PCRES 1999-064PLANNING COMMISSION RESOLUTION 99-064
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF AN AMENDMENT TO THE NORMAN
COURSE SPECIFIC PLAN
CASE NO.: SPECIFIC PLAN 90-015, AMENDMENT #2
FORREST HAAG FOR KSL LAND CORPORATION
WHEREAS, the Planning Commission of the City of La Quinta did on the
24T" day of August, 1999, hold duly a noticed public hearing to consider the request
of FORREST HAAG, ALSA for KSL Development Corporation for approval of
Amendment #2 to Specific Plan 90-015 to allow reduction of the number of dwelling
units from 365 to 320 and creation of development standards for land on the north
side of Airport Boulevard, between Madison Avenue and Monroe Street, more
particularly described as:
Tentative Tract 29136
WHEREAS, said Specific Plan Amendment has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended (Resolution 83-68), in that the La Quinta Community Development
Department has determined that this project is exempt per Public Resources Code
Section 65457 (a). An Environmental Impact Report (EA 90-159 for SP 90-015) was
certified on December 3, 1991, by the City Council. An Environmental Assessment
addendum to the previously approved environmental impact report was completed for
Amendment #1 which was approved by the City Council on December 1, 1998. No
changed circumstances or conditions exist which would trigger the preparation of a
subsequent environmental impact report pursuant to Public Resources Code 21166;
and,
WHEREAS, at said public hearing upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
Planning Commission did find the following facts and reasons to justify the
recommendation for approval of the Specific Plan Amendment:
1. The proposed Specific Plan Amendment is consistent with the goals and policies
of the La Quinta General Plan in that the residential and related recreational uses
proposed are consistent with use of the site as stipulated in the General Plan.
2. The Specific Plan Amendment will not create conditions materially detrimental
to the public health, safety, and general welfare provided the revisions to the
specific plan requested by the Coachella Valley Water District regarding water
use and sanitation, and Public Works Department regarding access are
implemented.
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Planning Commission Resolution 99-064
Specific Plan 90-015, Amendment #2
August 24, 1999
3. The Specific Plan Amendment will provide land use compatibility with zoning on
adjacent properties in that the resulting residential and recreational uses are
compatible with the adjacent zoning.
4. The Specific Plan Amendment is suitable and appropriate for the property
provided the number of permitted residential units is reduced to 189 to conform
with the number of residential units permitted by Tentative Tract 29347,
29348, and 29349.
NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the
City of La Quinta, California as follows:
1 . That the above recitations are true and correct and constitute the findings of the
Planning Commission in this case.
2. That it does hereby confirm the conclusion of the La Quinta Community
Development Department that the project needs no further environmental
assessment.
3. That it does hereby recommend to the City Council approval of the above -
described amendment request for the reasons set forth in this Resolution,
subject to the attached conditions, labeled Exhibit "A".
PASSED, APPROVED, and ADOPTED at a regular meeting of the
La Quinta Planning Commission held on this 24th day of August, 1999, by the
following vote, to wit:
AYES: Commissioners Abels, Butler, Robbins, and Chairman Kirk
NOES: None
ABSENT: Commissioner Tyler
ABSTAIN: None
L
(T!O K RK, Chairman
of La Quinta, California
ATTEST:
HERMAI , Community Development Director
La Quinta, California
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PLANNING COMMISSION RESOLUTION 99-064
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 90-015, AMENDMENT #2
AUGUST 24, 1999
GENERAL CONDITIONS
1 . The development shall comply with Specific Plan 90-015, Amendment #2, the
Final EIR and the following conditions, which shall take precedence in the event
of any conflicts with the provisions of the Specific Plan.
2. Exterior lighting for the project shall comply with the "Dark Sky" Lighting
Ordinance. Plans shall be approved by the Community Development
Department prior to issuance of a building permit.
3. Prior to issuance of a building permit for construction of any building or use
contemplated by this approval, the applicant shall obtain permits and/or
clearances from the following agencies:
- City Fire Marshal
- City of La Quinta Public Works Department
- Community Development Department
- Building and Safety Department
- Coachella Valley Water District
- Coachella Valley Unified School District
- Imperial Irrigation District
- Riverside County Road Department of Transportation
- California Water Quality Control Board (CWQCB)
Evidence of said permits or clearances from the above mentioned agencies shall
be presented to the Building and Safety Department at the time of the
application for a building permit for the use contemplated herewith.
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 submit a copy of the Notice of Intent
received from the CWQCB prior to issuance of a grading or site construction
permit. The applicant shall ensure that the required Storm Water Pollution
Protection Plan is available for inspection at the project site.
4. Provisions shall be made to comply with the terms and requirements of the
City's adopted Infrastructure Fee program in effect at the time of issuance of
building permits.
5 . Construction shall comply with all local and State building code requirements as
determined by the Building and Safety Director.
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Planning Commission Resolution 99-064
Conditions of Approval - Adopted
Specific Plan 90-015, Amendment #2
August 24, 1999
6. Prior to any initial final tract map approval, the applicant/developer shall prepare
an overall plan or program for the provision of comfort station locations for all
maintenance employees. This plan/program shall set forth requirements for on -
site maintenance employee restroom facilities and how they will be provided for
by the homeowner associations' subcontractors, for all contracted landscaping
and other maintenance workers. Said plan/program shall indicate methods of
providing such facilities, the parties responsible for so doing, and means for
enforcement of procedures set forth in the plan/ program.
7. The subdivider agrees to defend, indemnify, and hold harmless the City of La
Quinta (the "City"), its agents, officers and employees from any claim, action
or proceeding to attack, set aside, void, or annul the approval of this specific
plan or any tentative or final map thereunder. The City shall have sole discretion
in selecting its defense counsel.
The City shall promptly notify the subdivider of any claim, action or proceeding
and shall cooperate fully in the defense.
8. The applicant/developer shall submit an off -site improvements and on -site
buildout phasing schedule and map at time of the first request to approve a final
tract or parcel map. This schedule and map shall be subject to review and
acceptance by the Public Works Department.
ENVIRONMENTAL
9. All adopted mitigation measures, as recommended in the Draft/Final EIR, shall
be incorporated into all future project approvals relating to SP 90-015 where
applicable and/or feasible. It is understood that certain measures will not be
applicable to certain site specific proposals, however, all development within the
Specific Plan area shall be verified as in conformance with said Specific Plan and
the mitigation adopted within the Draft/Final EIR. The Specific Plan Draft and
Final EIR shall be used in the review of all project proposals in the SP 90015
area. Said mitigation measures are hereby incorporated into these conditions
by reference.
10. Prior to any site disturbance, the applicant/developer shall initiate a lakebed
delineation study, to be based upon the paleontological survey contained in the
DEIR as Appendix "G". The study shall determine the extent of the ancient
lakebed for purposes of implementing a pre -development data recoveryprogram
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Planning Commission Resolution 99-064
Conditions of Approval - Adopted
Specific Plan 90-015, Amendment #2
August 24, 1999
within the limits of the delineated lakebed. This delineation study shall be
submitted to the City for monitoring approved and future area projects. If the
developer of this project initiates development activity, then the predevelopment
data recovery program shall be undertaken prior to any site disturbance. The
applicant/developer may be reimbursed by other area developers within the area
defined by the lakebed study. The applicant/developer shall propose a method
of reimbursement (such as cost per impacted acre in the lakebed area, etc.) to
the City for review/acceptance. Conversely, if other area developer(s) initiate
development activity, and are similarly conditioned, this project will be required
to reimburse said developers) in accordance with the provisions of a
reimbursement program.
If the program is undertaken by this project, then paleontological monitoring of
grading shall be required for cuts made during construction activity. Full time
monitoring shall be required, given the ubiquitous distribution of paleobiological
remains on the project site. The mitigating shall be done under the supervision
of a qualified vertebrate paleontologist knowledgeable in both paleontological
and archaeological sampling techniques. This program shall include a report
identifying contact personnel who will be working on -site, the proposed time
schedule for grading monitoring, the qualifications of the persons assigned to
do such monitoring and the method to be used in reporting on compliance to the
City. This report shall be approved by the City prior to the developer authorizing
any work on the program itself.
11. 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 the following programs
for this project:
A. Developer shall prepare a plan to provide enlarged trash enclosures for
inclusion of separate facilities for storage of recyclables such as glass,
plastics, newsprint and aluminum cans.
B. Developer shall provide proper on -site storage facilities within the project
for green wastes associated with golf course and common area
maintenance. Compostable materials shall be stored for pick-up by
Waste Management, or an authorized hauler for transport to an
appropriate facility.
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Planning Commission Resolution 99-064
Conditions of Approval - Adopted
Specific Plan 90-015, Amendment #2
August 24, 1999
C. Curbside recycling service shall be provided in areas where no centralized
trash/recycling bins are provided or utilized.
FIRE MARSHAL
12. All water mains and fire hydrants providing the required fire flows shall be
constructed in accordance with the appropriate sections of CVWD Std. W-33,
subject to the approval by the Riverside County Fire Department.
13. All buildings shall be constructed with fire retardant roofing material as
described in Section 3203 of the Uniform Building Code. Any wood shingles
or shakes shall have a Class "B" rating and shall be approved by the Fire
Department prior to installation.
14. The Homeowner's Association or appropriate community service district shall
be responsible for the maintenance of the open space areas. Prior to approval
of any development plan for lands adjacent to open space areas, a fire
protection/vegetation management plan shall be submitted to the Fire
Department for approval.
15. Specific access plans shall be submitted to the Fire Department for approval
prior to approval of any development plans.
COACHELLA VALLEY WATER DISTRICT
16. Specific Plan 90-015 is within Improvement District No. 1 of the Coachella
Valley Water District (CVWD) for irrigation water service. Water from the
Coachella Canal is available to the area. The developer shall primarily use this
water for golf course and landscape irrigation.
17. Revisions to specific plan text as requested by Coachella Valley Water District
in their letter dated August 12, 1999, on file in the Community Development
Department, shall be incorporated into the final text.
ELECTRIC UTILITIES
18. All existing and proposed electric power lines with 12,500 volts or less, which
are adjacent to the proposed site or on -site, shall be installed in underground
facilities as required by the City and Imperial Irrigation System.
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Planning Commission Resolution 99-064
Conditions of Approval - Adopted
Specific Plan 90-015, Amendment #2
August 24, 1999
SCHOOLS
19. Impacts shall be mitigated in accordance with the provisions of AB 1600,
Section 53080 and 65995 of the Government Code or the then existing
legislation and/or local ordinances adopted pursuant thereto or any applicable
Mitigation Agreement entered into by the developer and the District.
RECREATION
20. Applicant/Developer shall pay a parkland mitigation fee based upon a
requirement of 3.10 acres, as determined based upon the La Quinta General
Plan standards and the analysis in the Staff report for SP 90-015.
Determination of this fee shall be accomplished as set forth in Chapter 13.40
of the La Quinta Subdivision Ordinance.
TRAFFIC/CIRCULATION IMPROVEMENTS
21. Applicant shall dedicate public street right of way and utility easements in
conformance with the City's General Plan, Municipal Code, and as required by
the City Engineer, as follows:
A. Madison Street - Primary Arterial, 55-foot half width;
B. Monroe Street - Primary Arterial, 55-foot half width;
C. Airport Boulevard - Primary Arterial, 55-foot half width;
The public right of way shall be dedicated by grant deed within 180 days
following City Council approval of the Specific Plan.
22. Improved landscaped setback lots of noted width adjacent to the following
street right of ways shall be constructed with the adjacent street improvements
as follows:
A. Madison Street, 20-feet wide;
B. Monroe Street, 25-feet wide.
C. Airport Boulevard, 20-feet wide.
The Madison Street setback lot shall include provision for an equestrian trail.
Design of this trail shall be subject to review and acceptance of the Community
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Planning Commission Resolution 99-064
Conditions of Approval - Adopted
Specific Plan 90-015, Amendment #2
August 24, 1999
Development Department and approval of the Architecture and Landscape
Review Committee.
23. Vehicle access rights to Madison Street, Airport Boulevard and Monroe Street
shall be vacated except for the two residential access streets on the Circulation
Plan in the Specific Plan. Any vehicular access on Monroe Street shall be an
"secondary only" access.
24. Turning movements of traffic accessing the residential Specific Plan areas from
adjoining public streets shall be as follows:
A. Madison Street
1. Residential Area Main Gate - Full turning movement permitted if
the median opening approximately 1,000 feet to the north of this
location is closed.
B. Airport Boulevard
1. Residential Secondary Gate - Full turning movement permitted.
25. The City is contemplating adoption of a major thoroughfare improvement
ordinance which is intended to distribute the improvement cost of major
thoroughfare construction evenly and fairly on undeveloped land. If the
ordinance is adopted, all land division maps prepared pursuant to this Specific
Plan shall be subject to payment of fees, or construction of improvements in lieu
of, as setforth in the ordinance, provided the ordinance is adopted 60 (days
prior to recordation of the map. The fees shall be paid, or agreed to be paid,
prior to recordation of the map.
If in the event, the major thoroughfare improvement ordinance is not adopted,
the cost of designing and installing traffic signals on off -site streets shall be as
follows:
A. Airport Boulevard/Madison Street: 25% fair share responsibility;
B. Airport Boulevard/Monroe Street: 25% fair share responsibility;
C. Airport Boulevard/Secondary Gate: 100% fair share responsibility;
D. Madison Street/Main Gate: 100% responsibility, unless cost is shared
with development across the street to the west.
26. The access location into the residential area on Madison Street shall be not less
than 1200 feet from the Airport Boulevard centerline and no less than 1200
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Planning Commission Resolution 99-064
Conditions of Approval - Adopted
Specific Plan 90-015, Amendment #2
August 24, 1999
feet from the centerline of the existing approved northerly entry into PGA West
from Madison Street.
The access location into the residential secondary gate on Airport Boulevard
shall be not less than 1200 feet from the Madison Street centerline.
27. Bus turnouts and bus waiting shelters shall be provided on Madison Street,
Monroe Street, and Airport Boulevard as requested by SunLine Transit when
street improvements are installed. Street improvement plans shall be reviewed
by SunLine Transit Agency prior to final City approval.
28. All street improvements shall be installed in accordance with the General Plan,
the La Quinta Municipal Code, adopted Standard Drawings, City Engineer's
requirements and shall include all appurtenant components required by same.
Miscellaneous incidental improvements and enhancements to existing
improvements where joined by the new improvements shall be designed and
constructed as required by the City Engineer to assure the new and existing
improvements are appropriately integrated to provide a finished product that
conforms with City standards and practices. This includes tapered off -site
street transitions that extend beyond specific plan area boundaries and join the
widened and existing street sections.
The on- and off -site street improvements shall be phased as follows:
A. East side of Madison Street north of Airport Boulevard and west half of
Airport Boulevard - Secure street and perimeter improvements with first
development approval or permit (golf, residential or other use) in the
western half of the Specific Plan area. Construct prior to the opening of
any permanent access drive in the western half of the S.P. area. The
developer may seek City Council approval to defer construction of all or
a portion of the improvements on either street until the improvements are
warranted or until a permanent access drive is constructed on the street,
at the City's discretion.
B. East half of Airport Boulevard and Monroe Street - .Secure street and
perimeter improvements with first development approval or permit (golf,
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Planning Commission Resolution 99-064
Conditions of Approval - Adopted
Specific Plan 90-015, Amendment #2
August 24, 1999
residential or other use) in the eastern half of the Specific Plan area.
Construct street and perimeter improvements prior to the opening of any
permanent non -emergency access drive in the eastern half of the S.P.
area or when directed by the City, whichever comes first. The developer
may seek City Council approval to defer construction of all or a portion
of the improvements on either street until the improvements are
warranted or until a permanent access drive is constructed on the street,
at the City's discretion.
C. Perimeter walls/fences not fronting public streets - Secure each half
(west and east) with first development approval or permit (golf,
residential or other use) in that half of the specific plan area. Construct
with adjacent tracts or as directed by the City, whichever comes first.
29. The following specific street widths shall be constructed to conform with the
General Plan street type noted therewith:
A. ON -SITE STREETS
The minimum street width shall be 36 feet as measured between curb faces or
flow lines except as follows:
1 . Single -loaded residential streets - 32-feet minimum.
2. Streets may be constructed to minimum widths of 32 feet with
parking restricted to one side, and 28 feet if on -street parking is
prohibited, if there is adequate off-street parking for residents and
visitors and the applicant provides for enforcement of the
restrictions by the homeowners association.
3. Entry streets (divided) - 20-foot width between curb faces or flow
lines for each section.
B. OFF -SITE STREETS - The City is contemplating adoption of a major
thoroughfare improvement ordinance which is intended to distribute the
improvement cost of major thoroughfare construction evenly and fairly
on undeveloped land at the time the land is subdivided or otherwise
developed for beneficial use. If the ordinance is adopted, all land division
Maps within this project shall be subject to exaction by said ordinance, provided
the ordinance is adopted 60 days prior to recordation of the map.
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Planning Commission Resolution 99-064
Conditions of Approval - Adopted
Specific Plan 90-015, Amendment #2
August 24, 1999
If in the event, the major thoroughfare improvement ordinance is not adopted,
the off -site street improvements for this project shall be as follows:
1. Madison Street (portion contiguous to specific plan boundary) -
Half width Primary Arterial street improvements, 110-foot option.
2. Monroe Street (portion contiguous to specific plan boundary) - Half
width Primary Arterial street improvements, 110-foot right of way
option.
3. Airport Boulevard (portion contiguous to specific plan boundary) -
Half -width Primary Arterial street improvements, 110-foot right of
way option.
30. An encroachment permit for work in any abutting local jurisdiction shall be
secured prior to constructing or joining improvements.
31. The applicant shall provide an overall plan illustrating or describing provisions
to allow multiple modes of non -motor vehicle travel throughout the entire
specific plan area. This plan may utilize combinations of golf cart paths and
tunnels, pedestrian walks, bikeways, etc., to achieve this. These systems shall
be designed to provide overall project access. This plan shall be submitted at
the time of the initial tract map submittal, for review by the Planning
Commission.
HYDROLOGY/GRADING/DUST CONTROL
32. All project grading shall be done in a manner that permits storm flow in excess
of the retention basin capacity to flow out of the project through designated
emergency overflow outlets and into the historic drainage relief route. Similarly,
the project shall be graded in a manner that anticipates receiving storm flow
from adjoining property at locations that has historically received flow.
33. Storm water run-off produced in 24 hours by a 100-year storm shall be retained
on site in landscaped retention basins or other approved retention areas on the
golf course. The maximum water depth for any retention area shall not exceed
six feet; basin slopes shall not exceed 3:1. The percolation rate shall be
considered to be zero inches per hour unless applicant provides site -specific
data that indicates otherwise. Other requirements include, but are not limited
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Planning Commission Resolution 99-064
Conditions of Approval - Adopted
Specific Plan 90-015, Amendment #2
August 24, 1999
to permanent irrigation improvements, landscape plants and materials, and
appurtenant structural drainage amenities all of which shall be designed and
constructed in accordance with requirements deemed necessary by the City
Engineer.
The tributary drainage area for which the applicant is responsible shall extend
to the centerline of any public street contiguous to the site.
34. A thorough preliminary engineering, geological, and soils engineering
investigation shall be conducted with a report submitted for review along with
any rough grading plan in the specific plan area. The report recommendations
shall be incorporated into the grading plan design prior to grading plan approval.
The soils engineer and/or the engineering geologist must certify to the adequacy
of the grading plan.
35. 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.
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.
36. Applicant is encouraged to maintain all land within the project boundaries in
agricultural status until such land is graded for development, provided that such
agricultural production is economically feasible. In the event said undeveloped
land is not continued or placed in agricultural production, applicant shall plan
and maintain said land in appropriate ground cover to prevent dust and erosion
and to provide an aesthetically pleasing environment.
QUALITY ASSURANCE
37. The applicant shall employ construction quality -assurance measures which meet
the approval of the City Engineer.
38. 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
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Planning Commission Resolution 99-064
Conditions of Approval - Adopted
Specific Plan 90-015, Amendment #2
August 24, 1999
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.
39. 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.
40. 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.
LAND USE
41. Street dedications, bikeways, easements, improvements, landscaping with
permanent irrigation system and screening, etc., to satisfaction of City, shall be
provided by applicant/developer for any site(s) where dedication of land for
public utilities and/or facilities is required.
42. Any proposed entry gates shall be subject to separate reviews to insure
adequate stacking/queuing space, fire access, etc. Plans including guard houses
or similar structures will also be subject to Planning Commission approval.
43. Building heights for residential uses shall be subject to height limits specified in
the Specific Plan, except that no building or structure, regardless of use,
exceeding one story (28 feet in height), shall be allowed within 200 feet of any
perimeter public street frontage. All building heights shall be measured from
finished grade elevation. All other residential. structures shall be limited to two
stories, not to exceed 28 feet.
44. Perimeter security walls shall be subject to the following standards:
A. Setback from right-of-way lines along Madison Street, Monroe Street and
Airport Boulevard shall be 20 feet. A meandering wall shall be permitted
with Community Development Department approval..
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Planning Commission Resolution 99-064
Conditions of Approval - Adopted
Specific Plan 90-015, Amendment #2
August 24, 1999
B. All wall designs, including location and materials, shall be subject to
review by the Community Development Department. Wall design(s)
along Madison Street shall include any necessary provisions /allowances
for equestrian trail areas as required in Condition #22.
C. Perimeter wall designs shall incorporate noise abatement requirements as
set forth in the Final EIR for SP 90-015.
45. A six foot wide meandering sidewalk shall be constructed in the northerly,
easterly, and westerly parkways and landscape setback lots of Airport
Boulevard, Madison Street, and Monroe Street, respectively. Sidewalk design
along Madison Street shall take into account the required equestrian trail.
46. Applicant shall provide a blanket easement that covers the entire landscaped
setback lots for the purpose of a meandering public sidewalk on all streets and
equestrian trail along Madison Street.
47. The text shall be revised to include the water well site and street layout
approved with Tentative Tract 29347.
LANDSCAPING REQUIREMENTS
48, Landscape and irrigation plans shall be prepared by a licensed landscape
architect for the landscaped lots. The plans and proposed landscaping
improvements shall be in conformance with requirements of the Community
Development Director, City Engineer, and Coachella Valley Water District and
the plans shall be signed these officials prior to construction.
49. The applicant/developer shall prepare detailed irrigation and landscaping plans
for required perimeter landscaped setbacks along arterial roadways. These
plans shall be coordinated with the street improvement plans for the
corresponding arterials, and shall be subject to review by the Community
Development Department, and Public Works Department, prior to review by
Coachella Valley Water District.
50. The Potential Plant Material Pallette shall be revised to emphasize those plants
shown on the clubhouse landscape plans.
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Planning Commission Resolution 99-064
Conditions of Approval - Adopted
Specific Plan 90-015, Amendment #2
August 24, 1999
51. Prior to the approval of building permits, the applicant shall prepare a water
conservation plan which shall include consideration of:
A. Methods to minimize the consumption of water, including water saving
features incorporated into the design of the structures, the use of
drought tolerant and low-water usage landscaping materials, and
programs to increase the effectiveness of landscape and golf course
irrigation, as recommended by Coachella Valley Water District and the
State Department of Water Resources.
MAINTENANCE
52. Applicant shall provide an Executive Summary Maintenance Booklet for the
street, landscape irrigation, perimeter wall, and drainage facilities installed in the
Specific Plan area. 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 homeowner's association in
planning for routine and long term maintenance.
MISCELLANEOUS
53. Five Copies of the final Specific Plan, incorporating all conditions of approval
and revisions, as approved by the City Council, shall be submitted to the
Community Development Department within 60 days of approval or prior to
issuance of building permits for residential units, whichever comes first.
54. The specific plan approved number of dwelling units shall be revised from 320
to 220.
55. The specific plan text shall be revised to include Australian territorial as an
acceptable architectural theme for residential development
56. Developer to construct a tunnel underpass for golf carts under either Airport
Boulevard or Madison Street, contingent on costs not exceeding $500,000.00
and permission from all property owners and easement owners for access for
construction. Completion of tunnel shall be within two years of all required
tentative tract map approvals. City shall use best efforts for processing and
assisting with road closure during construction.
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