PCRES 2003-100PLANNING COMMISSION RESOLUTION 2003-100
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF DEVELOPMENT PRINCIPLES AND DESIGN
GUIDELINES FOR A SPECIFIC PLAN TO ALLOW TWO 18-HOLE GOLF
COURSES, ASSOCIATED FACILITIES AND 1,400 RESIDENTIAL
UNITS RANGING IN SIZE FROM ±3,150 TO ±3,650 SQUARE FEET
ON ±942 ACRES LOCATED AT THE NORTHWEST CORNER OF
AVENUE 60 AND MONROE STREET
CASE NO.: SPECIFIC PLAN 2003-067
APPLICANT: CORAL OPTION I, LLC
WHEREAS, the Planning Commission of the City of La Quinta,
California, did, on the 25`h day of November, 2003, hold a duly noticed Public
Hearing to consider development principles and design guidelines to allow two 18-
hole golf courses, 16,400 square foot golf clubhouse, 4,000 square foot swim &
tennis facility, 400 square foot gatehouse, 14,000 square foot maintenance
building, and, 1,400 attached and detached residential model units ranging in size
from ±3,150 square feet to ±3,650 square feet, generally located at the
northwest corner of Avenue 60 and Monroe Street, more particularly described as
follows:
APNs: 764-200-001 thru 007; 764-210-001 thru 006
WHEREAS, said Environmental Assessment has 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 Environmental
Assessment 2003-483 and has determined that although the proposed project
could have a significant adverse impact on the environment, mitigation measures
have been imposed on the project that would reduce impacts to less than
significant levels, and therefore, a Mitigated Negative Declaration of Environmental
Impact is recommended for certification; 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 make the following mandatory findings pursuant to
Section 9.240.010 of the Zoning Code to justify recommending to the City Council
approval of said Specific Plan:
PC RESO SP 03-067.doc
Planning Commission Resolution 2003-100
Specific Plan 2003-067
Coral Option I, LLC
November 25, 2003
1 . Consistency with the General Plan: The proposed project is consistent with the
goals and policies of the General Plan in that the design, height, scale and
mass of the project is compatible with the land use designations in the General
Plan.
2. Public Welfare: Approval of the proposed project will not create conditions
materially detrimental to public health, safety and general welfare in that the
proposed project is consistent with the project's Specific Plan.
3. Land Use Compatibility: The proposed project is compatible in terms of land
uses, in that it is consistent with the type of development allowed under the
City's General Plan designations.
4. Property Suitability: The proposed project is suitable and appropriate for the
subject property in that the site is zoned for residential, golf course and
commercial uses in accordance with the Specific Plan, Zoning Code, and the
goals, objectives and policies of the City's General Plan.
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 for this Specific Plan;
2. That it does hereby recommend to the City Council approval of Specific Plan
2003-067 for the reasons set forth in this Resolution, subject to the
Conditions of Approval attached hereto;
PASSED, APPROVED and ADOPTED at a regular meeting of the La
Quinta Planning Commission held on this 251h day of November, 2003, by the
following vote, to wit:
AYES: Commissioners Abels, Daniels, Quill, Tyler and Chairman Kirk
NOES: None
ABSENT: None
ABSTAIN: None
PC RESO SP 03-067.doc
Planning Commission Resolution 2003-100
Specific Plan 2003-067
Coral Option I, LLC
November 25, 2003
TOM KIRK, Phairlraan
City of La uinta, California
ATTEST:
HERMAN
unity Development Director
La Quinta, California
PC RESO SP 03-067.doc
PLANNING COMMISSION RESOLUTION 2003-100
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 03-067
CORAL OPTION I, LLC
NOVEMBER 25, 2003
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City
of La Quinta ("City"), its agents, officers and employees from any
claim, action or proceeding to attack, set aside, void, or annul the
approval of this Tentative Tract Map, or any Final Map recorded
thereunder. The City shall have sole discretion in selecting its defense
counsel.
The City shall promptly notify the applicant of any claim, action or
proceeding and shall cooperate fully in the defense.
2. This Specific Plan, and any Final Map recorded thereunder, shall
comply with the requirements and standards of Government Code § §
66410 through 66499.58 (the "Subdivision Map Act"), and Chapter
13 of the La Quinta Municipal Code ("LQMC").
The City of La Quinta's Municipal Code can be accessed on the City's
Web Site at www.la-quinta.org.
3. Prior to the issuance of any grading, construction, or building permit
by the City, the applicant shall obtain the necessary clearances and/or
permits from the following agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Coachella Valley unified School District (CVUSD)
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
The applicant is responsible for all requirements of the permits and/or
clearances from the above listed agencies. When the requirements
include approval of improvement plans, the applicant shall furnish
proof of such approvals when submitting those improvement plans for
— City approval.
SP 03 067 PC COA.doc
PLANNING COMMISSION RESOLUTION 2003-100
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 03-067
CORAL OPTION I, LLC
NOVEMBER 25, 2003
4. The applicant shall comply with applicable provisions of the City's
NPDES stormwater discharge permit, Sections 8.70.010 et seq.
(Stormwater Management and Discharge Controls) and 13.24.170
(Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457;
and the State Water Resources Control Board's Order No. 99-08-
DWQ.
A. For construction activities including clearing, grading or
excavation of land that disturbs one (1) acre or more of land, or
that disturbs less than one (1) acre of land, but which is a part
of a construction project that encompasses more than one (1)
acre of land, the Permitee shall be required to submit a Storm
Water Pollution Protection Plan ("SWPPP")•
B. The applicant's SWPPP shall be approved by the City Engineer
prior to any on or off -site grading being done in relation to this
project.
C. The applicant shall ensure that the required SWPPP is available
for inspection at the project site at all times through and
including acceptance of all improvements by the City.
D. The applicant's SWPPP shall include provisions for all of the
following Best Management Practices ("BMPs") (8.70.020
(Definitions), LQMC):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
E. All erosion and sediment control BMPs proposed by the
applicant shall be approved by the City Engineer prior to any
onsite or offsite grading, pursuant to this project.
SP 03 067 PC COA.doc
PLANNING COMMISSION RESOLUTION 2003-100
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 03-067
CORAL OPTION I, LLC
NOVEMBER 25,2003
F. The approved SWPPP and BMP's shall remain in effect for the
entire duration of project construction until all improvements are
completed and accepted by the City.
5. Permits issued under this approval shall be subject to the provisions of
the Infrastructure Fee Program and Development Impact Fee program
in effect at the time of issuance of building permit(s).
PROPERTY RIGHTS
6. Prior to issuance of any permit(s), the applicant shall acquire or confer
easements and other property rights necessary for the 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.
7. The applicant shall offer for dedication on the Final Map all public
street right-of-ways in conformance with the City's General Plan,
Municipal Code, applicable specific plans, and/or as required by the
City Engineer.
8. The public street right-of-way offers for dedication required for this
development include:
A. PUBLIC STREETS
1) Monroe Street (General Plan Primary Arterial, Option A,
1 10' ROW) - Sufficient right of way shall be dedicated to
accommodate the standard 55 feet from the centerline of
Monroe Street for a total 110-foot ultimate developed
right of way except for an additional right of way
dedication to accommodate improvements conditioned
under STREET AND TRAFFIC IMPROVEMENTS.
SP 03 067 PC COA.doc
PLANNING COMMISSION RESOLUTION 2003-100
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 03-067
CORAL OPTION I, LLC
NOVEMBER 25, 2003
2) Madison Street pursuant to Specific Plan 218,
Amendment No. 1 (Primary Arterial , Option A*, 110'
ROW) - The standard 110-foot ultimate developed right
of way shall be dedicated except for an additional right of
way dedication to accommodate improvements
conditioned under STREET AND TRAFFIC
IMPROVEMENTS.
3) Avenue 58 (Proposed General Plan Secondary Arterial,
94' ROW) - If a proposed General Plan Amendment is
adopted by the City Council, sufficient right of way shall
be dedicated to accommodate the proposed standard 47-
foot right of way from the centerline of Avenue 58 to
comply with the existing Secondary Arterial Roadway
Classification plus a Class II bicycle. Additional right of
way shall be dedicated to accommodate improvements
conditioned under STREET AND TRAFFIC
IMPROVEMENTS.
4) Avenue 60 (Proposed General Plan Secondary Arterial,
94' ROW) - If a proposed General Plan Amendment is
adopted by the City Council, sufficient right of way shall
be dedicated to accommodate the proposed standard 47-
foot right of way from the centerline of Avenue 58 to
comply with the existing Secondary Arterial Roadway
Classification plus a Class II bicycle. Additional right of
way shall be dedicated to accommodate improvements
conditioned under STREET AND TRAFFIC
IMPROVEMENTS.
Note: *Equivalent to County of Riverside Arterial Highway Roadway
Classification
9. The applicant shall retain for private use on the Final Map all private
street right-of-ways in conformance with the City's General Plan,
Municipal Code, applicable specific plans, and/or as required by the
City Engineer.
SP 03 067 PC COA.doc
PLANNING COMMISSION RESOLUTION 2003-100
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 03-067
CORAL OPTION I, LLC
NOVEMBER 25, 2003
10. The private street right-of-ways to be retained for private use required
for this development include:
Property line shall be placed at the back of curb similar the
typical street section. Use of smooth curves instead of angular
lines at property lines is recommended.
Private Residential Streets measured gutter flow line to gutter
flow line: 36-foot travel width where parking is allowed on both
sides and 28 feet if on -street parking is prohibited, and provided
there is adequate off-street parking for residents and visitors,
and the applicant establishes provisions for ongoing
enforcement of the parking restriction in the CC&R's. The
CC&R's shall be reviewed by the Engineering Department prior
to recordation.
11. Dedications shall include additional widths as necessary for dedicated
right and left turn lanes, bus turnouts, and other features.
12. When the City Engineer determines that access rights to the proposed
street right-of-ways shown on the Tentative Tract Map are necessary
prior to approval of the Final Map dedicating such right-of-ways, the
applicant shall grant the necessary right-of-ways within 60 days of a
written request by the City.
13. The applicant shall offer for dedication on the Final Map, when
submitted, a ten -foot wide public utility easement contiguous with,
and along both sides of all private streets. Such easement may be
reduced to five feet in width with the express written approval of IID.
14. The applicant shall create perimeter landscaping setbacks along all
public right-of-ways as follows:
A. Monroe Street — (General Plan Primary Arterial) - 20-foot from
the R/W-P/L.
B. Madison Street — (Pursuant to Specific Plan 218, Amendment
No. 1 — Primary Arterial, Option A) — 20-foot from the R/W-P/L.
SP 03 067 PC COA.doc
PLANNING COMMISSION RESOLUTION 2003-100
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 03-067
CORAL OPTION I, LLC
NOVEMBER 25, 2003
C. Avenue 58 - and Avenue 60 (General Plan Secondary Arterial) -
10-foot from the R/W-P/L.
The listed setback depth shall be the average depth where a
meandering wall design is approved.
The setback requirements shall apply to all frontages 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 offer for dedication blanket easements for
those purposes on the Final Map, when submitted.
15. The applicant shall offer for dedication those easements necessary for
the placement of, and access to, utility lines and structures, drainage
basins, mailbox clusters, park lands, and common areas on the Final
Map, when submitted.
16. Direct vehicular access to Madison Street, Monroe Street, Avenue 58
and Avenue 60 from lots with frontage along those respective
facilities is restricted, except for those access points identified on the
Specific Plan, or as otherwise conditioned in these conditions of
approval. The vehicular access restriction shall be shown on the
recorded final tract map, when submitted. Vehicular access shall
meet requirements and/or restrictions per the La Quinta General Plan
for the roadway classification listed in Condition 8.
17. The applicant shall furnish proof of easements, or written permission,
as appropriate, from those owners of all abutting properties on which
grading, retaining wall construction, permanent slopes, or other
encroachments will occur.
18, The applicant shall cause no easement to be granted, or recorded,
over any portion of the subject property between the date of approval
off the Tentative Tract Map and the date of recording of any Final Map,
unless such easement is approved by the City Engineer.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
"engineer," "surveyor," and "architect," refer to persons currently certified or
licensed to practice their respective professions in the State of California.
SP 03 067 PC COA.doc
PLANNING COMMISSION RESOLUTION 2003-100
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 03-067
CORAL OPTION I, LLC
NOVEMBER 25, 2003
19. Improvement plans shall be prepared by or under the direct supervision
of qualified engineers and/or architects, as appropriate, and shall
comply with the provisions of Section 13.24.040 (Improvement
Plans), LQMC.
20. The following improvement plans shall be prepared and submitted for
review and approval by the City. A separate set of plans for each line
item specified below shall be prepared. The plans shall utilize the
minimum scale specified, unless otherwise authorized by the City
Engineer in writing. Plans may be prepared at a larger scale if
additional detail or plan clarity is desired. Note, the applicant may be
required to prepare other improvement plans not listed here pursuant
to improvements required by other agencies and utility purveyors.
A. Off -Site Street/Signing & Striping/Drainage Plans: 1 " = 40'
Horizontal, 1 " = 4' Vertical
The street improvement plans shall include permanent traffic
control and separate plan sheet(s) (drawn at 20 scale) that
show the meandering sidewalk, mounding, and berming design
in the combined parkway and landscape setback area.
B. On -Site Street/Drainage Plan
4' Vertical
C. On -Site Rough Grading Plan
Horizontal
1 " = 40' Horizontal, 1 " =
1" = 40'
Other engineered improvement plans prepared for City approval that
are not listed above shall be prepared in formats approved by the City
Engineer prior to commencing plan preparation.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans
shall show all existing improvements for a distance of at least 200-
feet beyond the project limits, or a distance sufficient to show any
required design transitions.
"Rough Grading" plans shall normally include perimeter walls with Top
of Wall & Top of Footing elevations shown. All footings shall have a
minimum of 1-foot of cover, or sufficient cover to clear any adjacent
obstructions.
SP 03 067 PC COA.doc
PLANNING COMMISSION RESOLUTION 2003-100
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 03-067
CORAL OPTION I, LLC
NOVEMBER 25, 2003
21. The City maintains standard plans, detail sheets and/or construction
notes for elements of construction. For a fee, established by City
Resolution, the applicant may purchase such standard plans, detail
sheets and/or construction notes from the City.
22. The applicant shall furnish a complete set of the AutoCAD files of all
approved improvement plans on a storage media acceptable to the
City Engineer. The files shall be saved in a standard AutoCAD format
so they may be fully retrievable through a basic AutoCAD program.
At the completion of construction, and prior to the final acceptance of
the improvements by the City, the applicant shall update the AutoCAD
files in order to reflect the as -built conditions.
Where the improvement plans were not produced in a standard
AutoCAD format, or a file format that can be converted to an
AutoCAD format, the City Engineer will accept raster -image files of
the plans.
IMPROVEMENT SECURITY AGREEMENTS
23. Prior to approval of any Final Map, the applicant shall construct all on
and off -site improvements and satisfy its obligations for same, or shall
furnish a fully secured and executed Subdivision Improvement
Agreement ("SIA") guaranteeing the construction of such
improvements and the satisfaction of its obligations for same, or shall
agree to any combination thereof, as may be required by the City.
24. Any Subdivision Improvement Agreement ("SIA") entered into by and
between the applicant and the City of La Quinta, for the purpose of
guaranteeing the completion of any improvements related to any
Tentative Tract Map, shall comply with the provisions of Chapter
13.28 (Improvement Security), LQMC, when submitted.
i
25. Improvements to be made, or agreed to be made, shall include the
removal of any existing structures or other obstructions which are not
a part of the proposed improvements; and shall provide for the setting
of the final survey monumentation. --
SP 03 067 PC COA.doc
PLANNING COMMISSION RESOLUTION 2003-100
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 03-067
CORAL OPTION I, LLC
NOVEMBER 25, 2003
26. Should the applicant fail to construct the improvements for the
development, or fail to satisfy its obligations for the development in a
timely manner, the City shall have the right to halt issuance of building
permits, and/or final building inspections, withhold other approvals
related to the development of the project, or call upon the surety to
complete the improvements.
GRADING
27. The applicant shall comply with the provisions of Section 13.24.050
(Grading Improvements), LQMC.
28. Prior to occupancy of the project site for any construction, or other
purposes, the applicant shall obtain a grading permit approved by the
City Engineer.
29. To obtain an approved grading permit, the applicant shall submit and
obtain approval of all of the following:
A. A grading plan prepared by a qualified engineer or architect,
B. A preliminary geotechnical ("soils") report prepared by a
qualified engineer,
C. A Fugitive Dust Control Plan prepared in accordance with
Chapter 6.16, (Fugitive Dust Control), LQMC, and
D. A Best Management Practices report prepared in accordance
with Sections 8.70.010 and 13.24.170 (NPDES stormwater
discharge permit and Storm Management and Discharge
Controls), LQMC.
All grading shall conform to the recommendations contained in the
Preliminary Soils Report, and shall be certified as being adequate by a
soils engineer, or by an engineering geologist.
A statement shall appear on the Final Map that a soils report has been
prepared in accordance with the California Health & Safety Code §
17953.
PLANNING COMMISSION RESOLUTION 2003-100
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 03-067
CORAL OPTION I, LLC
NOVEMBER 25, 2003
The applicant shall furnish security, in a form acceptable to the City,
and in an amount sufficient to guarantee compliance with the
approved Fugitive Dust Control Plan provisions as submitted with its
application for a grading permit.
30. The applicant shall maintain all open graded, undeveloped land in order
to prevent wind and/or water erosion of such land. All open graded,
undeveloped land shall either be planted with interim landscaping, or
stabilized with such other erosion control measures, as were approved
in the Fugitive Dust Control Plan.
31. Grading within the perimeter setback and parkway areas shall have
undulating terrain and shall conform with the requirements of LQMC
Section 9.60.240(F) except as otherwise modified by this condition
requirement. The maximum slope shall not exceed 3:1 anywhere in
the landscape setback area, except for the backslope (i.e. the slope at
the back of the landscape lot) which shall not exceed 2:1 if fully
planted with ground cover. The maximum slope in the first six (6) feet
adjacent to the curb shall not exceed 4:1 when the nearest edge of
sidewalk is within six (6) of the curb, otherwise the maximum slope
within the right of way shall not exceed 3:1. All unpaved parkway
areas adjacent to the curb shall be depressed one and one-half inches
(1.5") in the first eighteen inches (18") behind the curb.
32. Building pad elevations on the rough grading plan submitted for City
Engineer's approval shall conform with pad elevations shown on the
tentative map, when submitted, unless the pad elevations have other
requirements imposed elsewhere in these Conditions of Approval.
33. Building pad elevations of perimeter lots shall not differ by more that
one foot from the building pads in adjacent developments.
DRAINAGE
34. The applicant shall comply with the provisions of Section 13.24.120
(Drainage), LQMC.
35. Stormwater handling shall conform with the approved hydrology and
drainage report prepared specifically for Specific Plan 2003-067. The
tributary drainage area shall extend to the centerline of adjacent public
streets.
SP 03 067 PC COA.doc
PLANNING COMMISSION RESOLUTION 2003-100
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 03-067
CORAL OPTION I, LLC
NOVEMBER 25, 2003
36. Nuisance water shall be retained on site. In residential developments,
nuisance water shall be disposed of in a trickling sand filter and leach
field or equivalent system approved by the City Engineer. The sand
filter and leach field shall be designed to contain surges of up to 3
gph/1,000 sq. ft. of landscape area, and infiltrate 5 gpd/1,000 sq. ft.
37. The project shall be designed to accommodate purging and blowoff
water (through underground piping and/or retention facilities) 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.
38. The design of the development shall not cause any increase in flood
boundaries, levels or frequencies in any area outside the development.
39. Storm drainage historically received from adjoining property shall be
received and retained or passed through into the historic downstream
drainage relief route.
UTILITIES
40. The applicant shall obtain the approval of the City Engineer for the
location of all utility lines within any right-of-way, and all above-
ground utility structures including, but not limited to, traffic signal
cabinets, electric vaults, water valves, and telephone stands, to
ensure optimum placement for practical and aesthetic purposes.
41. Existing overhead utility lines within, or adjacent to the proposed
development, and all proposed utilities shall be installed underground.
42. All existing utility lines attached to joint use 92 KV transmission
power poles are exempt from the requirement to be placed
underground.
43. Underground 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 all utility trench
compaction for approval by the City Engineer.
SP 03 067 PC COA.doc
PLANNING COMMISSION RESOLUTION 2003-100
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 03-067
CORAL OPTION I, LLC
NOVEMBER 25, 2003
STREET AND TRAFFIC IMPROVEMENTS
44. The applicant shall comply with the provisions of Sections 13.24.060
(Street Improvements), 13.24.070 (Street Design - Generally) &
13.24.100 (Access For Individual Properties And Development),
LQMC for public streets; and Section 13.24.080 (Street Design -
Private Streets), where private streets are proposed.
45. The applicant shall construct the following street improvements to
conform with the General Plan street type noted in parentheses.
A. OFF -SITE STREETS
11 Monroe Street (General Plan Primary Arterial, Option A,
110' ROW):
Widen the west side of the street along all frontage
adjacent to the Specific Plan boundary to its ultimate
width on the east side as specified in the General Plan
and the requirements of these conditions. Rehabilitate
and/or reconstruct existing roadway pavement as
necessary to augment and convert it from a rural county -
road design standard to La Quinta's urban arterial design
standard. The west curb face shall be located forty three
feet (43') west of the centerline, except at locations
where additional street width is needed to accommodate:
a) Bus turnout (if required by Sunline Transit)
b) A deceleration/right turn only lane at the Primary
Entry. The west curb face shall be located fifty one
feet (51') west of the centerline.
Other required improvements in the right or way and/or
adjacent landscape setback area include:
a) All appurtenant components such as, but not
limited to: curb, gutter, traffic control striping,
legends, and signs.
SP 03 067 PC COA.doc
PLANNING COMMISSION RESOLUTION 2003-100
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 03-067
CORAL OPTION I, LLC
NOVEMBER 25, 2003
b) 8-foot wide meandering sidewalk. The meandering
sidewalk shall have an arrhythmic horizontal layout
that utilizes concave and convex curves with
respect to the curb line that either touches the
back of curb or approaches within five feet of the
curb at intervals not to exceed 250 feet. The
sidewalk curvature radii should vary between 50
and 300 feet, and at each point of reverse
curvature, the radius should change to assist in
creating the arrhythmic layout. The sidewalk shall
meander into the landscape setback lot and
approach within 5 feet of the perimeter wall at
intervals not to exceed 250 feet.
2) Madison Street pursuant to Specific Plan 218,
Amendment No. 1, Primary Arterial, Option A*, 110'
ROW:
No additional street widening is required except at
locations where additional street width is needed to
accommodate:
a) Bus turnout (if required by Sunline Transit)
b) A deceleration/right turn only lane at the West Side
Development Primary Entry. The curb face shall be
located fifty one feet (51') west of the centerline.
c) A deceleration/right turn only lane at the East Side
Development Primary Entry. The curb face shall be
located fifty one feet (51') east of the centerline.
Other required improvements in the right or way and/or
adjacent landscape setback area include:
a) All appurtenant components such as, but not
limited to: curb, gutter, traffic control striping,
legends, and signs.
SP 03 067 PC COA.doc
PLANNING COMMISSION RESOLUTION 2003-100
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 03-067
CORAL OPTION I, LLC
NOVEMBER 25, 2003
b) 8-foot wide meandering sidewalk along the east
side of Madison Street. The meandering sidewalk
shall have an arrhythmic horizontal layout that
utilizes concave and convex curves with respect to
the curb line that either touches the back of curb
or approaches within five feet of the curb at
intervals not to exceed 250 feet. The sidewalk
curvature radii should vary between 50 and 300
feet, and at each point of reverse curvature, the
radius should change to assist in creating the
arrhythmic layout. The sidewalk shall meander into
the landscape setback lot and approach within 5
feet of the perimeter wall at intervals not to exceed
250 feet.
c) MULTI -USE TRAIL - The applicant shall construct a
10' wide, multi -use trail with split rail fence along
the west side of Madison Street within the required
landscape setback. The location and design of the
trail shall be per the approved City of La Quinta
Standard Plan. The multi -use trail, trail signs, and
the split rail fence shall be completed prior to
issuance of Certificate of Occupancy for the first
residence. Bonding for the fence to be installed
shall be posted prior to final map approval.
3) Avenue 58 (Proposed General Plan Secondary Arterial,
96' ROW) — If a proposed General Plan Amendment is
adopted by the City Council, widen the south side of the
street along all frontage adjacent to the Specific Plan
boundary to its ultimate width as specified in the
Proposed General Plan Amendment and the requirements
of these conditions. Rehabilitate and/or reconstruct
existing roadway pavement as necessary to augment and
convert it from a rural county -road design standard to La
Quinta's urban arterial design standard. The south curb
face shall be located thirty six feet (36') south of the
centerline, except at locations where additional street
width is needed to accommodate:
SP 03 067 PC COA.doc
PLANNING COMMISSION RESOLUTION 2003-100
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 03-067
CORAL OPTION I, LLC
NOVEMBER 25, 2003
a) Bus turnout (if required by Sunline Transit)
Other required improvements in the right or way and/or
adjacent landscape setback area include:
a) All appurtenant components such as, but not
limited to: curb, gutter, traffic control striping,
legends, and signs.
b) MULTI -USE TRAIL - The applicant shall construct a
10' wide, multi -use trail with split rail fence along
the south side of Avenue 58 within the required
landscape setback. The location and design of the
trail shall be per the approved City of La Quinta
Standard Plan. The multi -use trail, trail signs, and
the split rail fence shall be completed prior to
issuance of Certificate of Occupancy for the first
residence. Bonding for the fence to be installed
shall be posted prior to final map approval.
4) Avenue 60 (Proposed General Plan Secondary Arterial,
96' ROW) - If a proposed General Plan Amendment is
adopted by the City Council, widen the south side of the
street along all frontage adjacent to the Specific Plan
boundary to its ultimate width on the south side as
specified in the Proposed General Plan Amendment and
the requirements of these conditions. Rehabilitate and/or
reconstruct existing roadway pavement as necessary to
augment and convert it from a rural county -road design
standard to La Quinta's urban arterial design standard.
The north curb face shall be located thirty six feet (36')
north of the centerline, except at locations where
additional street width is needed to accommodate:
a) Bus turnout (if required by Sunline Transit)
Other required improvements in the right or way and/or
adjacent landscape setback area include:
a) All appurtenant components such as, but not
limited to: curb, gutter, traffic control striping,
legends, and signs.
SP 03 067 PC COA.doc
PLANNING COMMISSION RESOLUTION 2003-100
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 03-067
CORAL OPTION I, LLC
NOVEMBER 25, 2003
b) 8-foot wide meandering sidewalk. The meandering
sidewalk shall have an arrhythmic horizontal layout
that utilizes concave and convex curves with
respect to the curb line that touches the back of
curb at intervals not to exceed 250 feet. The
sidewalk curvature radii should vary between 50
and 300 feet, and at each point of reverse
curvature, the radius should change to assist in
creating the arrhythmic layout. The sidewalk shall
meander into the landscape setback lot and
approach within 5 feet of the perimeter wall at
intervals not to exceed 250 feet.
The applicant shall extend improvements beyond the subdivision
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).
46. General access points and turning movements of traffic are limited to
the following:
A. Monroe Street
1) Primary Entry (Monroe Street, The applicant shall align
the access with access on the east side of Monroe
Street. Full turning movements are permitted.
B. Madison Street
1) Primary Entry, West Development
— Shall be located at
least 1,060 feet (measured curb
return to curb return)
from Calle Conchita to the south
and from the East
Development Primary Entry to
the north: Full turn
movements are permitted.
2) Primary Entry, East Development
— Shall be located at
least 1, 060 feet (measured curb
return to curb return)
from Avenue 58 to the north
and from the West
Development Primary Entry to
the south: Full turn
movements are permitted.
SP 03 067 PC COA.doc
PLANNING COMMISSION RESOLUTION 2003-100
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 03-067
CORAL OPTION I, LLC
NOVEMBER 25, 2003
3) West Commercial Development - Right turn movements
in and out are permitted. Left turn in movement is
permitted. Left turn out movement is not permitted.
4) East Commercial Development - Right turn movements in
and out are permitted. Left turn movements in and out
are not permitted.
C. Avenue 58
1) West Commercial Development - All turn movements are
permitted.
2) East Commercial Development - All turn movements are
permitted.
All service entries shall be right turn in and out movements only.
47. All gated entries shall provide for a three -car minimum stacking
capacity for inbound traffic; and shall provide for a full turn -around
outlet for non -accepted vehicles.
Where a gated entry is proposed, the applicant shall submit a detailed
exhibit at a scale of 1 " = 10', demonstrating that those passenger
vehicles that do not gain entry into the development can safely make
a full turn -around out onto the main street from the gated entry.
Two lanes of traffic shall be provided on the entry side of each gated
entry, one lane shall be dedicated for residents, and one lane for
visitors.
Entry drives, main interior circulation routes, standard knuckles, corner
cutbacks, bus turnouts, dedicated turn lanes and other features shown
on the approved construction plans, may require additional street
widths as may be determined by the City Engineer.
SP 03 067 PC COA.doc
PLANNING COMMISSION RESOLUTION 2003-100
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 03-067
CORAL OPTION I, LLC
NOVEMBER 25, 2003
48. The applicant shall design street pavement sections using CalTrans'
design procedure for 20-year life pavement, and the site -specific data
for soil strength and anticipated traffic loading (including construction
traffic). Minimum structural sections shall be as follows:
Residential
Secondary Arterial
Primary Arterial
3.0" a.c./4.5" c.a.b..
4.0" a.c./6.0" c.a.b.
4.5" a.c./6.0" c.a.b.
or the approved equivalents of alternate materials.
49. 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.
50. 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.
51. Improvements shall be designed and constructed in accordance with
City adopted standards, supplemental drawings and specifications, or
as approved by the City Engineer. Improvement plans for streets,
access gates and parking areas shall be stamped and signed by
qualified engineers.
CONSTRUCTION
52. The City will conduct final inspections of 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
SP 03 067 PC COA.doc
PLANNING COMMISSION RESOLUTION 2003-100
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 03-067
CORAL OPTION I, LLC
NOVEMBER 25, 2003
signs. If on -site streets in residential developments 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 development or when directed by the
City, whichever comes first.
LANDSCAPING
53. The applicant shall comply with Sections 13.24.130 (Landscaping
Setbacks) & 13.24.140 (Landscaping Plans), LQMC.
54. The applicant shall provide landscaping in the required setbacks,
retention basins, common lots and park areas.
55. Landscape and irrigation plans for landscaped lots and setbacks,
medians, retention basins, and parks shall be signed and stamped by a
licensed landscape architect.
56. The applicant shall submit the landscape plans for approval by the
Community Development Department (CDD), prior to plan checking by
the Public Works Department. When plan checking has been
completed by CDD, the applicant shall obtain the signatures of CVWD
and the Riverside County Agricultural Commissioner, prior to submittal
for signature by the City Engineer.
NOTE: Plans are not approved for construction until signed by the
City Engineer.
57. Landscape areas shall have permanent irrigation improvements
meeting the requirements of the City Engineer. Use of lawn areas
shall be minimized with no lawn, or spray irrigation, being placed
within 18 inches of curbs along public streets.
58. The applicant shall meet the requirements of the City's Water Efficient
Landscaping Ordinance.
SP 03 067 PC COA.doc
PLANNING COMMISSION RESOLUTION 2003-100
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 03-067
CORAL OPTION I, LLC
NOVEMBER 25, 2003
PUBLIC SERVICES
59. The applicant shall provide public transit improvements as required by
SunLine Transit Agency and approved by the City Engineer.
QUALITY ASSURANCE
60. The applicant shall employ construction quality -assurance measures
that meet with the approval of the City Engineer.
61. The applicant shall employ, or retain, qualified engineers, surveyors,
and such other appropriate professionals as are required to provide the
expertise with which to prepare and sign accurate record drawings,
and to provide adequate construction supervision.
62. The applicant shall arrange for, and bear the cost of, all
measurements, sampling and testing procedures not included in the
City's inspection program, but which may be required by the City, as
evidence that the construction materials and methods employed
comply with the plans, specifications and other applicable regulations.
63. Upon completion of construction, the applicant shall furnish the City
with reproducible record drawings of all improvement plans which
were approved by the City. Each sheet shall be clearly marked
"Record Drawing," "As -Built" or "As -Constructed" and shall be
stamped and signed by the engineer or surveyor certifying to the
accuracy and completeness of the drawings. The applicant shall have
all AutoCAD or raster -image files previously submitted to the City,
revised to reflect the as -built conditions.
MAINTENANCE
64. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
65. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on -site improvements, perimeter
landscaping, access drives, and sidewalks.
SP 03 067 PC COA.doc
PLANNING COMMISSION RESOLUTION 2003-100
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 03-067
CORAL OPTION I, LLC
NOVEMBER 25, 2003
FEES AND DEPOSITS
66. The applicant shall comply with the provisions of Section 13.24.180
(Fees and Deposits), LQMC. These fees include all deposits and fees
required by the City for plan checking and construction inspection.
Deposits and fee amounts shall be those in effect when the applicant
makes application for plan check and permits.
67. Permits issued under this approval shall be subject to the provisions of
the Infrastructure Fee Program and Development Impact Fee program
in effect at the time of issuance of building permit(s).
COMMUNTY DEVELOPMENT DEPARTMENT
68. The applicant shall provide verification in the form of a letter from
Riverside County Fire Department that a fire station is not required at
the site shown on the property and on the General Plan Land Use
Map. If the applicant cannot demonstrate that a fire station is not
required, then a one acre site shall be provided for a future Fire
Station.
69. The applicant shall submit a Tentative Tract Map to reflect the
Specific Plan and Site Development Permit at a future date to be
processed in accordance with the Subdivision Map Act prior to
issuance of Building permits.
70. The applicant shall comply with the Mitigation Monitoring Program
associated with the project.
71. The applicant shall meet all Coachella Valley Water District
requirements to provide adequate water and sewer services to the
site.
72. The applicant shall pay all development impacts fees and school fees
associated with the project prior to the issuance of building permits.
SP 03 067 PC COA.doc