PCRES 2004-066PLANNING COMMISSION RESOLUTION 2004-066
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
TO ALLOW THE CONSTRUCTION OF 392 SINGLE-
FAMILY HOMES, A TEN ACRE COMMERCIAL LOT AND
MISCELLANEOUS LOTS ON A SITE LOCATED AT THE
NORTHEAST CORNER OF MONROE STREET AND
AVENUE 60.
CASE NO.: SPECIFIC PLAN 2004-072
APPLICANT: ROBERT SCHUMACHER
WHEREAS, the Planning Commission of the City of La Quinta,
California, did, on the 141' day of September, 2004 hold a duly noticed Public
Hearing to consider a request by Robert Schumacher for approval of development
principles and design guidelines for a Specific Plan to allow 392 single-family
homes, a ten acre commercial lot and miscellaneous lots, on a 110.90 acre site,
generally located at the northeast corner of Monroe Street and Avenue 60, more
particularly described as follows:
APNs: 764-240-002, 003, 004 & 005
WHEREAS, said Specific Plan application 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 2004-513, 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:
1. Consistency with the General Plan: The proposed project is consistent with
the goals and policies of the General Plan in that the land use, density and
design of the project are compatible with the Medium Density Residential
Planning Commission Resolution 2004-066
Specific Plan 2004-072 - Robert Schumacher
September 14, 2004
(MDR) Land Use designation. The Commercial portion of the project will be
processed under a separate permit and will be consistent with the
Neighborhood Commercial Land Use designation.
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 be required to comply with all the applicable building and
engineering code provisions, including the Specific Plan; and there are no
unmitigated impacts as identified by Environmental Assessment No. 2004-
513.
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
Medium Density Residential (MDR) and Neighborhood Commercial (NC)
designation of the City's General Plan.
4. Property Suitability: The proposed project is suitable and appropriate for the
subject property in that the site is zoned for residential and neighborhood
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
2004-072 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 14`h day of September, 2004, by the
following vote, to wit:
AYES: Commissioners Daniels, Ladner, Quill, and Chairman Kirk
NOES: None
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Planning Commission Resolution 2004-066
Specific Plan 2004-072 - Robert Schumacher
September 14, 2004
ABSENT: Commissioner Krieger
ABSTAIN: None
/KIRK, Chairman
of La Quinta, California
ATTEST:
OSCAR ORCI, Interim
Community Development Director
City of La Quinta, California
PAReports - PC\9-14-2004\Schumacher\PC RESO SP 2004-072.doc
PLANNING COMMISSION RESOLUTION 2004-066
SPECIFIC PLAN 2004-072 — ROBERT SCHUMACHER
CONDITIONS OF APPROVAL - ADOPTED
SEPTEMBER 14, 2004
GFNFRAL
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 Specific Plan. 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 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 any 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
Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
California Water Quality Control Board (CWQCB)
SunLine Transit Agency
SCAQMD Coachella Valley
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 improvements plans for City approval.
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Planning Commission Resolution 2004-066
Specific Plan 2004-072 — Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
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").
The applicant or his/her designer can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com for
use in their SWPPP preparation.
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.
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Planning Commission Resolution 2004-066
Specific Plan 2004-072 — Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
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.
F. The approved SWPPP and BMPs 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 (Primary Arterial, Option A 1 10' ROW) — The standard
55 feet from the centerline of Monroe Street for a total 110-foot
ultimate developed right of way except an additional variable right of
way dedication at the proposed primary residential project entry and
at the proposed Commercial Project Site access driveway measured
sixty one feet (61') east of the centerline of Monroe Street and
length to be determined by a traffic study prepared for the applicant
by a licensed traffic engineer per Engineering Bulletin # 03-08. As a
minimum, the required right of way shall be for a length of 100 feet
plus a variable dedication of an additional 50 feet to accommodate
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Planning Commission Resolution 2004-066
Specific Plan 2004-072 — Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
improvements conditioned under STREET AND TRAFFIC
IMPROVEMENTS.
2) Avenue 60 (Primary Arterial, Option A 110' ROW) — The standard 55
feet from the centerline of Avenue 60 for a total 110-foot ultimate
developed right of way except for an additional variable right of way
dedication at the proposed secondary residential entry and at the
proposed primary Commercial Project Site access driveway measured
sixty one feet (61') north of the centerline of Avenue 52 and length
to be determined by a traffic study prepared for the applicant by a
licensed traffic engineer per Engineering Bulletin # 03-08. As a
minimum, the required right of way shall be for a length of 100 feet
plus a variable dedication of an additional 50 feet to accommodate
improvements conditioned under STREET AND TRAFFIC
IMPROVEMENTS.
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.
10. The private street right-of-ways to be retained for private use required for this
development include:
A. PRIVATE STREETS
Private Residential Streets measured at gutter or curb flow line to gutter or
curb flow line shall be 32 feet with parking restricted to one side, 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. Curb design to be approved by
the City Engineer.
B. ALLEYS REAR LANES
Alley rear lanes shall have a minimum travel width of 20 feet provided that:
1) parking is prohibited on both sides, 2) there is adequate off-street
parking for residents and visitors, and 3) provisions are established for
ongoing enforcement of the parking restriction in the CC&R's. The CC&R's
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Planning Commission Resolution 2004-066
Specific Plan 2004-072 — Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
shall be reviewed by the Engineering Department prior to recordation. The
alley rear lane travel width and pavement structure shall also be approved
by the Fire Department.
11. 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.
Pursuant to this requirement, the Applicant shall include in the submittal packet
containing the draft final map submitted for map checking, an offsite street
geometric layout, drawn at 1 " equals 40 feet, detailing the following design
aspects: median curb line, outside curb line, lane line alignment including lane
widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The
geometric layout shall be accompanied with sufficient professional engineering
studies to confirm the appropriate length of all proposed turn pockets and
auxiliary lanes that may impact the right of way dedication required of the project
and the associated landscape setback requirement
12. When the City Engineer determines that access rights to the proposed street right-
of-ways shown on the approved 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 (Primary Arterial) - 20-foot from the R/W-P/L.
B. Avenue 60 (Primary Arterial) - 20-foot from the R/W-P/L.
The setback requirements shall apply to all frontages including, but not limited to,
remainder parcels and sites dedicated for utility purposes.
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Planning Commission Resolution 2004-066
Specific Plan 2004-072 — Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
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.
15. Direct vehicular access to Monroe Street and Avenue 60 from lots with frontage
along Monroe Street and Avenue 60 is restricted, except for those access points
identified on Tentative Tract No. 32398 and Specific Plan 2004-072, or as
otherwise conditioned in these conditions of approval. The vehicular access
restriction shall be shown on the recorded final tract map.
16. 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.
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.
17. 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.
18. The following improvement plans shall be prepared and submitted for review and
approval by the Public Works Department. 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. On -Site Rough Grading Plan 1" = 40' Horizontal
B. PM 10 Plan 1 " = 40' Horizontal
C. SWPPP 1" = 40' Horizontal
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Planning Commission Resolution 2004-066
Specific Plan 2004-072 — Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
D. Storm Drain Plans
1 "
= 40'
Horizontal
E. On -Site Commercial Precise Grading Plan
1 "
= 20'
Horizontal
F. Off -Site Street Plan 1 " = 40' Horizontal, 1 " = 4'
Vertical
G. Off -Site Signing & Striping Plan 1 " = 40' Horizontal
The Off -Site street improvement plans shall have 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.
H. On -Site Street Plan 1 " = 40' Horizontal, 1 " = 4' Vertical
I. On -Site Signing & Striping Plan 1 " = 40' Horizontal
The following plans shall be submitted to the Building and Safety Department for
review and approval. The plans shall utilize the minimum scale specified, unless
otherwise authorized by the Building and Safety Director 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. On -Site Residential Precise Grading Plan 1 " = 30' Horizontal
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.
All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit
Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue
RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans
and/or as approved by the Engineering Department.
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Planning Commission Resolution 2004-066
Specific Plan 2004-072 — Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
"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.
"On -Site Precise Grading/Site Development" plans shall normally include all on -
site surface improvements including but not necessarily limited to finish grades for
curbs & gutters, building floor elevations, parking lot improvements and ADA
requirements.
19. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction on the Public Works Online Engineering Library at
http://www.la-quinta.org/publicworks/tractl/z onlinelibrary/O intropage.htm.
20. 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
21. 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.
22. 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 Tentative Tract No. 32398 or Specific
Plan 2004-072, shall comply with the provisions of Chapter 13.28 (Improvement
Security), LQMC.
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Planning Commission Resolution 2004-066
Specific Plan 2004-072 — Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
23. 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.
When improvements are phased through a 'Phasing Plan," or an administrative
approval (e.g., Site Development Permits), all off -site improvements and common
on -site improvements (e.g., backbone utilities, retention basins, perimeter walls,
landscaping and gates) shall be constructed, or secured through a SIA, prior to
the issuance of any permits in the first phase of the development, or as otherwise
approved by the City Engineer.
Improvements and obligations required of each subsequent phase shall either be
completed, or secured through a SIA, prior to the completion of homes or the
occupancy of permanent buildings within such latter phase, or as otherwise
approved by the City Engineer.
In the event the applicant fails to construct the improvements for the
development, or fails to satisfy its obligations for the development in a timely
manner, pursuant to the approved phasing plan, the City shall have the right to
halt issuance of all permits, and/or final inspections, withhold other approvals
related to the development of the project, or call upon the surety to complete the
improvements.
24. Depending on the timing of the development of Tentative Tract No. 32398 or
Specific Plan 2004-072, and the status of the off -site improvements at the time,
the applicant may be required to:
A. Construct certain off -site improvements.
B. Construct additional off -site improvements, subject to the reimbursement of
its costs by others.
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this tentative tract map.
D. Secure the costs for future improvements that are to be made by others.
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Planning Commission Resolution 2004-066
Specific Plan 2004-072 — Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
E. To agree to any combination of these means, as the City may require.
Off -Site Improvements should be completed on a first priority basis.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Final Map,
or the issuance of any permit related thereto, reimburse the City for the costs of
such improvements.
25. If the applicant elects to utilize the secured agreement alternative, the applicant
shall submit detailed construction cost estimates for all proposed on -site and off -
site improvements, including an estimate for the final survey monumentation, for
checking and approval by the City Engineer. Such estimates shall conform to the
unit cost schedule adopted by City resolution, or ordinance.
For items not listed in the City's unit cost schedule, the proposed unit costs shall
be approved by the City Engineer.
At the time the applicant submits its detailed construction cost estimates for
conditional approval of the Final Map by the City Council, the applicant shall also
submit one copy each of an 8-1 /2" x 11 " reduction of each page of the Final
Map, along with a copy of an 8-1/2" x 11" Vicinity Map.
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies and submitted to the City along with the applicant's
detailed cost estimates.
Security will not be required for telephone, natural gas, or Cable T.V.
improvements.
GRADING
26. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
27. 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.
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r—
Planning Commission Resolution 2004-066
Specific Plan 2004-072 — Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
28. 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,
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.
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.
29. 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.
30. 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
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Planning Commission Resolution 2004-066
Specific Plan 2004-072 — Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
depressed one and one-half inches (1.5") in the first eighteen inches (18") behind
the curb.
31. Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the tentative map, unless
the pad elevations have other requirements imposed elsewhere in these
Conditions of Approval.
Y
32. Building pad elevations of perimeter lots shall not differ by more that one foot
from the building pads in adjacent developments.
33. Prior to any site grading or regrading that will raise or lower any portion of the site
by more than plus or minus three tenths of a foot from the elevations shown on
the approved Tentative Tract Map, the applicant shall submit the proposed
grading changes to the City Staff for a substantial conformance finding review.
34. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or
surveyor.
Each pad certification shall list the pad elevation as shown on the approved
grading plan, the actual pad elevation and the difference between the two, if any.
Such pad certification shall also list the relative compaction of the pad soil. The
data shall be organized by lot number, and listed cumulatively if submitted at
different times.
35. This development shall comply with Chapter 8.11 (Flood Hazard Regulations),
LQMC. 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) 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 elevation
certifications, as required by FEMA, that the above conditions have been met.
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Planning Commission Resolution 2004-066
Specific Plan 2004-072 — Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
DRAINAGE
36. The applicant shall revise proposed retention basins to comply with the provisions
of Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No. 97.03. More
specifically, stormwater falling on site during the 100 year storm shall be retained
within the development, unless otherwise approved by the City Engineer.
Additionally, the 100 year stormwater shall be retained within the interior street
right of way. The tributary drainage area shall extend to the centerline of adjacent
public streets. The design storm shall be either the 3 hour, 6 hour or 24 hour
event producing the greatest total run off.
37. In design of retention facilities, the maximum percolation rate shall be two inches
per hour. The percolation rate will be considered to be zero unless the applicant
provides site specific data indicating otherwise.
38. 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 nuisance water surges totaling the following: 3.43
gph/2,000 sq. ft. of landscape area, 3.43 gph per residential unit, 416.7 gallons
per hour per well site and off -site street nuisance water. The sand filter design
shall be per La Quinta Standard 370 with the equivalent of 137.2 gph of water
feed per sand filter to accept the abovementioned nuisance water requirements.
Leach line requirements are 1.108 feet of leach line per gph of flow.
39. 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.
40. No fence or wall shall be constructed around any retention basin unless approved
by the Community Development Director and the City Engineer.
41. For on -site common retention basins, retention depth shall be according to
Engineering Bulletin 97.03, and side slopes shall not exceed 3:1 and shall be
planted with maintenance free ground cover. For retention basins on individual
lots, retention depth shall not exceed two feet.
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Planning Commission Resolution 2004-066
Specific Plan 2004-072 — Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
42. Stormwater may not be retained in landscaped parkways or landscaped setback
lots. Only incidental storm water (precipitation which directly falls onto the
setback) will be permitted to be retained in the landscape setback areas. The
perimeter setback and parkway areas in the street right-of-way shall be shaped
with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC.
43. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
44. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow and into
the historic drainage relief route.
45. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
UTILITIES
46. The applicant shall comply with the provisions of Section 13.24.110 (Utilities),
LQMC.
47. 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.
48. Existing overhead utility lines within, or adjacent to the proposed development,
and all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles are
exempt from the requirement to be placed underground.
49. 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.
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Planning Commission Resolution 2004-066
Specific Plan 2004-072 — Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
50. 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.
51. The applicant shall construct the following street improvements to conform with
the General Plan with street type noted in parentheses.
A. OFF -SITE STREETS
11 Monroe Street (Primary Arterial, Option A; 110' R/W):
Widen the east 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 east curb face shall be located forty three
feet (43') east 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 Monroe Street Primary
Entry. The east curb face shall be located fifty five feet (55')
east of the centerline and length to be determined by a traffic
study prepared for the applicant by a licensed traffic engineer
per Engineering Bulletin # 03-08. As a minimum, the required
right of way shall be for a length of 100 feet plus a variable
dedication of an additional 50 feet.
_ Other required improvements in the Monroe Street right or way and/or
adjacent landscape setback area include:
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Planning Commission Resolution 2004-066
Specific Plan 2004-072 — Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
a) All appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs.
b) A 10-foot wide Multi -Purpose Trail. The applicant shall
construct a multi -use trail per La Quinta Standard 260 along
the Monroe Street frontage within the landscaped setback.
The location and design of the trail shall be approved by the
City. A split rail fence shall be constructed to separate the
multi -purpose trail from the pedestrian sidewalk in accordance
with Section 9.140.060 (Item E, 3a) of the Zoning Ordinance.
Bonding for the fence to be installed shall be posted prior to
final map approval. At grade intersection crossings shall be of
a medium and design and location as approved by the
Engineering Department on the street improvement plan
submittal.
c) Half width of an 18' - foot wide raised landscaped median
along the entire boundary of the Specific Plan plus variable
width as needed to accommodate a left turn deceleration lane
for the southbound Monroe Street traffic as well as full turn
movements at the Primary Residential Entry, and variable
width as needed on Monroe Street at the Avenue 60
intersection to accommodate a left turn deceleration lane for
southbound Monroe Street to eastbound Avenue 60.
d) Establish a benchmark in the Monroe Street right of way and
file a record of the benchmark with the County of Riverside.
2) Avenue 60 (Primary Arterial, Option A; 110' R/W):
Widen the east 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 east curb face shall be located forty three
feet (43') east of the centerline, except at locations where additional street
width is needed to accommodate:
P:\Reports - PC\9-14-2004\Schumacher\PC COA - SP 04 072.doc
Planning Commission Resolution 2004-066
Specific Plan 2004-072 — Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
1. Bus turnout (if required by Sunline Transit).
2. A deceleration/right turn only lane at the Avenue 60
Residential Project Secondary Entry and the two Commercial
Project Site access driveways, if required by a Traffic Study
per Engineering Bulletin # 03-08. The east curb face shall be
located fifty five feet (55') east of the centerline and length to
be determined by a traffic study prepared for the applicant by
a licensed traffic engineer per Engineering Bulletin # 03-08. As
a minimum, the required right of way shall be for a length of
100 feet plus a variable dedication of an additional 50 feet.
Other required improvements in the Monroe Street right or way and/or
adjacent landscape setback area include:
c) All appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs.
d) 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.
e) Half width of an 18' - foot wide raised landscaped median
along the entire boundary of the Specific Plan plus variable
width as needed to accommodate a left turn deceleration lane
for the southbound traffic as well as full turn movements at
the Secondary Residential Entry, and variable width as needed
on Avenue 60 at the Monroe Street intersection to
accommodate a left turn deceleration lane for eastbound
Avenue 60 traffic to southbound Monroe Street.
P:\Reports - PC\9-14-2004\Schumacher\PC COA - SP 04 072.doc
Planning Commission Resolution 2004-066
Specific Plan 2004-072 — Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
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)•
B. PRIVATE STREETS
1) Construct full street improvements to provide for 32-foot wide travel
width measured gutter flow line to gutter flow line where the
residential streets where on -street parking is allowed on one side and
the applicant makes provisions for perpetual enforcement of the No
Parking restrictions.
C. REAR ALLEY LANES
C. Rear alley lanes shall have a travel width of 20 feet with parking
prohibited on both sides, there is adequate off-street parking for
residents and visitors, and provisions are established 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.
The alley rear lane travel width and pavement structure shall also be
approved by the Fire Department.
52. All gated entries shall provide for a three -car minimum stacking capacity for
inbound traffic to be a minimum length of 62 feet from call box to the street; 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 (minimum radius to
be 24 feet) 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. The two travel
lanes shall be a minimum of 20 feet of total paved roadway surface or as
approved by the Fire Department.
P:\Reports - PC\9-14-2004\Schumacher\PC COA - SP 04 072.doc
Planning Commission Resolution 2004-066
Specific Plan 2004-072 — Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
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.
53. 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/Parking Lot and Access Driveways 3.0" a.c./4.5" c.a.b.
Primary Arterial 4.5" a.c./6.0" c.a.b.
or the approved equivalents of alternate materials.
54. 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.
55. General access points and turning movements of traffic are limited to the
following:
A. Monroe Street
1) Primary Residential Entry: Full turn movements are permitted.
2) Commercial Project Site access driveway: Right turn movements in
and out are permitted. Left turn movements in and out are restricted.
B. Avenue 60
1) Secondary Residential Entry: Full turn movements are permitted.
2) Commercial Project Site access driveway (450 feet east of Monroe
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Planning Commission Resolution 2004-066
Specific Plan 2004-072 — Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
Street): Right turn movements in and out are permitted. Left turn
movements out are restricted. Left turn movements in are permitted
if left turn lane(s) provided that left turn lane(s) at the Monroe
Street/Avenue 60 intersection are not affected.
3) Commercial Project Site access driveway (850 feet east of Monroe
Street): Right turn movements in and out are permitted. Left turn
movements in and out are restricted.
56. 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.
57. 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.
PARKING LOTS and ACCESS POINTS
58. The design of parking facilities shall conform to LQMC Chapter 9.150 (Parking).
Entry drives, main interior circulation routes, corner cutbacks, bus turnouts,
dedicated turn lanes, ADA accessibility route to public streets and other features
shown on the approved construction plans, may require additional street widths
and other improvements as may be determined by the City Engineer.
a. General access points and turning movements of traffic to off site public
streets are limited to the access locations approved in these conditions of
approval.
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
P:\Reports - PC\9-14-2004\Schumacher\PC COA - SP 04 072.doc
Planning Commission Resolution 2004-066
Specific Plan 2004-072 — Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
gradations can be achieved in current production. The applicant shall not schedule
construction operations until mix designs are approved.
CONSTRUCTION
59. 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 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
60. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
61. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas.
62. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
63. The applicant shall submit the landscape plans for approval by the Architecture
and Landscape Committee and the Planning Commission, 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.
64. 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.
P:\Reports - PC\9-14-2004\Schumacher\PC COA - SP 04 072.doc
Planning Commission Resolution 2004-066
Specific Plan 2004-072 — Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
PUBLIC SERVICES
65. The applicant shall provide public transit improvements as required by SunLine
Transit Agency and approved by the City Engineer.
QUALITY ASSURANCE
66. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
67. 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.
68. 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.
69. 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
70. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
71. The applicant shall make provisions for the continuous and perpetual maintenance
of all private on -site improvements, perimeter landscaping, access drives, and
sidewalks.
P:\Reports - PC\9-14-2004\Schumacher\PC COA - SP 04 072.doc
Planning Commission Resolution 2004-066
Specific Plan 2004-072 — Robert Schumacher
Conditions of Approval - Adopted
September 14, 2004
FEES AND DEPOSITS
72. 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.
73. 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).
COMMUNITY DEVELOPMENT DEPARTMENT
74. The applicant shall meet the minimum development standards of the Zoning Code
for the commercial component of the project.
75. The applicant shall be required to comply with the architectural guidelines for the
commercial component as outlined in the Specific Plan. However, a separate
application shall be processed for the shopping center.
76. The applicant shall comply with all of the mitigation measures in the Mitigation
Monitoring Program for the project to reduce impacts to less than significant
levels.
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