PCRES 2005-004 Madison Club SP 1999-035 Amendment 1PLANNING COMMISSION RESOLUTION 2005-004
A RESOLUTION OF THE OF THE PLANNING
COMMISSION OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL APPROVAL
OF DEVELOPMENT STANDARDS, PRINCIPLES,
GUIDELINES, AND PROGRAMS FOR A RESIDENTIAL
PROJECT ON 1,108 ACRES
CASE: SPECIFIC PLAN 99-035, AMENDMENT #1
APPLICANT: ND LA QUINTA PARTNERS LLC
WHEREAS, the Planning Commission of the City of La Quinta, California
did, on the 111h day of January, 2005 hold a duly noticed Public Hearing to consider a
request by ND La Quinta Partners, for approval of a Specific Plan Amendment to
establish development standards, principles, guidelines and programs for lands totaling
1,108 acres bounded by Jefferson Street on the west, Avenue 52 on the north,
Avenue 54 on the south, and Monroe Street on the east, more particularly described
as:
ASSESSOR'S PARCEL NUMBERS 767-200-002 & -004, 767-200-O07TO —010,
767-200-027 TO —029, 767-210-013 TO —031, 767-210-033 TO —034, 767-
210-042 TO —050, AND ALL OF SECTION 9, T. 6. S., R.7. E. SBB&M EXCEPT
PARCELS 777-070-024 THROUGH 777-070-028
WHEREAS, the Community Development Department mailed case file
materials to all affected agencies for their review and comment on the proposed
project. All written comments are on file with the Community Development
Department; and
WHEREAS, the Community Development Department published a
public hearing notice in the Desert Sun newspaper on December 28, 2004, as
prescribed by the Municipal Code. Public hearing notices were also mailed to all
property owners within 500 feet of the site; and
WHEREAS, said Specific Plan Amendment has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act
of 1970" as amended (Resolution 83-63) in that the Community Development
Department has determined that neither the proposed changes to the project, any
changed circumstances, nor new information will result in the identification of new
significant impacts, or the substantial increase in the severity of significant impacts
identified in certified EIR SCH#99061109, and an Addendum to the EIR (EA 2004-
520) has been prepared; and
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Planning Commission Resolution 2005-004
Specific Plan 99-035 Amendment #1
ND La Quinta Partners LLC
January 11, 2005
Page 2
WHEREAS, at the Public Hearing upon hearing and considering all
testimony and arguments of all interested persons desiring to be heard, said
Planning Commission did make the following Mandatory Findings to justify a
recommendation to the City Council for approval of said Specific Plan:
Finding A - Consistency with General Plan
The property is designated Low Density Residential and Golf Course Open Space.
The proposed project will be developed with residential uses and golf courses,
which are consistent with the land uses envisioned in the General Plan.
Finding B — Public Welfare Enhancement
The project will not be detrimental to the public health, safety and welfare in that
the project is designed in compliance with the City's General Plan and Zoning
Ordinance, as well as other County and State standards, such as CEQA.
Findings C and D — Land Use Compatibility and Property Suitability
The residential project is within a residentially designated and zoned area. The
project provides adequate buffering through landscaping and walls to ensure
compatibility with surrounding land uses. Additionally, the project will provide
adequate perimeter landscaping and acceptable architectural design guidelines.
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 said Planning Commission in this case; and
2. That it does hereby acknowledge that Environmental Assessment 2004-
520 has determined that no significant effects on the environment have
been identified and mitigation measures are being imposed if needed; and
3. That it does hereby recommend to the City Council approval of Specific
Plan 99-035, Amendment #1, for the reasons set forth in this Resolution
and subject to the attached Conditions of Approval.
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Planning Commission Resolution 2005-004
Specific Plan 99-035 Amendment #1
ND La Quinta Partners LLC
January 11, 2005
Page 3
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta
Planning Commission, held on this 111h day of January, 2005, by the following
vote, to wit:
AYES: Commissioners Alderson, Daniels, Ladner, Quill, and Chairman Kirk
NOES: None
ABSENT: None
ABSTAIN: None
TOK, Chairman
Cit f La Quinta, California
ATTEST:
AA
DOUGL R.EVANS
Community Development Director
City of La Quinta, California
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PLANNING COMMISSION RESOLUTION 2005-004
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 99-035, AMENDMENT #1,
ND LA QUINTA PARTNERS
JANUARY 11, 2005
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 Specific Plan, 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 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)
• Sun Line 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 2005-004
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 99-035, AMENDMENT 41,
NO LA QUINTA PARTNERS
JANUARY 11, 2005
A project -specific NPDES construction permit must be obtained by the applicant; and
who then shall submit a copy of the Regional Water Quality Control Board's
("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI"), prior to the
issuance of a grading or site construction permit by the City.
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 design professional 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.
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PLANNING COMMISSION RESOLUTION 2005-004
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 99-035, AMENDMENT #1,
NO LA QUINTA PARTNERS
JANUARY 11, 2005
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.
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).
6. The applicant shall submit golf ball corridors along public streets for approval by the
City Engineer.
PROPERTY RIGHTS
7. 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.
8. 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.
9. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Madison Street (Primary Arterial, Option A, 1 10' ROW) — The standard
55 feet from the centerline of Madison Street for a total 110-foot
ultimate developed right of way except for additional right of way
dedication as follows:
b) At the Madison Street and Avenue 52 intersection measured 76
feet east of the centerline of Madison Street to accommodate a
300-foot long dual left turn lane for northbound Madison Street
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PLANNING COMMISSION RESOLUTION 2005-004
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 99-035, AMENDMENT #1,
ND LA QUINTA PARTNERS
JANUARY 11, 2005
to westbound Avenue 52 and a 150-foot deceleration/right turn
only lane plus variable width taper length to accommodate
improvements conditioned under STREET AND TRAFFIC
IMPROVEMENTS.
b) At the Madison Street and Avenue 54 intersection measured 64
feet east of the centerline of Madison Street to accommodate a
dual left turn lane for northbound Madison Street to westbound
Avenue 54 plus variable width taper length to accommodate
improvement conditioned under STREET AND TRAFFIC
IMPROVEMENTS.
2) Avenue 52 (Primary Arterial, Option A, 1 10' ROW) - The standard 55
feet from the centerline of Avenue 52 for a total 110-foot ultimate
developed right of way except an additional variable right of way
dedication at the proposed Primary Entry measured 63 feet south 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.
3) 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 on Monroe Street at the intersection of Avenue 54
measured 63 feet west 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 150 feet
plus a variable dedication of an additional 50 feet to accommodate
improvements conditioned under STREET AND TRAFFIC
IMPROVEMENTS.
4) Avenue 54 (Secondary Arterial with Class II Bike Lane, 96' ROW) - 48
feet of right of way measured from the centerline of Avenue 54 for a
total 96-foot ultimate developed right of way except an additional
variable right of way dedication at the proposed Secondary Entry and
on Avenue 54 at Madison Street measured 58 feet south of the
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PLANNING COMMISSION RESOLUTION 2005-004
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 99-035, AMENDMENT #1,
ND LA QUINTA PARTNERS
JANUARY 11, 2005
centerline of Avenue 54 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.
5) Avenue 53 (Collector, 74' ROW) — The standard 37 feet from the
centerline of Avenue 53 for a total 74-foot ultimate developed right of
way.
10. 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.
11. The private street right-of-ways to be retained for private use required for this
development include:
A. PRIVATE STREETS
Private Residential Streets. Private Residential Streets shall have a 28-foot
travel width with on -street parking 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. The flush curb street section shall have a full 28 feet of travelable
roadway as approved by the City Engineer and the Fire Department and
provided the method of drainage conveyance is acceptable to the City
Engineer.
B. CUL DE SACS
11 The cul de sac shall conform to the shape shown on the tentative map
with a 38-foot curb radius at the bulb or larger as shown on the
tentative map.
— 12. 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.
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PLANNING COMMISSION RESOLUTION 2005-004
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 99-035, AMENDMENT 41,
NO LA QUINTA PARTNERS
JANUARY 11, 2005
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.
13. 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.
14. The applicant shall offer for dedication on the Final Map 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.
15. The applicant shall create perimeter landscaping setbacks along all public right-of-
ways as follows:
A. Madison Street, Avenue 52 and Monroe Street (Primary Arterial) - 20-foot
from the R/W-P/L.
B. Avenue 54 (Secondary Arterial with Class II Bike Lane) - 20-foot from the
R/W-P/L.
C. Avenue 53 (Collector) — 10-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.
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.
16. At locations where the onsite finished grade adjacent to the landscaped setback lot
has an elevation differential with respect to the arterial street top of curb exceeding
11 feet, the applicant shall comply with, and accommodate, the maximum slope
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PLANNING COMMISSION RESOLUTION 2005-004
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 99-035, AMENDMENT #1,
NO LA QUINTA PARTNERS
JANUARY 11, 2005
gradients in the parkway/setback area and meandering sidewalk requirements by
either: 1) increasing the landscape setback size as needed, or 2) installing retaining
walls between the sidewalk and the back of the landscaped area as needed.
17. 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.
18. Direct vehicular access to Madison Street, Monroe Street, Avenue 52, Avenue 54
and Avenue 53 from lots with frontage along Madison Street, Monroe Street, Avenue
52, Avenue 54 and Avenue 53 is restricted, except for those access points identified
on the tentative tract map, or as otherwise conditioned in these conditions of
approval. The vehicular access restriction shall be shown on the recorded final tract
map.
19. 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.
20. Prior to recording Tract 33076, applicant shall acquire access route across property
located within the subject tract. The access route shall conform to the geometric
lay -out shown on Tentative Tract Map 33076.
21. The applicant shall cause no easement to be granted, or recorded, over any portion
of the subject property between the date of approval of the Tentative Tract Map and
the date of recording of any Final Map, unless such easement is approved by the City
Engineer.
FINAL MAPS
22. Prior to the City's approval of a Final Map, the applicant shall furnish accurate
AutoCAD files of the Final Map that was approved by the City's map checker on a
storage media acceptable to the City Engineer. Such files shall be in a standard
AutoCAD format so as to be fully retrievable into a basic AutoCAD program.
Where a Final Map was not produced in an AutoCAD format, or produced in a file
that can be converted to an AutoCAD format, the City Engineer will accept a raster -
image file of such Final Map. The Final Map shall be of a 1 " = 40' scale.
IMPROVEMENT PLANS
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PLANNING COMMISSION RESOLUTION 2005-004
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 99-035, AMENDMENT t11,
NO LA QUINTA PARTNERS
JANUARY 11, 2005
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.
23. 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.
24. 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 Mass Grading Plan
1 " =
100' Horizontal
B.
PM10 Plan
1" =
40' Horizontal
C.
SWPPP
1" =
40' Horizontal
Note:
A through C shall be submitted concurrently.
D.
On -Site Rough Grading Plan
1 " =
40' Horizontal
E. Storm Drain Plans
1" = 40' Horizontal
F. Off -Site Street Improvement 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.
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PLANNING COMMISSION RESOLUTION 2005-004
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 99-035, AMENDMENT #1,
ND LA QUINTA PARTNERS
JANUARY 11, 2005
H. On -Site Street Improvement/Signing & Striping Plan
1 " = 40' Horizontal, 1 " = 4' Vertical
Note: D through G shall be submitted concurrently as phased.
Street Improvement Plans and Storm Drainage Plans may be combined when
submitted for Engineering Department Review.
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.
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.
"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.
The applicant shall prepare an accessibility assessment on a marked up print of the
— building floor plan identifying every building egress and notes the 2001 California
Building Code accessibility requirements associated with each door. The assessment
must comply with submittal requirements of the Building & Safety Department. A
copy of the reviewed assessment shall be submitted to the Engineering Department
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PLANNING COMMISSION RESOLUTION 2005-004
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 99-035, AMENDMENT #1,
ND LA QUINTA PARTNERS
JANUARY 11, 2005
in conjunction with the Site Development Plan when it is submitted for plan
checking.
In addition to the normal set of improvement plans, a "Site Development" plan is
required to be submitted for approval by the Building Official and the City Engineer.
"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.
"Street Parking" plan shall include appropriate signage to implement the "No Parking"
concept, or alternatively an on -street parking policy shall be included in the CC & R's
subject to City Engineer's Approval. The parking plan or CC & R's shall be submitted
concurrently with the Street Improvement Plans.
25. 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/0_intropage.htm.
26. 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
27. 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.
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PLANNING COMMISSION RESOLUTION 2005-004
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 99-035, AMENDMENT #1,
NO LA QUINTA PARTNERS
JANUARY 11, 2005
28. 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 this Specific Plan, shall comply with the provisions of
Chapter 13.28 (Improvement Security), LQMC.
29. 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.
30. Depending on the timing of the development of this Specific Plan, 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 Specific Plan.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these means, as the City may require.
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PLANNING COMMISSION RESOLUTION 2005-004
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 99-035, AMENDMENT #1,
NO LA QUINTA PARTNERS
JANUARY 11, 2005
Off -Site Improvements will be started by the issuance of the 50" building permit, or
by May 31, 2006, whichever occurs first, and will be completed by the issuance of
the 100" building permit on the site.
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.
31. 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
32. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
33. 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.
34. To obtain an approved grading permit, the applicant shall submit and obtain approval
of all of the following:
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PLANNING COMMISSION RESOLUTION 2005-004
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 99-035, AMENDMENT #1,
ND LA QUINTA PARTNERS
JANUARY 11, 2005
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.
35. 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.
36. 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 feet (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.
37. Perimeter wall shall be approved by the Community Development Department. The
applicant shall submit perimeter wall plans for approval prior to rough grading plan
approval.
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PLANNING COMMISSION RESOLUTION 2005-004
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 99-035, AMENDMENT #1,
ND LA QUINTA PARTNERS
JANUARY 11, 2005
38. 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 Specific Plan
Conditions of Approval.
39. Building pad elevations of perimeter lots shall not differ by more than that specified in
the approved Specific Plan Amendment No. 1 and per these Conditions of Approval.
40. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development.
Building pad elevations on adjacent interior single family lots having common
boundaries shall not differ by more than six feet. Additionally, a 12" high by 4'wide
berm is required at the tops of all slopes with a 3-foot neighboring pad elevation
difference and one foot (11 bench shall be provided at the top of all 2:1 slopes
between lots.
Where compliance within the above stated limits is impractical, the City may consider
alternatives that are shown to minimize safety concerns, maintenance difficulties and
neighboring -owner dissatisfaction with the grade differential.
41. Prior to any site grading or regrading that will raise or lower any portion of the site,
the grading shall be shown to be consistent with the Specific Plan Amendment #1,
and the applicant shall submit the proposed grading changes to the City Staff for a
substantial conformance finding review.
42. 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.
DRAINAGE
"Stormwater handling shall conform with the approved hydrology and drainage report for
Specific Plan 99-035, Amendment No. 1, East of Madison and/or Tentative Tract 33076.
Nuisance water shall be disposed of in an approved manner."
43. The project shall be designed to accommodate purging and blowoff water
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PLANNING COMMISSION RESOLUTION 2005-004
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 99-035 AMENDMENT #1
NO LA QUINTA PARTNERS
JANUARY 11, 2005
(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.
44. 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.
45. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
46. 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.
47. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
48. Where flush curb street cross section designs are approved for Specific Plan 99-
035, Amendment No. 1 and/or Tentative Tract Map No. 33076, landscaped
drainage swales shall have minimum grade of 1 %. The swale design and
supporting drainage facility shall be able to retain a maximum depth of 6 inches
of storm water during the 10-year storm and/or one travel lane during the 100-
year storm. The design of landscaped drainage swales shall be subject to a
hydrology report approval by the City Engineer. Landscaping swales shall act as
ancillary collection facilities with storm water and nuisance water positively
transported by hard piping to retention basins and/or other facilities identified in
the approved hydrology report.
I ITII ITIES
49. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities),
LQMC.
50. 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
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PLANNING COMMISSION RESOLUTION 2005-004
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 99-035 AMENDMENT #1
ND LA QUINTA PARTNERS
JANUARY 11, 2005
purposes.
51. 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.
52. 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.
STREET AND TRAFFIC IMPROVEMENTS
53. 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.
54. The applicant shall construct the following street improvements to conform with
the General Plan (street type noted in parentheses.)
A. OFF -SITE STREETS
11 Madison Street (Primary Arterial, Option A; 110' R/W):
Widen the east side of the street along all frontage adjacent to the
Tentative Map boundary to its ultimate width on the east side as
specified in the General Plan and the requirements of these conditions.
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 or Coachella
Valley Unified School District)
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PLANNING COMMISSION RESOLUTION 2005-004
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 99-035 AMENDMENT #1
NO LA QUINTA PARTNERS
JANUARY 11, 2005
b) A deceleration/right turn only lane on Madison Street at the
intersection of Avenue 52. The east curb face measured 64
feet east of the centerline of Madison Street to
accommodate a 300-foot long dual left turn lane for
northbound Madison Street to westbound Avenue 52 and a
150-foot deceleration/right turn only lane plus variable
width taper length.
c) At the Madison Street and Avenue 54 intersection, the curb
face shall be measured 52 feet east of the centerline of
Madison Street to accommodate the dual left turn lane for
northbound Madison Street to westbound Avenue 54 plus
variable width taper length conditioned of Specific Plan
2004-074 on the southeast corner of Madison Street and
Avenue 54.
Other required improvements in the Madison Street right or way and/or
adjacent landscape setback area include:
d) All appurtenant components such as, but not limited to:
curb, gutter, traffic control striping, legends, and signs.
e) An 18 - foot wide raised landscaped median along the entire
boundary of the Specific Plan plus variable width as needed
to accommodate a dual left turn for the north bound traffic
on Madison Street to west bound Avenue 52.
f) Establish a benchmark in the Madison Street right of way
and file a record of the benchmark with the County of
Riverside.
g) A 10-foot wide Multi -Purpose Trail. The applicant shall
construct a multi -use trail per La Quinta Standard 260 along
the Madison 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
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PLANNING COMMISSION RESOLUTION 2005-004
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 99-035 AMENDMENT #1
ND LA QUINTA PARTNERS
JANUARY 11, 2005
approved by the Engineering Department on the street
improvement plan submittal.
2) Avenue 52 (Primary Arterial, Option A; 110' R/W):
Widen the south side of the street along all frontages adjacent to the
Tentative Map boundary to its ultimate width on the south 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 south curb face shall be
located forty three feet (43') south of the centerline, except at locations
where additional street width is needed to accommodate:
a) Bus turnout (if required by Sunline Transit or Coachella
Valley Unified School District)
b) A deceleration/right turn only lane at the Primary Entry. The
south curb face measured 51 feet south 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.
Other required improvements in the Avenue 52 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) Half of an 18 - foot wide raised landscaped median along
the entire boundary of the Specific Plan plus variable width
as needed to accommodate left turn movements for west
bound traffic on Avenue 52 to south bound Madison Street
and left turn in only movement at the Primary Entry. The
applicant shall construct positive left turn restrictors for left
turn movement out of the primary entry as approved by the
City Engineer.
e) A 10-foot wide Multi -Purpose Trail. The applicant shall
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PLANNING COMMISSION RESOLUTION 2005-004
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 99-035 AMENDMENT #1
ND LA QUINTA PARTNERS
JANUARY 11, 2005
construct a multi -use trail per La Quinta Standard 260 along
the Madison 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.
3) Monroe Street (Primary Arterial, Option A; 110' R/W):
Widen the west side of the street along all frontages adjacent to the
Tentative Map boundary to its ultimate width on the west 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 or Coachella
Valley Unified School District)
b) A deceleration/right turn only lane on Monroe Street at the
intersection of Avenue 54. The west curb face measured
51 feet west 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 # 03-06. As a minimum, the required right of way
shall be for a length of 150 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.
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PLANNING COMMISSION RESOLUTION 2005-004
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 99-035 AMENDMENT #1
NO LA QUINTA PARTNERS
JANUARY 11, 2005
d) Half 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 for the south bound
traffic at Avenue 54.
e) 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.
4) Avenue 54 (Secondary Arterial with Class II Bike Lane, 96'
R/W):
Widen the north side of the street along all frontages adjacent to the
Tentative Map boundary to its ultimate width on the north 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 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 or Coachella
Valley Unified School District)
b) A deceleration/right turn only lane at the Secondary Entry
and at the intersection of Avenue 54 and Madison Street.
The north curb face measured 36 feet north of the
centerline of Avenue 54 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
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PLANNING COMMISSION RESOLUTION 2005-004
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 99-035 AMENDMENT #1
ND LA QUINTA PARTNERS
JANUARY 11, 2005
plus a variable dedication of an additional 50 feet.
Other required improvements in the Avenue 54 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) A 10 - foot wide Multi -Purpose Trail. The applicant shall
construct a multi -use trail per La Quinta Standard 260 along
the Avenue 54 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.
5) Avenue 53 (Collector, 74' R/W):
a) Widen the south side of the street along all frontages
adjacent to the Tentative Map boundary to its ultimate
width on the south 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
south curb face shall be located twenty six feet (26') south
of the centerline.
Other required improvements in the Avenue 53 right or way and/or
adjacent landscape setback area include:
b) All appurtenant components such as, but not limited to:
curb, gutter, traffic control striping, legends, and signs.
c) Removal of existing trees at the southwest corner of
Avenue 53 and Monroe Street per the approval of the City
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PLANNING COMMISSION RESOLUTION 2005-004
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 99-035 AMENDMENT #1
NO LA QUINTA PARTNERS
JANUARY 11, 2005
Engineer.
d) Construct a cul de sac on Avenue 53 at the entrance to
Tentative Tract Map No. 31874 per City of La Quinta
Standard 401 and with approval from the Fire Department.
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).
The applicant is responsible for construction of all improvements mentioned
above. The development is eligible for reimbursement from the City's
Development Impact Fee fund in accordance with policies established for that
program.
7) Traffic Signals at Madison Street and Avenue 52.
a) The applicant shall install the Traffic Signal at the
intersection of Madison Street and Avenue 52 when
warrants are met. Applicant is responsible for 50 % of the
cost to design and install the traffic signal if complementing
cost share from development on the other side of the street
is available at time signals are required. Applicant shall enter
into a SIA to post security for 50 % of the cost to design
and install the traffic signal prior to issuance of an on -site
grading permit; the security shall remain in full force and
effect until the signal is actually installed by the applicant or
the developer on the other side of the street. If, however,
the applicant's development trails the progress of the
development on the other side of the street, the applicant
shall be responsible for 50 % of the cost as previously
stated. The development is eligible for reimbursement from
the City's Development Impact Fee fund in accordance with
policies established for that program.
B. PRIVATE STREETS
1) Private Residential Streets. Private Residential Streets shall have a
28-foot travel width with on -street parking prohibited, and provided
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PLANNING COMMISSION RESOLUTION 2005-004
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 99-035 AMENDMENT #1
ND LA QUINTA PARTNERS
JANUARY 11, 2005
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. The flush curb
street section shall have a full 28 feet of travelable roadway as
approved by the City Engineer and the Fire Department and
provided the method of drainage conveyance is acceptable to the
City Engineer.
2) The location of driveways of corner lots shall not be located
within the curb return and away from the intersection when
possible.
C. PRIVATE CUL DE SACS
1) Shall be constructed according to the lay -out shown on the
tentative map with 38-foot curb radius or greater at the bulb
- similar to the layout shown on the rough grading plan.
55. 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.
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.
56. 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
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PLANNING COMMISSION RESOLUTION 2005-004
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 99-035 AMENDMENT #1
ND LA OUINTA PARTNERS
JANUARY 11, 2005
structural sections shall be as follows:
Residential
Collector
Secondary Arterial
Primary Arterial
3.0" a.c./4.5" c.a.b.
4.0" a.c /5.0" 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.
57. 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.
58. General access points and turning movements of traffic are limited to the
following:
Primary Entry (Avenue 52): Right turn in and out and left turn in movements are
permitted. Left turn movement out is prohibited.
The applicant shall coordinate with the City Engineer and City of Indio City
Engineer to negotiate to amend the planned full turn access located 1,950 feet
west of Monroe Street on the north side of Avenue 52, and that there be no
other full turn access points within 1,060 feet of the proposed Primary Entry.
The applicant shall be allowed to relocate the Primary Entry to conform with the
aforementioned provisions as approved by the City Engineer and the City of
Indio. If no agreement has been reached within 120 days of the date of
approval of the Specific Plan and Tentative Tract Map, the applicant shall be
permitted to construct lane geometrics at the Primary Entry which allow full
turn movements.
If full turn movements at the Primary Entry are permitted, the applicant shall
install the Traffic Signal when warrants are met. Applicant is responsible for 50
% of the cost to design and install the traffic signal if complementing cost share
from development on other side of street is available at time signal is required.
Applicant shall enter into a SIA to post security for 50 % of the cost to design
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PLANNING COMMISSION RESOLUTION 2005-004
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 99-035 AMENDMENT #1
NO LA QUINTA PARTNERS
JANUARY 11, 2005
and install the traffic signal prior to issuance of an on -site grading permit; the
security shall remain in full force and effect until the signal is actually installed
by the applicant or the developer on the other side of the street. If the land on
the other side of the street does not have an approved project connecting to the
subject intersection, the applicant shall pay 100% of the cost to design and
install the signalization for the resulting "T" intersection. If, however, the
applicant's development trails the progress of the development on the other side
of the street, the applicant shall be responsible for 50% of the cost as
previously stated.
A. Secondary Entry (Avenue 54): Full turn movements are permitted.
59. 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.
60. 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
61. 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
62. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
63. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots and park areas.
64. Landscape and irrigation plans for landscaped lots and setbacks, medians,
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PLANNING COMMISSION RESOLUTION 2005-004
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 99-035 AMENDMENT #1
NO LA QUINTA PARTNERS
JANUARY 11, 2005
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
65. 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.
66. 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.
PUBLIC SERVICES
67. The applicant shall provide public transit improvements as required by SunLine
Transit Agency or the Coachella Valley Unified School District and approved by
the City Engineer.
QUALITY ASSURANCE
68. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
69. 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.
70. 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.
71. 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
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PLANNING COMMISSION RESOLUTION 2005-004
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 99-035 AMENDMENT #1
NO LA QUINTA PARTNERS
JANUARY 11, 2005
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
72. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
73. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on -site improvements, perimeter landscaping, access
drives, and sidewalks.
FEES AND DEPOSITS
74. 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.
75. 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
76. The use of the subject property for residential uses shall be in conformance with
the approved exhibits and conditions of approval contained in Tentative Tract
Map 33076, Specific Plan 99-035, Amendment #1 and Environmental
Assessment 2004-520, unless otherwise amended by the Conditions of
Approval.
77. The applicant shall supply a revised cover sheet and summary for Specific Plan
99-035, as it applies to all lands within the Specific Plan area located west of
Madison Street, describing the changes affecting this portion of the plan,
- including the guesthouse provisions and maximum unit count of 446 dwelling
units. The cover sheet and summary shall be provided within 30 days of
approval of the Specific Plan by the City Council.
PAReports - PC\2005\01-11-05\ND LQ SP Amd 1\SP COA Revised.doc 27
PLANNING COMMISSION RESOLUTION 2005-004
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 99-035 AMENDMENT #1
ND LA QUINTA PARTNERS
JANUARY 11, 2005
78. Within 30 days after City Council approval of this Specific Plan, the applicant
shall submit five copies of a final text document to the Community
Development Department, incorporating all corrections and revisions, conditions
of approval and mitigation measures required for this project.
79. Ten foot wide multi -purpose trails shall be installed in the landscape setbacks of
Avenue 52, Avenue 54, and Monroe Street. In addition, a Class II Bike Trail shall be
included in the improvement for Avenue 52.
80. Berming on the perimeter of the site shall be limited to the following:
a. Located within the 20 foot setback of the street right-of-way line
abutting the property, the berm height shall be 0 feet.
b. Located in the area 20 feet to 50 feet from the street right of way line
abutting the property the berm height shall be no more than 12 feet.
C. Located in the area 50+ feet from the street right-of-way line abutting
the property the berm height shall be no more than 16 feet.
The Specific Plan text on Page 4-5 shall be amended to include this condition of
approval.
81. Specific Plan Section 5.4.1 Residential Development Standards shall be modified to
include the following Table:
DETACHE
CUSTOM/SINGLE7onspace
VILLAS
Parking
For main residencer
main residence, per
Development Codevelopment
Code. In
addition, one guestdition,
one guest parking
space shall be prov
shall be provided for
each lot. Guest parking must
every two units. Guest parking
not impede full access to the
must not impede full access to
garage and driveway to the
the garage and driveway to
street.
the street.
82. The site shall be monitored during on -and off -site trenching and rough grading
by qualified archaeological monitors. Proof of retention of monitors shall be
given to the City prior to issuance of the first earth -moving or clearing permit.
83. The final report on the monitoring shall be submitted to the Community
Development Department prior to the issuance of the first Certificate of
PAReports - PC\2005\01-11-05\ND LQ SP Amd 1\SP COA Revised.doc 28
_ PLANNING COMMISSION RESOLUTION 2005-004
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 99-035 AMENDMENT ,11
NO LA QUINTA PARTNERS
JANUARY 11, 2005
Occupancy for the project.
84. The local tribes shall be contacted in writing for comments prior to issuance of
the first grubbing, earth -moving or grading permit. The applicant shall provide
the Community Development Department with all written responses received
within one month prior to issuance of grading permit. One Native -American
monitor shall be provided should the tribes request it.
85. Excavations shall be monitored to collect any larger fossil remains uncovered.
86. Sediment samples shall be collected and processed to determine the small fossil
potential.
87. Any fossils recovered during construction operations shall be deposited in an
accredited and permanent scientific institution for the benefit of current and
future generations.
88. Sight distance at the Specific Plan Amendment project entrance shall be
reviewed with respect to standard Caltrans/City of La Quinta sight distance
standards at the time of preparation of final grading, landscape and street
improvement plans.
89. Traffic signing/striping should be implemented in conjunction with detailed
construction plans for the Specific Plan Amendment project site.
90. Vacation of Avenue 53 westerly of Monroe Street within the project site shall
be requested and completed by the applicant prior to the issuance of any
building permit on the phase 2 site.
91. The applicant shall comply with all Fire Department requirements.
P:\Reports - PC\2005\01-11-05\ND LQ SP Amd 1\SP COA Revised.doc 29