PCRES 2001-125PLANNING COMMISSION RESOLUTION 2001-125
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF TEXT AND CONDITION
CHANGES FOR A PRIVATE RESIDENTIAL COMMUNITY
CASE NO.: SPECIFIC PLAN 2000-048, AMENDMENT #1 (PALMILLA)
APPLICANT: FORREST K. HAAG FOR RJT HOMES, INC.
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 251h day of September and 91h day of October, 2001, hold duly noticed
Public Hearings for an amendment to the retention basin and setback design standards
for a master planned community of no more than 178 housing units on approximately
73 acres, generally located on the southwest corner of Avenue 50 and Jefferson
Street, more particularly described as:
Portion of the NE 1/4 of Section 5, Township 6S, Range 7E, S.B.B.M.
APN: 772-050-007 and -008; Tract 29858
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 25rh day of September, 2001, continue Amendment #1 to Specific Plan
2000-048 to October 9, 2001.
WHEREAS, the City Council of the City of La Quinta, California, did on
the 215L day of November, 2000, approve Specific Plan 2000-048 establishing design
guidelines and development standards for a master planned community of 178 housing
units on approximately 73 acres by adoption of Resolution 2000-152.
WHEREAS, a Mitigated Negative Declaration (EA 2000-401) was certified
by the City Council on November 21, 2000, under Resolution 2000-150 for the
Palmilla development. No changed circumstances or conditions and no new
information has been provided that would trigger the preparation of a subsequent
Negative Declaration; and
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 Specific Plan Amendments:
RESOPC SP48PalmiliaMerger - Greg52
Planning Commission Resolution 2001-125
Specific Plan 2000-048, Amendment #1 - Palmilla
October 9, 2001
Page 2
1. That the proposed Amendment is consistent with the goals and policies of the
La Quinta General Plan in that the property is designated Low Density
Residential which permits the uses proposed for the property and is consistent
with the goals, policies and intent of the General Plan Land Use Element
(Chapter 2) provided conditions are met. Under this Plan, the project density
is roughly 2.4 units per acre which is within the density range for this low
density residential area. Development of the site with 159 units reduces the
project density to 2.17 units/acre.
The Amendment provides design standard changes for building setbacks and
on -site retention basins that will not impact off -site developments, nor adversely
affect the development standards of Section 13.24.120 (Drainage) of the
Subdivision Ordinance.
2. That the Specific Plan Amendment will not create conditions materially
detrimental to the public health, safety and general welfare in that original
development objectives are being met through extensive public improvements
and good land use practices of encouraging common open space corridors,
varied setbacks, unique housing designs, and retention basin sizes based on
hydrology reports, etc. Large retention basins shall be an integral part of the
development's open space and include areas for walking and picnicking in a
park -like setting. Basin slopes shall be gradually sloping and be sculpted to
enhance their aesthetic appeal while limiting the amount of turf to accomplish
this end.
3. The mitigation measures of EA 2000-401 are binding on this development for
such issues as noise, archaeological monitoring and on -site water retention.
4. The Specific Plan Amendment is suitable and appropriate provided the
recommended Conditions of Approval are met.
5. That the proposed Specific Plan Amendment is an update to the original plan for
development of a private residential development of not more than 178 houses
on a 73-acre site.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
RESOPC SP48PaimillaMerger - Greg52
Planning Commission Resolution 2001-125
Specific Plan 2000-048, Amendment #1 - Palmilla
October 9, 2001
Page 3
1. That the above recitations are true and constitute the findings of the Planning
Commission in this case;
2. That it does hereby require compliance with those mitigation measures required
in Environmental Assessment 2000-401 (City Council Resolution 2000-150);
and
3. That it does hereby recommend approval to the City Council of Specific Plan
2000-048 (Amendment #1) for the reasons set forth in this Resolution and
subject to the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on this 9rh day of October, 2001, by the
following vote, to wit:
AYES: Commissioners Butler, Tyler, and Chairman Abels
NOES: Commissioners Kirk and Robbins
ABSENT: None
ABSTAIN: None
,IU /ADCLJ, unalrman
of a Quinta, California
ATTEST:
HERf'j/IAN, Community Development
La uinta, California
RESOPC SP48Pa1millaMerger - Greg52
PLANNING COMMISSION RESOLUTION 2001-125
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 2000-048, AMENDMENT #1 (PALMILLA)
OCTOBER 9, 2001
GENERAL
1 . The applicant and/or developer 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 Amendment. The City shall have sole discretion in selecting its defense
counsel and any other challenge pertaining to this project.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
2. Prior to the issuance of a grading, construction or building permit, the applicant
shall obtain permits and/or clearances from the following public agencies and
departments:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District (DSUSD)
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
The applicant/developer is responsible for any requirements of the permits or
clearances from those jurisdictions. If the requirements include approval of
improvement plans, applicant shall furnish proof of said approvals prior to
obtaining City approval of the plans.
The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit. For projects requiring project -specific NPDES
construction permits, the applicant shall submit a copy of the CWQCB
acknowledgment of the applicant's Notice of Intent 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.
CondPC SP48 Palmilla Merger-GT52
Planning Commission Resolution 2001-125
Conditions of Approval - Adopted
Specific Plan 2000-048, Amendment #1
October 9, 2001
Page 2
PROPERTY RIGHTS
3. Prior to approval of any future final tract map(s), the applicant shall acquire or
confer easements and other property rights required of future tentative map(s)
or otherwise necessary for construction or proper functioning of the proposed
development. Conferred rights shall include irrevocable offers to dedicate or
grant access easements to the City for emergency services and for
maintenance, construction, and reconstruction of essential improvements.
4. The applicant shall dedicate or grant public and private street right of way and
utility easements in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and as required by the City Engineer.
5. Right-of-way dedications required of this development include:
A. PUBLIC STREETS
1. 50`h Avenue (Primary Arterial) - no additional dedication required
2. Jefferson Street (Major Arterial) - no additional dedication required
B. PRIVATE STREETS - Residential: 31-foot width. On -street parking is
prohibited and provisions shall be made for adequate off-street parking
for residents and visitors. The CC&R's shall contain language requiring
the Homeowner's Association to provide for ongoing enforcement of the
restrictions.
C. CULS DE SAC - Use Riverside County Standard 800 (symmetric) or 800A
(offset) with 39.5-foot radius, or larger.
6. Right-of-way geometry for knuckle turns and corner cutbacks shall conform
with Riverside County Standard Drawings #t801 and ##805 unless otherwise
approved by the City Engineer.
7. Dedications shall include additional widths as necessary for dedicated right and
left turn lanes, bus turnouts, and other features contained in the approved
construction plans.
8. The applicant shall dedicate ten -foot public utility easements contiguous with
and along both sides of all private streets. The easements may be reduced to
five feet with the express concurrence of IID.
CondPC SP48 Palmilla Merger-GT52
Planning Commission Resolution 2001-125
Conditions of Approval - Adopted
Specific Plan 2000-048, Amendment #1
October 9, 2001
Page 3
9. 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):
A. 50`" Avenue and 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 public facilities (e.g., sidewalks) are placed on privately -owned setbacks,
the applicant shall dedicate blanket easements for those purposes.
10. The applicant shall dedicate easements necessary for placement of and access
to utility lines and structures, drainage basins, mailbox clusters, park lands, and
common areas.
11. The applicant shall vacate abutter's rights of access to public streets and
properties from all frontage along the streets and properties except access
points shown on the approved Specific Plan.
12. The applicant shall furnish proof of easements or written permission, as
appropriate, from owners of any abutting properties on which grading, retaining
wall construction, permanent slopes, or other encroachments are to occur.
13. If the applicant proposes vacation or abandonment of any existing rights of way
or access easements which will diminish access rights to any properties owned
by others, the applicant shall provide approved alternate rights of way or access
easements to those properties or notarized letters of consent from the property
owners.
GRADING
14. This development shall comply with Chapter 8.11 of the LQMC (Flood Hazard
Regulations). If any portion of any proposed building lot in the development is
or may be located within a flood hazard area as identified on the City's Flood
Insurance Rate Maps, the development shall be graded to ensure that all floors
and exterior fill (at the foundation) are above the level of the project (100-year)
CondPC SP48 Palmilla Merger-GT52
Planning Commission Resolution 2001-125
Conditions of Approval - Adopted
Specific Plan 2000-048, Amendment #1
October 9, 2001
Page 4
flood and building pads are compacted to 95% Proctor Density as required in
Title 44 of the Code of Federal Regulations, Section 65.5(a)(6)• Prior to
issuance of building permits for lots which are so located, the applicant shall
furnish certifications as required by FEMA that the above conditions have been
met.
15. Prior to issuance of any grading permit(s), the applicant shall furnish a
preliminary geotechnical ("soils") report and an approved grading plan prepared
by a qualified engineer. The grading plan shall conform with the
recommendations of the soils report and be certified as adequate by a soils
engineer or engineering geologist.
16. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape
areas outside the right of way unless otherwise approved by the City Engineer.
17. The applicant shall endeavor to minimize differences in elevation at abutting
properties and between separate tracts and lots within this development.
Building pad elevations on contiguous lots shall not differ by more than three
feet except for lots within a tract or parcel map, but not sharing common street
frontage, where the differential shall not exceed five feet.
The limits given in this condition and the previous condition are not entitlements
and more restrictive limits may be imposed in the map approval or plan checking
process. If compliance with the limits is impractical, however, the City will
consider alternatives which minimize safety concerns, maintenance difficulties
and neighboring -owner dissatisfaction with the grade differential.
18. 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. 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.
19. The applicant shall maintain graded, undeveloped land to prevent wind and
water erosion of soils. The land shall be planted with interim landscaping or
provided with other erosion control measures approved by the Community
Development and Public Works Departments.
CondPC SP48 Palmilla Merger-GT52
Planning Commission Resolution 2001-125
Conditions of Approval - Adopted
Specific Plan 2000-048, Amendment #1
October 9, 2001
Page 5
20. Prior to issuance of building permits, the applicant shall provide building pad
certifications stamped and signed by qualified engineers or surveyors. For each
pad, the certification shall list the approved elevation, the actual elevation, the
difference between the two, if any, and pad compaction. The data shall be
organized by lot number and listed cumulatively if submitted at different times.
DRAINAGE
The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and
the following:
21. Stormwater falling on site during the peak 24-hour period of a 100-year storm
(the design storm) shall be retained within the development unless otherwise
approved by the City Engineer. The tributary drainage area shall extend to the
centerline of adjacent public streets.
22. 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
impracticable. If individual -lot retention is approved, the applicant shall meet
the individual -lot retention provisions of Chapter 13.24, LQMC.
23. Storm flow in excess of retention capacity shall be routed through a designated,
unimpeded overflow outlet to the historic drainage relief route.
24. Storm drainage historically received from adjoining property shall be retained on
site or passed through to the overflow outlet.
25. Retention facility design shall be based on site -specific percolation data which
shall be submitted for checking with the retention facility plans. The design
percolation rate shall not exceed two inches per hour.
26. Retention basin slopes shall not exceed 3:1. Maximum retention depth shall be
six feet for common basins and two feet for individual -lot retention. Basins
over 20,000 square feet in size may be up deeper than six feet, subject to
approval by the City Engineer pursuant to the design guidelines addressed in
Exhibit "A". Large basins shall have sculpted sides in varying heights and allow
concrete pedestrian access W wide) into portions of the basin from adjacent
private streets.
CondPC SP48 Palmilla Merger-GT52
Planning Commission Resolution 2001-125
Conditions of Approval - Adopted
Specific Plan 2000-048, Amendment #1
October 9, 2001
Page 6
27. Nuisance water shall be retained on -site. In residential developments, nuisance
water shall be disposed of in a trickling sand filter and Ieachfield approved by
the City Engineer. The sand filter and leechfield shall be designed to contain
surges of three gallons per hour per 1,000 sq. ft. (of landscape area) and
infiltrate five gallons per day per 1,000 square feet.
28. In dpvPlnnmentc fnr whiff-sPrurity will hP nrnvidiad by m� thlir- safety entities
1e-.g. the I a Guinta Safety Department or the Riverside Cpimty Sheriff's
Department), retention hasins shall he visihle from adjacent sf �reet(sl No fence
or wall shall be constructed around basins unless approved by the Community
Development Director and City Engineer.
29. If the applicant proposes discharge of stormwater directly or indirectly to the
Coachella Valley Stormwater Channel, the applicant shall indemnify the City
from the costs of any sampling and testing of the development's drainage
discharge which may be required under the City's NPDES Permit or other City -
or area -wide pollution prevention program, and for any other obligations and/or
expenses which may arise from such discharge. The indemnification shall be
executed and furnished to the City prior to issuance of any grading,
construction or building permit and shall be binding on all heirs, executors,
administrators, assigns, and successors in interest in the land within this
tentative map excepting therefrom those portions required to be dedicated or
deeded for public use. The form of the indemnification shall be acceptable to
the City Attorney. If such discharge is approved for this development, the
applicant shall make provisions in the CC&R's for meeting these potential
obligations.
30. The project shall be designed to accommodate purging and blow -off water from
any on -site or adjacent well sites granted or dedicated to the local water utility
authority as a requirement for development of this property.
UTILITIES
31. The applicant shall obtain the approval of the City Engineer for the location of
all utility lines within the right of way and all aboveground utility structures
including, but not limited to, traffic signal cabinets, electrical vaults, water
valves, and telephone stands, to ensure optimum placement for practical and
aesthetic purposes.
CondPC SP48 Palmilla Merger-GT52
Planning Commission Resolution 2001-125
Conditions of Approval - Adopted
Specific Plan 2000-048, Amendment #1
October 9, 2001
Page 7
32. Existing aerial lines within or adjacent to the proposed development and all
proposed utilities shall be installed underground, unless otherwise allowed by
General Plan Amendment 2000-073. Power lines exceeding 34.5 Kv are
exempt from this requirement.
33. Utilities shall be installed prior to overlying hardscape. For installation of utilities
in existing, improved streets, the applicant shall comply with trench restoration
requirements maintained or required by the City Engineer. The applicant shall
provide certified reports of trench compaction for approval of the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
34. The applicant shall install the following street improvements to conform with
the General Plan street type noted in parentheses. (Public street improvements
shall conform with the City's General Plan in effect at the time of construction.)
A. OFF -SITE STREETS
1 . 501" Avenue (Primary Arterial) - Construct 38-foot half of 76-foot
improvement (travel width, excluding curbs) plus 6-foot sidewalk.
2. Jefferson Street (Major Arterial) - applicant shall pay cash fee to
reimburse City for street improvements made to applicant's
frontage through the City's Capital Improvement Program.
Reimbursement amount shall cover all costs related to installing
curb, gutter and outside 20 feet of roadway paving; the
reimbursement amount shall be reduced by the percentage of non -
City funds expended on the Jefferson Street Widening project.
B. PRIVATE STREETS
1. On -site streets:
a. Two -Way Traffic: construct 28-foot wide full -width
improvements (measured from gutter flowline to gutter
flowline) within the 31-foot right of way. All on -site streets
shall be constructed with "wedge" type curb design as
approved by the City Engineer.
CondPC SP48 Palmilla Merger-GT52
Planning Commission Resolution 2001-125
Conditions of Approval - Adopted
Specific Plan 2000-048, Amendment #1
October 9, 2001
Page 8
b. One -Way Traffic: the following streets shall be designated
as one-way travel only:
Lot D: construct minimum 20-foot wide full -width
improvements (measured from gutter flowline to
gutter flowline) within a minimum 23-foot right of
way. Street shall be constructed with "wedge" type
curb design as approved by the City Engineer.
ii. Lots C and G: construct minimum 16-foot wide full -
width improvements (measured from gutter flowline
to gutter flowline) within a minimum 19-foot right of
way. Street shall be constructed with "wedge" type
curb design as approved by the City Engineer.
C. Cul-de-Sacs: All cul-de-sac bulbs which contain raised
landscaped islands shall be designated as "One -Way" and
applicant shall construct minimum 20-foot wide full -width
improvements (measured from gutter flowline to gutter
flowline) within a minimum 23-foot right of way. Construct
a "wedge" type curb design as approved by the City
Engineer.
d. Lots S & U: provide for two-way traffic by constructing
minimum 22-foot wide full -width improvements (measured
from gutter flowline to gutter flowline) within a minimum
25-foot right of way. Street shall be constructed with
"wedge" type curb design as approved by the City
Engineer.
2. All on -street parking is prohibited with the exception of guest
parking by permit only and enforced by the Homeowners'
Association and the applicant shall be required to provide for the
perpetual enforcement of the restriction by the Homeowners'
Association.
CondPC SP48 Palmilla Merger-GT52
Planning Commission Resolution 2001-125
Conditions of Approval - Adopted
Specific Plan 2000-048, Amendment #1
October 9, 2001
Page 9
C. CULS DE SAC - Use Riverside County Standard 800 (symmetric) or
800A (offset), with 38-foot curb radius.
Entry drives, main interior circulation routes, turn knuckles, corner cutbacks,
bus turnouts, dedicated turn lanes, and other features contained in the approved
construction plans may warrant additional street widths as determined by the
City Engineer.
35. Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians if required, street name signs, and
sidewalks. Mid -block street lighting is not required.
36. The applicant may be required to extend improvements beyond development
boundaries to ensure they safely integrate with existing improvements (e.g.,
grading; traffic control devices and transitions in alignment, elevation or
dimensions of streets and sidewalks).
37. 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.
38. Knuckle turns and corner cutbacks shall conform with Riverside County
Standard Drawings #801 and #805, unless otherwise approved by the City
Engineer.
39. Public streets shall have vertical curbs or other approved curb configurations
which convey water without ponding and provide lateral containment of dust
and residue for street sweeping. Onsite private streets shall have a wedge
curb, the design of which shall be approved by the City Engineer. The lip of the
wedge curb at the flowline shall be vertical (1/8" batter) and a minimum of 0.1'
in height. Unused curb cuts on any lot shall be restored to normal curbing prior
to final inspection of permanent building(s) on the lot.
40. 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):
CondPC SP48 Palmilla Merger-GT52
Planning Commission Resolution 2001-125
Conditions of Approval - Adopted
Specific Plan 2000-048, Amendment #1
October 9, 2001
Page 10
Residential & Parking Areas
Collector
Secondary Arterial
Primary Arterial
Major Arterial
3.0" a.c./4.50" c.a.b.
4.0"/5.00"
4.0"/6.00"
4.5"/6.00"
5.5"/6.50"
41. 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.
42. The City will conduct final inspections of homes and other habitable buildings
only when the buildings have improved street and (if required) sidewalk access
to publicly -maintained streets. The improvements shall include required traffic
control devices, pavement markings and street name signs. If on -site streets
are initially constructed with partial pavement thickness, the applicant shall
complete the pavement prior to final inspections of the last ten percent of
homes within the project or when directed by the City, whichever comes first.
43. General access points and turning movements of traffic are limited to the
following:
A. 501" Avenue - Main project entry, to be located approximately 1,250 feet
west of the centerline of Jefferson Street. No restrictions applied to
turning movements at this location.
B. bLA e ue - Emergency access entry (20-foot wide) from the end of the
cul-de-sac in "B" Street, to be located approximately 2,400 feet west of
the centerline of Jefferson Street. This point of entry will be restricted
to right -turn movements only.
CondPC SP48 Palmilla Merger-GT52
Planning Commission Resolution 2001-125
Conditions of Approval - Adopted
Specific Plan 2000-048, Amendment #1
October 9, 2001
Page 11
C. Jefferson Street - Secondary project entry, to be located approximately
600 feet south of the centerline of 501h Avenue. This point of entry will
be restricted to right -turn movements, and a left -turn into the project if
the applicant desires to construct an appropriately designed opening in
the median island.
LANDSCAPING
44. The applicant shall provide landscaping in required setbacks, retention basins,
common lots, and park areas.
45. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
The applicant shall submit plans for approval by the Community Development
Department prior to plan checking by the Public Works Department. When plan
checking is complete, the applicant shall obtain the signatures of CVWD and the
Riverside County Agricultural Commissioner prior to submitting for signature by
the City Engineer. Plans are not approved for construction until signed by the
City Engineer.
46. 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 streets.
47. A six-foot wide meandering sidewalk shall be constructed along 50`h Avenue
and Jefferson Street within the 32'-0" right-of-way and setback.
48. Large retention basins lover 20,000 square feet) shall limit turf use to 40
approximately percent. Large basins shall include a dense planting of shade
trees lone 24" box tree every 30 feet in random pattern) around its perimeter
and adjacent to pedestrian access areas. Turf shall be used to control water
runoff on basin slopes of greater than 4:1, but not be used to cover the bottom
of the basin.
CondPC SP48 Palmilla Merger-GT52
Planning Commission Resolution 2001-125
Conditions of Approval - Adopted
Specific Plan 2000-048, Amendment #1
October 9, 2001
Page 12
PUBLIC SERVICES
49. The applicant shall provide public transit improvements as required by Sunline
Transit and approved by the City Engineer.
MAINTENANCE
50. The applicant shall make provisions for continuous, perpetual maintenance of
all on -site improvements, perimeter landscaping, access drives, and sidewalks.
The applicant shall maintain required public improvements until expressly
released from this responsibility by the appropriate public agency.
FEES AND DEPOSITS
51. 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.
COMMUNITY DEVELOPMENT DEPARTMENT
52. The Specific Plan shall be amended throughout, wherever appropriate, to clearly
state that the following shall require approval of Site Development Permits:
A. Perimeter wall and landscaping
B. Common area landscaping
C. Model homes, both attached and detached
D. Monument identification signage
53. The Specific Plan Plant List on pages 2.35 through 2.38 shall be amended to
focus on native and non-invasive plant types.
54. The project shall be surrounded on the north and east boundary by a 4-foot
berm topped with a 6-foot wall, as measured from finished grade for all areas
shown in Figure 3 of the Noise Analysis as requiring a 10-fcot wall. The project
shall be surrounded on the north and east boundary by a 2-foot berm topped
with a 6'-0" wall, as measured from finished grade for all areas shown in Figure
3 of the Noise Analysis as requiring a 8'-0" wall. Design of the berm and wall
shall be subject to Site Development Permit review.
CondPC SP48 Palmilla Merger-GT52
Planning Commission Resolution 2001-125
Conditions of Approval - Adopted
Specific Plan 2000-048, Amendment k1
October 9, 2001
Page 13
55. The last paragraph in Section 2.6.3, Recreation, on page 2.11 shall be deleted.
56. The tables on pages 3.4 and 3.5, "Detached Single Family Units" and
"Attached/Zero Lot Line Units," respectively, shall be amended to allow only a
6-foot wall height.
57. The tables on pages 3.4 and 3.5, "Detached Songlp Family Units" and
e . . . be amended toallow 10 fon
.. onto ..90-font rear yard
sptha or lots which do not hark onto—Gpen R�arp as follows:
A. Rear yard setbacks for houses and guest houses shall not be less than
10 feet for lots backing up to common open space. Primary dwelling
units that do not back onto open space shall have a 20'-0" rear yard
setback, excluding Lots 43, 56, 77, 102, 119, 120, 149 and 158 which
may have 10 foot setbacks.
B. Pop -out design elements can protrude a maximum of two feet into the
front yard setback.
C. Air condition compressor units shall be a minimum distance of four feet
from side yard property lines.
58. Th�EDific Plan shall he amended to state that all Project signage shall
conform to the standards for monument signage contained in the Zoning
Ordinance.
59. The Specific Plan shall be amended to require the location of two story homes
in conformance with the standards of Section 9.60.310 of the Zoning
Ordinance.
60. On page 3.3 of the Specific Plan, under "B. Permitted Uses," and anywhere else
it may occur, the word duplex shall be replaced by the word "attached."
61. Five copies of the Final Specific Plan, with all amendments required above
integrated into the document, and with these conditions of approval appended
to the document, shall be submitted to the Community Development
Department prior to the issuance of any permit.
CondPC SP48 Palmilla Merger-GT52
Planning Commission Resolution 2001-125
Conditions of Approval - Adopted
Specific Plan 2000-048, Amendment #1
October 9, 2001
Page 14
62. The project proponent shall comply with all mitigation measures contained in
the Environmental Assessment 2000-401.
DOMESTIC WATER AND SANITARY SEWER
63. Pursuant to the requirements of the Coachella Valley Water District (CVWD),
the project proponent shall annex to Improvement Districts No. 1 for irrigation
service.
64. Landscaping, irrigation and grading plans shall be submitted to CVWD for
review and approval.
65. All plans for domestic water connections to existing CVWD lines shall be
submitted to the District for review and approval.
66. The project proponent shall obtain all necessary approvals from the District for
the well site located at the northeastern corner of the property.
67. The project proponent shall demonstrate, prior to recordation of the final map,
that Bureau of Reclamation facilities on the project site do not conflict with the
proposed project, to the satisfaction of the District.
FIRE DEPARTMENT
68. All water mains and fire hydrants 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. Fire hydrants shall be
located at each intersection and spaced 330 feet apart with no portion of any
lot frontage more than 165 feet from a hydrant. Minimum fire flow shall be
1,000 G.P.M. for a 2-hour duration at 20 PSI. Blue dot retro-reflectors shall be
placed in the street eight -inches form centerline to the side that fire hydrant is
on, to identify hydrant locations.
Public access buildings (i.e., recreation halls, clubhouses, etc.) require Super fire
hydrants to be placed no closer than 25 feet and not more than 165 feet from
any portion of the first floor of said building following approved travel ways
around the exterior of the building. Minimum fire flow for these areas would be
1,500 G.P.M. for a 2-hour duration at 20 PSI.
CondPC SP48 Palmilla Merger-GT52
Planning Commission Resolution 2001-125
Conditions of Approval - Adopted
Specific Plan 2000-048, Amendment #1
October 9, 2001
Page 15
69. The minimum dimensions for fire apparatus access roads entering and exiting
this project shall have an unobstructed width of not less than 20 feet in each
direction and an unobstructed vertical clearance of not less than 13 feet 6
inches. Parking is permitted on one side of roadways with a minimum width of
25 feet. Parking is permitted on both sides of roadways with a minimum width
of 36 feet. The applicant or developer shall prepare and submit to the Fire
Department for approval, a site plan designating required fire lanes with
appropriate lane painting and/or signs.
70. All interior fire apparatus access roads shall be a minimum of 20 feet
unobstructed width and an unobstructed vertical clearance of 13'6". Any
portion of an exterior wall of the first story_of any building shall he Inrnted
within 150-feet from fire a aratus arrpss as mpasLred by an apprnvpd route
around the exterior of the huUdinq All structures shall be accessible form an
approved roadway to within 150 feet of all portions of the exterior of the first
floor.
71. Gate entrance/exit openings shall be not less than 15 feet in width. Gate
entrances shall be at least two feet wider than the width of the travel lane
serving that gate. All gates shall be located at least 40' from the roadway and
shall open to allow a vehicle to stop without obstructing traffic on the road.
Where a one-way road with a single traffic lane provides access to a gate
entrance, a 38-foot turning radius shall be used. Gates shall have either a
secondary power supply or an approved manual means (KNOX) to release
mechanical control of the gate in the event of loss of primary power.
Automatic gate pins shall be rated with a shear pin force, not to exceed 30
pounds. Gates activated by the rapid entry system shall remain open until
closed by the rapid entry system. Gating plans shall be submitted to the Fire
Department for approval prior to installation.
72. The maximum dead-end street length is limited to 1,320 feet for areas not
located in a designated high fire hazard zone. A secondary access roadway is
typically provided when such a condition exists.
CondPC SP48 Palmilla Merger-GT52
Planning Commission Resolution 2001-125
Conditions of Approval - Adopted
Specific Plan 2000-048, Amendment #1
October 9, 2001
Page 16
73. Cul-de-sacs shall have a minimum outside radius of 38 feet to face of curb with
a minimum inside radius of 26 feet to islands or center landscape features. The
entire radius of 38 feet is required to properly turn fire department vehicles.
Vehicle parking along the curb should be prohibited when the minimum radius
is used.
74. Any nonresidential building greater than 5,000 square feet shall have internal
fire sprinkler systems per NFPA 13 Standard, and be approved for use by the
Fire Department.
75. The proposed street bridges shall be designed to handle a live load of 60,000
lbs. over two axles.
76. The required water system, including fire hydrants, shall be installed and
accepted by the appropriate water agency prior to any combustible building
material being placed on an individual lot.
SCHOOL FEES
77. The project proponent shall demonstrate their payment of school fees prior to
the issuance of a building permit.
CondPC SP48 Palmilla Merger-GT52