year, 24-hour storm flow from this development is to be
conveyed directly or indirectly to bodies of water subject to the NPDES, 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 the
potential for conveyance of stormwater contamination to off -site locations.
Drainage to off -site locations an methods of treatment or screening shall meet the
approval of the City Engineer and other agencies that have jurisdiction.
UTILITIES
44. Existing and proposed wire and cable utilities within or adjacent to the proposed
development shall be underground. Power lines exceeding 35 kv are exempt from
this requirement.
PACA&OLYMCOMP94-025MIRd-23 Page 8 of 17
Planning Commission Resolution 99-026
Conditions of Approval - Adopted
Specific Plan 94-025 (Ext. #1)
April 13, 1999
The applicant shall obtain the approval of the City Engineer for the location of all
above -ground utility structures including, but not limited to, traffic signal cabinets,
electrical vaults, water valves, and telephone strands, to ensure optimum placement
for aesthetic as well as practical purposes.
45. In areas where hardscape surface improvements are planned, underground utilities
shall be installed prior to construction of the surface improvements. The applicant
shall provide certified reports of utility trench compaction tests for approval of the
City Engineer.
STREETS AND TRAFFIC IMPROVEMENTS
46. The City is contemplating adoption of a major infrastructure and thoroughfare
improvement program. If the program is in effect 60 days prior to recordation of any
final map or issuance of a Certificate of Compliance for any waived final map, the
development or portions thereof shall be subject to the provisions of the ordinance.
If this development is not subject to a major thoroughfare improvement program, the
applicant shall design and construct street improvements as listed below.
47. Improvement plans for all on- and off -site streets and access gates shall be
prepared by a registered civil engineer. Improvements shall be designed and
constructed in accordance with the La Quinta Municipal Code, adopted Standard
and Supplemental Drawings and Specifications, and as approved by the City
Engineer.
Street right-of-way geometry for cul-de-sacs, knuckle turns and corner cut -backs
shall conform with Riverside County Standard Drawings #800, #801, and #805
respectively unless otherwise approved by the City Engineer.
Street pavement sections shall be based on a Caltrans design procedure for a 20-
year life and shall consider soil strength and anticipated traffic loading, including
site and building construction traffic. The minimum pavement sections shall be as
follows:
hCAROLYNICOA-SP94-025.wpd-S3 Page 9 of 17
Planning Commission Resolution 99-026
Conditions of Approval - Adopted
Specific Plan 94-025 (Ext. #1)
April 13, 1999
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"
If the applicant proposes to construct a partial pavement section which will be
subjected to traffic loadings, the partial section shall be designed with a strength
equivalent to the 20-year design strength.
48. 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.
49. The City Engineer may require improvements extending beyond subdivision
boundaries such as, but not limited to, pavement elevation transitions, street width
transitions, or other incidental work which will insure that newly constructed
improvements are safely integrated with existing improvements and conform with the
City's standards and practices.
50. The following minimum street improvements shall be constructed to conform with the
General Plan street type noted in parentheses:
A. OFF -SITE STREETS
58th Avenue, Jefferson Street and 62nd Avenue in accordance with the
Jefferson Street Alignment Plan.
Development of Phases II and III, as defined in the "Phasing Plan"
diagram of this specific plan, shall not begin until at least two lanes of the
realigned streets have been installed from 58th Avenue to the south line
of Section 29.
2. Jefferson Street (adjacent to this development) - Improvement section as
determined by the Jefferson Street Alignment Plan. If the City finds it
necessary to revise or abandon the Jefferson Street specific alignment
contemplated at the time of approval of this specific plan, the applicant
shall revise this specific plan as required by the City to fully address
revised access routing.
MCAROLVACOA-SP84025-WO-33 Page 10 of 17
Planning Commission Resolution 99-026
Conditions of Approval - Adopted
Specific Plan 94-025 (Ext. #1)
April 13, 1999
B. PRIVATE STREETS AND CUL DE SAC
Residential - Street widths shall comply with the requirements of the
Circulation Element (Table CIR-2) of the General Plan.
2. Collector (2MO homes or 3,000 vehicles per day) - 40-feet wide.
51. All streets proposed for residential or other access drives shall be designed and
constructed with curbs and gutters or shall have other approved methods to convey
nuisance water without ponding in yard or drive areas.
52. Access points and turning movements of traffic shall be restricted to locations shown
on the "Circulation" diagram of the specific plan, subject to review by the Planning
Commission and City Council during review of the subdivision map application(s).
53, Prior to occupancy of completed buildings within the development, the applicant shall
install traffic control devices and street name signs along access roads to those
buildings.
54. The applicant shall provide public transit amenities as required by Sunline Transit
and/or the City Engineer. These amenities shall include, as a minimum, a bus
turnout location and passenger waiting shelter. The location and character of the
turnout and shelter shall be as determined by Sunline Transit and the City Engineer.
MA
55. The applicant shall provide landscape improvements in the perimeter setback areas
or lots along Jefferson Street pursuant to Section 9.60.240 of the Zoning Ordinance.
The concept landscape plan for Jefferson Street shall be approved by the Planning
Commission during review of a Site Development Permit and/or subdivision map
application. Seventy -percent of the trees planted in the parkway shall be specimen
trees (e.g., 24"- and 36"-boxes) having a minimum caliper size of 1.5- to 2.0-inches.
Specimen trees shall be a minimum of 10 feet tall measured from the top of the
container.
56. 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.
MCAROLYMCOA-SP84025-WO.33 Page 11 of 17
Planning Commission Resolution 99-026
Conditions of Approval - Adopted
Specific Plan 94-025 (Ext. #1)
April 13, 1999
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.
Conceptual front yard landscaping plans shall be submitted for approval by the
Planning Commission during consideration of any Site Development Plan
application.
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 18-inches of curbs along public and private streets.
58. Slopes shall not exceed 3:1 in perimeter setbacks, medians and other publicly- or
commonly -maintained landscape areas.
59. Unless otherwise approved by the City Engineer, common basins and park areas
shall be designed with a turf grass surface which can be mowed with standard
tractor -mounted equipment.
60. The applicant shall insure that landscaping plans and utility plans are coordinated
to provide visual screening of above -ground utility structures.
61. Desert or native plant species and drought resistant planting materials shall be
required for at least 90% of common planting areas. Provisions shall also be made
for planting materials which provide forage and nesting areas for nearby wildlife.
FIRE DEPARTMENT
62. All water mains and fire hydrants providing the required fire flows shall be
constructed in accordance with the City Fire Code in effect at the time of
development.
63. The level of service required for this project shall be aligned with the criteria for
Catalog II -Urban as outlined in the Fire Protection Master Plan and as follows:
A. Fire station located within three miles.
B. Receipt of full "first alarm"assignment within 15 minutes.
hCAROLY?ACOA-SP94O'L5.wpd-33 Page 12 of 17
Planning Commission Resolution 99-026
Conditions of Approval - Adopted
Specific Plan 94-025 (Ext. #1)
April 13, 1999
Impacts to the Fire Department are generally due to the increased number of
emergency and public service calls generated by additional buildings and human
population. A fiscal analysis for this project shall identify a funding source to mitigate
any impacts associated with any capital costs and the annual operating costs
necessary for an increased level of service. Said analysis shall be subject to review
and approval by the Riverside County Fire Department and the City of La Quinta.
COACHELLA VALLEY WATER DISTRICT
64. The applicant shall comply with the requirements of the CVWD at time development
plans are submitted. During project development all irrigation facilities shall be
designed to utilize reclaimed water sources when such sources become available.
ELECTRICAL UTILITIES
65. The applicant shall comply with the requirements of the Imperial Irrigation District at
time development plans are submitted.
RECREATION
66. Prior to any final map approval by the City Council, the applicant shall meet the
parkland dedication requirements as set forth in Section 13.24.030, La Quinta
Municipal Code and in compliance with the goals and policies of the La Quinta Parks
and Recreation Master Plan.
67. The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
68. 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.
MAINTENANCE
69. The applicant shall make provisions for continuous, perpetual maintenance of all
required improvements unless and until expressly released from said responsibility
by the City. This shall include formation of a homeowner's association or other
arrangement acceptable to the City for maintenance of retention basins, common
areas and perimeter walls and landscaping.
PICAROLY1ACOA-SP940' xpd-23 Page 13 of 17
Planning Commission Resolution 99-026
Conditions of Approval - Adopted
Specific Plan 94-025 (Ext. #1)
April 13, 1999
70. The applicant shall provide an Executive Summary Maintenance Booklet for streets,
landscaping and related improvements, perimeter walls, drainage facilities, or any
other improvements to be maintained by an 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
71. The applicant shall pay all deposits and fees required by the City for plan checking
and construction inspection. Deposit and fee amounts shall be those in effect when
the applicant makes application for the plan checks and permits. The applicant shall
additionally pay any fees of any nature required by the City at the time of recording
of the final map or the issuance of a building permit according to the fee
requirements in effect at the time of issuance or approvals for those items.
72. Prior to approval of a final map or completion of any approval process for
modification of boundaries of the property subject to these conditions, the applicant
shall process a reapportionment of any bonded assessment(s) against the property
and pay all costs of the reapportionment.
73. In order to mitigate impacts on public schools, applicant shall comply with the
following: "Prior to the issuance of any building permits, the applicant shall provide
the Building and Safety Department with written clearance from the affected school
district stating that the per -unit impact fees have been paid."
MISCELLANEOUS
74. The applicant shall comply with applicable provisions of the National Pollution
Discharge Elimination system (NPDES) and the City's NPDES permit.
75. For all General Plan open space designated areas (from the toe of slope) that are
20-percent or more in slope, a conservation easement shall be prepared for City
review and approval prior to recordation of the final map recordation and shall then
be recorded with the Riverside County Recorder's Office.
76. 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 this time
extension request. The City of La Quinta shall have the right to select its defense
counsel in its sole discretion.
PACAROLYMCOA-SP94025ND11-33 Page 14 of 17
Planning Commission Resolution 99-026
Conditions of Approval - Adopted
Specific Plan 94-025 (Ext. #1)
April 13, 1999
77. The developer shall submit to the Community Development Department a detailed
construction plan for equestrian trail accommodation into the project. This plan shall
include access, signage, and detailed design. This plan shall be approved in
conjunction with approval of the first tentative tract/parcel map for the project. The
trail can either traverse the mountain area or be placed along Jefferson Street.
TEXT AMENDMENT CHANGES
Prior to the approval of the first subdivision map, the Specific Plan document shall be
revised as follows:
78. Page 1-1, Specify that the Specific Plan shall comply with Chapter 9.240 of the
Zoning Ordinance (Delete the reference to Chapter 9.16).
79. Page II-2, Delete or complete topography table.
80. Page II-3, Open Space - Modify as follows: "The 331-acre Green is designated by
the General Plan as Open Space (OS) and Low Density Residential (LDR) permitting
277 single family housing units on approximately 94.1 acres. Open space accounts
for 70 percent of the property. The Open Space Element of the General Plan
(Chapter 4) sets forth the goals and policies for conservation of the hillside areas."
81. Page III-3, Development Standards (Custom Lots) - Replace item numbers 1-15 as
follows:
1. RVL District standards shall be met unless otherwise specified.
2. Lots shall be 30,000 square feet or larger.
3. The minimum width of that portion of a lot to be used as a building site shall be
80' with a minimum depth of 125' excluding flag lot designs. The minimum
frontage of a lot shall be 72', except that lots fronting on knuckles or cul-de-
sacs may have a minimum frontage of 40'.
4. Minimum livable floor area is 3,000 square feet.
82. Page III-4 and 5, Development Standards (Estate Lots) -Replace item numbers 1-15
as follows:
1. RL District standards shall be met unless otherwise specified.
2. Lots shall be 10,000 square feet or larger.
3. The minimum width of that portion of a lot to be used as a building site shall be
60' with a minimum depth of 100' excluding flag lot designs. The minimum
frontage of a lot shall be 72', except that lots fronting on knuckles or cul-de-
sacs may have a minimum frontage of 35'
4. Minimum liveable floor area is 2,200 square feet.
5. Side yard setbacks shall be 10' or greater.
P9CAROLYNICOA-SP94-M5.wyd-33 Page 15 of 17
Planning Commission Resolution 99-026
Conditions of Approval - Adopted
Specific Plan 94-025 (Ext. #1)
April 13, 1999
83. Page III-6, Permitted Use (Cove Lots), Delete the following: "Churches, educational
institutions, public libraries, museums and art galleries not operated for
compensation."
84. Page III-6, Development Standards (Cove Lots) - Replace items 1-15 as follows:
1. RL District standards shall be met unless otherwise specified.
2. Lots shall be 8,000 square feet or larger.
3. The minimum width of that portion of a lot to be used as a building site shall be
60' with a minimum depth of 100' excluding flag lot designs.
4. A 15' rear yard setback is allowed.
85. Page III-8, Open Space/Recreational Section, Replace as follows: "The requirements
of Sections 9.110.050 (Open Space District) and 9.110.070 (Hillside Conservation
Overlay District) of the Zoning Ordinance shall be met."
86. Pages III-9 and -10, Architecture, Replace as follows: Any development proposal for
the Green Specific Plan shall be reviewed by the Planning Commission, subject to
the provisions of Sections 9.210.010 (Site Development Permit) and 9.60.330
(Residential Tract Development Review) of the Zoning Ordinance, excluding those
houses developed on custom lots in the Plan which may be approved by the
Community Development Director. Desert colors shall be used to cover exterior
building surfaces unless otherwise approved by the Planning Commission. Roofing
material shall be limited to clay or concrete tiles."
87. Page III-10, Landscape Architecture, Add the following: Plant material for the project
shall be suitable for the desert climate and comply with the requirements of Section
9.60.240 of the Zoning Code. Conceptual landscape plans shall be approved by the
Planning Commission during review of any development proposal."
88. Page IVA, Wate, Modify as follows: "On -site improvements, as illustrated in Figure
IV-2, shall include an 18" water line ... "
89. Page IV-2, Sewe , Modify as follows (last sentence): "An 8" sewer line will serve that
portion of the site as well."
90. Page IV-2, Grading & Drainage, Modify second paragraph as follows: "Grading plans
for the site shall be consistent with the rules and regulations of the La Quinta
Municipal Code."
91. Page V-4, Maintenance Plan, Delete Table 5-1.
P,.ICAR0LYMC0A-SP94.025.wpd-33 Page 16 of 17
Planning Commission Resolution 99-026
Conditions of Approval - Adopted
Specific Plan 94-025 (Ext. #1)
April 13, 1999
92, Page V-5, Amendments, Replace Planning Director authority with Planning
Commission review approval throughout this section. At the end of the section add
the following: "This specific plan shall be subject to the requirements of Section
9.240.010 (Specific Plan Review) of the Zoning Ordinance."
93. Delete the following map exhibits from the Plan: "Grading Plan and Slope Analysis."
MCAS.OLYMCOA-SP941-M&Wpd-33 Page 17 of 17