PCRES 2001-024PLANNING COMMISSION RESOLUTION 2001-024
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF AN AMENDMENT TO
TRACT 24230 TO ALLOW A LEFT -TURN LANE ONTO LAKE
LA QUINTA DRIVE FROM WASHINGTON STREET
CASE NO.: TRACT 24230, AMENDMENT #1
APPLICANT: THE SPANOS COMPANIES
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 271h day of February, 2001, hold a duly noticed Public Hearing to consider
the request of The Spanos Companies for approval to amend Condition #22(a) of City
Council Resolution 89-85 for Tract 24230 (Amendment #1) to allow left-hand turn
access from southbound Washington Street onto Lake La Quinta Drive in the Regional
Commercial (RC) and Low Density Residential (LDR) Zone Districts, more particularly
described as:
Street Lots CC, D and E of Tract 24230; Portions of Section 30, T5S, R7E
WHEREAS, the application complied with the requirements of "The Rules
to implement the California Environmental Quality Act of 1970" (as amended;
Resolution 83-68 adopted by the La Quinta City Council) in that the Community
Development Department has prepared an Addendum to a Mitigated Negative
Declaration (EA 89-110); and
WHEREAS, the development of Lake La Quinta has been in compliance
with the mitigation measures imposed under Tract 24230 pursuant City Council
Resolution 89-85 adopted on July 5, 1989.
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 of approval to justify
a recommendation for approval of said Tract 24230, Amendment #1:
1. The proposed Amendment is consistent with the General Plan in that the turn
pocket access will assist traffic movement on Washington Street, a Major
Arterial. The modification of the landscaped median is consistent with General
Plan Circulation Element Goal 3-2 which requires roadway design standards to
accurately reflect projected traffic volumes based upon development densities.
2. The design of the subdivision and proposed turn pocket improvements are not
likely to cause environmental damage or substantially and avoidably injure fish,
or wildlife.
3. The design of the proposed off -site subdivision improvements are not likely to
cause serious public health problems due to imposed conditions as outlined in
the project's traffic report by Endo Engineering. The design of the turn lane on
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Planning Commission Resolution 2001-024
Tract 24230, Amendment #1 - The Spanos Companies
February 27, 2001
Page 2
Washington Street maintains street capacity in compliance with General Plan
Circulation Policy 3-3.1.3.
4. The design of the left-hand turn pocket will not conflict with easements
acquired by the public at large based on written responses received for this
case.
WHEREAS, in the review of this Tract Amendment, the Planning
Commission has considered, the effect of the contemplated action on housing needs
of the region for purposes of balancing those needs against the public service needs
of the residents of the City of La Quinta and its environs with available fiscal and
environmental resources.
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. The existing Lake La Quinta development has complied with the mitigation
measures imposed under Environmental Assessments 89-1 10 and an Addendum
is recommended for this Amendment; and
3. That it does recommend approval of Tract 24230 (Amendment #1) to the City
Council 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 Planning Commission held on this 27`h day of February, 2001, by the following
vote, to wit:
AYES: Commissioners Abels, Butler, Kirk, and Chairman Robbins
NOES: Commissioner Tyler
ABSENT: None
ABSTAIN: None �LL_TJL
STEVE ROBBINS, Chairman
City of La Quinta, California
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Planning Commission Resolution 2001-024
Tract 24230, Amendment k1 - The Spanos Companies
February 27, 2001
Page 3
ATTEST:
WAN, Community Development Director
Quinta, California
P:\CAROLY N\ResoPCtr24230Spa nos. wpd -46 Greg/Page 3
PLANNING COMMISSION RESOLUTION 2001-024
CONDITIONS OF APPROVAL - ADOPTED
TRACT 24230, AMENDMENT #1 (LAKE LA QUINTA)
THE SPANOS COMPANIES
FEBRUARY 27, 2001
CONDITIONS:
GENERAL
1. Tract 24230 (Amendment #1) shall comply with the requirements and standards of
§ § 66410-66499.58 of the California Government Code (the Subdivision Map Act)
and Title 13 of the La Quinta Municipal Code (LQMC) unless otherwise modified by the
following conditions.
2. This Map Amendment shall expire within two years, unless extended pursuant to
Section 13.12.150 of the Subdivision Ordinance.
3. 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 tentative map or any 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.
4. The Applicant acknowledges that the City is considering a Citywide Landscape and
Lighting District and, by recording a subdivision map, agrees to be included in the
District and to offer for dedication such easements as may be required for the
maintenance and operation of related facilities. Any assessments will be done on a
benefit basis, as required by law.
5. The Applicant acknowledges that the City is considering an Underground Utilities
District along Washington Street, 48`h Avenue, and Adams Street, and by recording
a subdivision map, agrees to be included in the District. Any assessments will be done
on a benefit basis, as required by law.
6. The Developer of this subdivision of land 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 the final map without the approval of the City
Engineer.
cond Tr 24230 Spanos - 46 Greg T.; Page 1
Planning Commission Resolution 2001-024
Conditions of Approval - Adopted
Tract 24230, Amendment #1 - The Spanos Companies
February 27, 2001
Page 2
7. The Applicant acknowledges that the City is considering an Assessment District to
finance Washington Street improvements, which will be made by the City in the near
future, and by recording a subdivision map, agrees to be included in this District.
Assessments will be levied on a benefit basis, as required by law.
DRAINAGE AND GRADING
8. The Applicant shall submit a grading plan that is prepared by a registered civil engineer
who will be required to supervise the grading and drainage improvement construction
and to certify that the constructed conditions at the rough grade stage are as per the
approved plans and grading permit. This is required prior to final map approval.
Certification at the final grade stage and verification of pad elevations is also required
prior to final approval of grading construction.
9. The Applicant shall submit a copy of the proposed grading, landscaping and irrigation
plans to Coachella Valley Water District for review and comment with respect to
CVWD's water management program. These plans shall include the landscape and
irrigation plans for all perimeter street setback areas, common areas and retention
area._
10. A thorough preliminary engineering geological and soils engineering investigation shall
be done and the report submitted for review along with the grading plan. The report's
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.
11. Prior to issuance of any grading permits, the Applicant shall submit to the Community
Development Department an interim landscape program for the entire tract, which shall
be for the purpose of wind erosion and dust control. The land owner shall institute
blowsand and dust control measures during grading and site development. These shall
include but not be limited to:
a. The use of irrigation during any construction activities;
b. Planting of cover crop or vegetation upon previously graded but undeveloped
portions of the site; and
C. Provision of wind breaks or wind rows, fencing and/or landscaping to reduce the
effects upon adjacent properties and property owners. The landowner shall
comply with requirements of the Director of Public Works and Community
Development Department. All construction and graded areas shall be watered
at least twice daily while being used to prevent the emission of dust and
blowsand.
cond Tr 24230 Spaws - 46 Greg T.; Page 2
Planning Commission Resolution 2001-024
Conditions of Approval - Adopted
Tract 24230, Amendment #1 - The Spanos Companies
February 27, 2001
Page 3
12. Graded but undeveloped land shall be maintained in a condition so as to prevent a dust
and blowsand nuisance and shall be either planted with interim landscaping or provided
with other wind and water erosion control measures as approved by the Community
Development and Public Works Departments. The applicant shall maintain graded,
undeveloped land to prevent wind and water erosion of soils and take necessary
precautions to limit and clean any track -out onto existing paved surfaces pursuant to
Chapter 6.16 (Fugitive Dust Control) of the LQMC.
TS REET AND TRAFFIC CIRCULATION
13. The Applicant shall construct or bond for half street improvements, to the
requirements of the City Engineer and the La Quinta Municipal Code, as follows:
a. Washington Street shall be constructed to City standards for a 120-foot right-of-
way width (Major Arterial), with a curb -to -curb width of 96 feet, six-foot
sidewalk, and two -percent cross slope to centerline, including median, plus one
land, plus joins. Construct roadway improvements to Sunline Transit standards
for bus shelter and turnout area along Washington Street, north of 48`h Avenue.
b. 48`h Avenue and Adams Street shall be constructed to City standards for a 1 10-
foot right-of-way width (Primary Arterial), with an 18-foot raised median island,
six-foot sidewalk, and two -percent cross slope to centerline, plus joins.
C. 47`h Avenue shall be constructed to City standards for a 72-foot right -of -way
width (Collector), with five-foot sidewalk and two -percent cross slope to
centerline, plus joins (Applicant/Developer may be responsible for construction
of this roadway in its entirety).
d. The interior public/private street system shall be designed pursuant to the
approved Tentative Tract Map Exhibits, and the requirements of the City
Engineer. Any required or requested variations to the approved street system
design sections shall be subject to review and approval by the Public Works
Department. Final roadway designs shall be coordinated with other
developments adjacent to this project (see Condition No. 14.d.).
The applicant shall submit street improvement plans that are prepared by a
registered civil engineer pursuant to the design recommendations of Endo
Engineering in their report on file with the City of La Quinta, for the following
improvement:
Washington Street (Major Arterial) at Lake La Quinta Drive - Construct
modification to the raised median to provide a left turn pocket for dedicated
left turn from southbound Washington Street onto Lake La Quinta Drive.
cond Tr 24230 Spanos - 46 Greg T.; Page 3
Planning Commission Resolution 2001-024
Conditions of Approval - Adopted
Tract 24230, Amendment #1 - The Spanos Companies
February 27, 2001
Page 4
14. Applicant shall comply with the following requirements of the Public Works
Department:
a. The Applicant shall dedicate all necessary public street and utility easements as
required, including all corner cutbacks. All necessary rights -of -way for
Washington Street, 48`h Avenue, 47" Avenue, and Adams Street shall be
dedicated to the City within 60 days of the tentative map approval date by the
City Council for Tentative Tract 24230; or, if A. G. Spanos has not completed
acquisition of the subject land area, said dedications shall be executed no later
than 20 days after final acquisition of the site. Means of dedication shall be
determined by the City Engineer. No land disturbance or other permits shall be
issued until these dedications have been appropriately executed.
The applicant shall submit current mix designs (less than two years old at the
time of construction) for base, asphalt concrete and Portland cement concrete.
The submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include
recent (less than six months old at the time of construction) aggregate gradation
test results confirming that design gradations can be achieved in current
production. The applicant shall not schedule construction operations until mix
designs are approved.
b. The Applicant shall submit street improvement plans that are prepared by a
registered civil engineer. Street improvements, including traffic signs and
markings and raise median islands (if required by the City General Plan) shall
conform to City standards as determined by the City Engineer and adopted by the
La Quinta Municipal Code (three-inch AC over four -inch Class 2 Base minimum
for residential streets only)• Street improvement plans shall be prepared in
accordance with Condition No. 13.
C. Street name signs shall be furnished and installed by the Developer in accordance
with City standards. Improvements shall include appurtenances such as traffic
control signs, markings and other devices, raised medians if required, street name
signs, and sidewalks.
d. The Applicant understands that, due to uncertainties such as timing of required
improvements relative to this and adjacent projects, there is a need to provide
guarantees for reimbursement of costs between these projects. By gaining
approval of this map, Applicant agrees to participate in the preparation of
reciprocal reimbursements for the adequate completion of these improvements,
if necessary. The form of the agreement (s) shall consider items to include, but
not to be limited to, median improvement reimbursements, landscaping
installation and maintenance, half street joins, intersection improvements/signals,
cond Tr 24230 Spanos - 46 Greg T.; Page 4
Planning Commission Resolution 2001-024
Conditions of Approval - Adopted
Tract 24230, Amendment #1 - The Spanos Companies
February 27, 2001
Page 5
etc. Determination as to the extent of specificity to be contained in the
agreement (s) shall be at the discretion of the Public Works Director.
Reimbursement for improvements to 471h and 481h Avenues, and construction of
Adams Street along APN 617-070-014 (CVWD facility), shall be subject to
provisions of this section, and coordinated by the City Engineer.
e. The Applicant shall provide surety, subject to the City Engineer's requirements,
in an amount equal to one-third of the cost for traffic signalization at Washington
Street and 481h Avenue. The applicant shall design street pavement sections
using Caltrans' design procedure (20-year life) and site -specific data for soil
strength and anticipated traffic loading (including construction traffic). Minimum
structural sections shall be as follows (or approved equivalents for alternate
materials):
Major Arterial 5.5"I6.50"
15. Drainage disposal facilities shall be provided as required by the City Engineer. The
Applicant shall comply with the provisions of the City Master Plan of Drainage,
including payment of any drainage fees required therewith. The project shall retain
100-year storm drainage on -site and/or construct piped drainage system to the La
Quinta Evacuation Channel, including street drainage flow from the adjacent one-half
width street sections (Washington Street, Adams Street, 471h and 481h Avenues),
which the applicant is responsible for construction of, subject to the approval of the
City Engineer. All drywell/sedimentation basins shall be accessible at street locations.
Nuisance water shall be retained within the median.
16. Prior to transmittal of the final map to the City Council by the City Engineering
Department, any existing structures which are to be removed from the property shall
have been removed or there shall be an agreement for the removal which shall be
secured by a faithful performance bond in a form satisfactory to the City and granting
the City the right to cause any such structures to be removed. Improvements shall
be designed and constructed in accordance with the LQMC, adopted standards,
supplemental drawings and specifications, and as approved by the City Engineer.
Improvement plans for streets, access gates and parking areas shall be stamped and
signed by qualified engineers.
17. A common area lot shall be established for that area between the tract perimeter wall
and street right-of-way for 47`h Avenue, Washington Street, 481h Avenue, and Adams
Street. Landscape maintenance responsibility of common lots and street landscape
parkway areas shall be the responsibility of the Lake La Quinta development.
cond Tr 24230 Spanos - 46 Greg T.; Page 5
Planning Commission Resolution 2001-024
Conditions of Approval - Adopted
Tract 24230, Amendment #1 - The Spanos Companies
February 27, 2001
Page 6
18. Development of the lake area shall occur as outlined in the Lake Design and
Development Report, prepared by J. Harlan Glenn & Associates, dated May 11, 1989,
as incorporated by reference thereto and made part of these conditions. A detailed
ecosystem and lake management, maintenance, and operation plan for the lake shall
be submitted for review/approval by the City Engineer, to include water quality
parameter monitoring, reporting schedules, and procedure to be utilized with
responsible agencies (City of La Quinta, CVWD, Mosquito Abatement District, Water
Quality Control Board), concise statements as to the actual use of the lake waters for
recreational purposes, if any, inventory of species, if any, to be stocked and
maintained in the lake and how the ecosystem would operate, etc. This plan shall also
include a general analysis of the feasibility for the use of canal water as a
lakefill/maintenance/irrigation source, as suggested by CVWD. This requirement shall
not preclude the Applicant from utilizing well sources, if use of the canal source is
infeasible. The required management and operations plan shall be made part of a
management and maintenance agreement for purposes of assuring continuous
implementation of the lake management plan, with the right to lien property owners
for the costs involved with the lake maintenance and operation in accordance with the
approved plan. This agreement shall be included in the CC&R's submitted for final
review and approval by the City (refer to Conditions 26 and 29).
19. An encroachment permit for work in the City of La Quinta shall be secured prior to
construction or joining improvements.
20. Applicant shall dedicate, with recordation of the tract map, access rights to 47`h
Avenue, 48`h Avenue, Washington Street, and Adams Street for all individual parcels
which front or back up to those rights -of -way.
21. Tract phasing plans, including phasing of public and off -site improvements, shall be
submitted for review and approval by the Public Works Department and the Planning
and Development Department prior to final map approval.
22. Access to the tract shall be permitted as follows:
a. Washington Street access shall be limited to right turns in/out and left turn in
only;
b. Adams Street may be permitted a full median break; and
C. 48th Avenue may be permitted a full median break.
cond Tr 24230 Spanos - 46 Greg T.; Page 6
Planning Commission Resolution 2001-024
Conditions of Approval - Adopted
Tract 24230, Amendment #1 - The Spanos Companies
February 27, 2001
Page 7
TRA T DESIGN
23. A minimum 20-foot landscaped setback shall be required along Washington Street,
Adams Street, and 481h Avenue. A minimum 10-foot landscaped setback shall be
provided along 471h Avenue. Design of the setbacks shall be approved by the
Community Development Department. Setbacks shall be measured from ultimate
right-of-way lines.
a. The minimum setbacks may be modified to an "average" if a meandering or
curvilinear wall design is used.
b. Setback areas shall be established as a separate common lot and be maintained
as set forth in Condition No. 29, unless an alternate method is approved by the
Community Development Department.
24. Seventy-five percent of any dwelling units within 150 feet of the ultimate right-of-way
of Adams Street shall be limited to one story, not to exceed 20 feet in height. Prior
to issuance of any building permits, the Applicant shall submit to the Community
Development Department for approval a siting plan showing the location of any units
higher than one story located along those frontages. No dwelling units within 150 feet
of the ultimate right-of-way of 48`h Avenue shall be higher than one story, not to
exceed 20 feet in height.
25. Prior to issuance of any building permits, the appropriate Community Development
Department approval shall be secured prior to establishing any of the following uses:
a. Temporary construction facilities.
b. Sales facilities and/or model homes, including their appurtenant signage.
C. Access gates and/or guardhouses.
d. On -site advertising/construction signs.
26. If a specific dwelling product is envisioned or if groups of lots are sold to builders prior
to the issuance of building permits, the Applicant/Builder shall submit complete detail
architectural elevations for all units. The Planning Commission will review and approve
these as a Business Item. The basic architectural standards shall be included as part
of the CC&R's. This item is required prior to any issuance of building permits.
cond Tr 24230 Spanos - 46 Greg T.; Page 7
Planning Commission Resolution 2001-024
Conditions of Approval - Adopted
Tract 24230, Amendment #1 - The Spanos Companies
February 27, 2001
Page 8
27. A noise study shall be prepared by a qualified acoustical engineer, to be submitted to
the Planning and Development Department for review and approval prior to final map
approval. The study shall concentrate on noise impacts on the tract from perimeter
arterial streets, and recommend alternative mitigation techniques. Recommendations
of the study shall be incorporated into tract design. The study shall consider use of
building setbacks, engineering design, building orientation, noise barriers (berming and
landscaping, etc.), and other techniques so as to avoid the isolated appearance given
by walled developments.
28. Prior to approval of any grading or other site disturbance activities or permits, the
applicant shall submit an archaeological mitigation plan to indicate the status of any
existing archaeological/cultural resources of any potential significance. Said plan shall
identify any existing reports done by the University of California, Riverside,
Archaeological Research Unit, and shall include methods by which any significant or
potentially significant sites (specifically CA RIV-1729) will be inventoried and/or
excavated. A mitigation and monitoring program shall be required to be submitted,
specifying a qualified archaeological monitor including any assistant and other
representatives. The statement shall provide the current address and phone number
for each monitor. The designated monitors may be changed from time to time, but no
such change shall be effective unless served by registered or certified mail on the
Community Development Department. The designated monitors or their authorized
representatives shall have the authority to temporarily divert, redirect or halt grading
activity to allow recovery of resources. In the event of discovery or recognition of any
human remains, there shall be no further grading, excavation or disturbance of the site
or any nearby area reasonably suspected to overlie adjacent human remains until
appropriate mitigation measures are completed.
29. The subdivder shall make provisions for maintenance of all landscape buffer, storm
water retention and lake areas via one of the following methods prior to final map
approval:
a. Subdivider shall consent to the formation of a maintenance district under Chapter
26 of the Improvement Act of 1911 (Streets and Highways Code, Section 5820
et seq.) or the Lighting and Landscaping Act of 1972 (Streets and Highways
Code 22600 et seq.) to implement maintenance of all improved landscape buffer
and storm water retention areas, not to include any retention capacity which is
provided within the lake, or the lake itself. It is understood and agreed that the
Developer/Applicant shall pay all costs of maintenance for said improved areas
until such time as tax revenues are received from assessment of the real
property.
cond Tr 24230 Spanos - 46 Greg T.; Page 8
Planning Commission Resolution 2001-024
Conditions of Approval - Adopted
Tract 24230, Amendment #1 - The Spanos Companies
February 27, 2001
Page 9
b. The Applicant shall submit to the Community Development Department a
Management and Maintenance Agreement, to be entered into with the lot owners
of this land division, in order to insure common areas and facilities will be
maintained. The Association shall have an unqualified right to assess the owners
of the individual units for reasonable maintenance costs. The Association shall
have the right to lien the property of any owners who default in the payment of
their assessments.
The common facilities to be maintained are as follows:
(1) Storm water retention system/24-acre lake.
(2) Twenty -foot perimeter parkway lots along Adams Street, Washington
Street, and 48th Avenue.
(3) Ten -foot perimeter parkway lot along 47`h Avenue.
30. Prior to the recordation of the final map, Applicant/Developer shall furnish water
system plans to the Fire Department for approval. Plans shall conform to the hydrant
types, location and spacing, and the system shall meet the fire flow requirements.
The Applicant shall comply with all other requirements of the City Fire Marshal at the
time of development of any parcel.
31. The applicant shall comply with all requirements of the Coachella Valley Water District.
Any parcels necessary for District facility expansion shall be shown on the final map
and conveyed to the Coachella Valley Water District, in accordance with the
Subdivision Map Act.
32. All utilities will be installed and trenched compacted to City standards prior to
construction of any streets. The soils engineer shall provide the necessary compaction
and soils test reports for review by the City Engineer, as may be required.
LANDSCAPING/WALLS
33. Prior to issuance of any grading permits, the Applicant shall submit to the Community
Development Department for review and approval a plan (or plans) showing the
following:
a. Landscaping, including plant types, sizes, spacing locations, and irrigation system
for all perimeter and common landscape buffer areas. Desert or native plant
species and drought resistant planting materials shall be incorporated into the
landscape plan.
cond Tr 24230 Spanos - 46 Greg T.; Page 9
Planning Commission Resolution 2001-024
Conditions of Approval - Adopted
Tract 24230, Amendment #1 - The Spanos Companies
February 27, 2001
Page 10
b. Location and design detail of any proposed and/or required walls.
C. Exterior lighting plan, emphasizing minimization of light and glare impacts to
surrounding properties.
34. Prior to issuance of building permits, the subdivider shall submit criteria to be used for
landscaping of all individual lot front yards. At a minimum, the criteria shall provide
for two 24-gallon trees, complete ground cover, and an irrigation system. Existing
landscaping in the Washington Street median, subject to removal by the new
improvements, shall be replanted to other areas in the median if deemed necessary by
the City Engineer.
MISCELLANEOUS
35. Prior to the issuance of a building permit for construction of any building or use
contemplated by this approval, the Applicant shall obtain permits and/or clearances for
the following public agencies:
o City Fire Marshal
o City of La Quinta Public Works Department
o Planning and Development Department, Planning Division
o Coachella Valley Water District
o Imperial Irrigation District
Evidence of said permits or clearances for the above -mentioned agencies shall be
presented to the Building & Safety Department at the time of the application for a
building permit for the use contemplated herewith.
36. Prior to issuance of any land disturbance permit, the Applicant shall pay the required
mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conservation
Program, as adopted by the City, in the amount of $600 per acre of disturbed land.
37. The Applicant shall coordinate with Sunline Transit and the City to provide a bus
shelter at the bus turnout location on Washington Street north of 48t' Avenue. The
bus turnout and shelter shall be provided in the approved street improvement plans,
and shall be constructed with those improvements.
38. Prior to the issuance of any grading, building, or other development permit or final
inspection, the Applicant shall prepare and submit a written report to the Community
Development Director demonstrating compliance with those conditions of approval and
mitigation measures of TT 24230 and EA 89-110, which must be satisfied prior to the
issuance of any permits/final inspections. The Director may require inspection or other
monitoring to assure such compliance. Said inspection or monitoring may be
cond Tr 24230 Spanos - 46 Greg T.; Page 10
Planning Commission Resolution 2001-024
Conditions of Approval - Adopted
Tract 24230, Amendment #1 - The Spanos Companies
February 27, 2001
Page 11
accomplished by consultant (s) at the discretion of the Director, and all costs
associated shall be borne by the Applicant/Developer. Compliance with the provisions
of EA 89-110 (Addendum) shall be satisfied before a grading permit is issue to install
the southbound left -turn pocket on Washington Street.
39. Prior to approval by the City Council of the final map, CZ 89-037 shall be in effect.
40. The multi -family parcel at the southwest corner of Avenue 47 and Adams Street shall
be limited to a maximum density of 16 units/acre. Development proposals for this
parcel shall be reviewed through the Site Development Permit process. A minimum
of five percent of the total units proposed on this site shall be reserved for low and
moderate income housing. (Owned by the Redevelopment Agency)
41. Commercial development (s) proposed on Lots "U", "W", "X", and "Y" applications
shall be subject to review through the Conditional Use Permit process. Development
of Lot "V" (recreation area lot) shall be subject to review through the commercial plot
plan process.
42. The Applicant/Developer shall pay fees, in lieu of parkland dedication, based upon 2.46
acres of parkland required to be dedication pursuant to Chapter 13.48 of the La Quinta
Municipal Code. This payment shall be made prior to scheduling the final map, or any
portion thereof, for City Council approval. Parcel "Z" (multi -family parcel) shall comply
with the requirements of Chapter 13.48 of the LQMC at the time of submittal/approval
of development plans.
43. Upon their approval by the City Council a memorandum noting that City Conditions of
Approval for this application exist and are available for review at City Hall shall be
recorded against the property with Riverside County.
44, Tentative Tract Map 24230 shall be developed in accordance with applicable provision
of the Washington Street Specific Plan, as adopted by City Council Resolution No. 86-
14 on March 4, 1986, and subject to subsequent amendments as previously approved
by the City Council, except where these conditions shall take precedence in the event
of identified conflicts.
FEES AND DEPOSITS
45. The applicant shall pay the City's established fees for plan checking and construction
inspection. Fee amounts shall be those in effect when the applicant makes application
for plan checking and permits.
46. Provisions shall be made to comply with the terms and requirements of the City's
adopted Development Impact Fee Program in effect at the time of issuance of building
permits.
cond Tr 24230 Spanos - 46 Greg T.; Page 11
Planning Commission Resolution 2001-024
Conditions of Approval - Adopted
Tract 24230, Amendment #1 - The Spanos Companies
February 27, 2001
Page 12
QUALITY ASSURANCE
47. The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
48. Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all improvement plans which were signed by the City. Each sheet
shall be clearly marked "Record Drawings," "As -Built" or "As -Constructed" and shall
be stamped and signed by the engineer or surveyor certifying to the accuracy of the
drawings. The applicant shall revise the CAD or raster -image files previously
submitted to the City to reflect as -constructed conditions.
SPECIAL
49. Tract conditions that have been previously completed by the developer and accepted
by the City of La Quinta are herein referenced for this Amendment, but require no
formal action by the developer in order to install the Washington Street left-hand turn
lane.
cond Tr 24230 Spanos - 46 Greg T.; Page 12