CC Resolution 1991-103"@ 1'
RESOLUTION 91-*
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING SPECIFIC PLAN
90-016
CASE NO. SP 90-018 LANDMARK LAND COMPANY OF CALIFORNIA
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 10th day of September, 1991, hold a duly notice Public Hearing continued
from regular meetings of June25, 1991, July 9, 1991, July23, 1991, and August 13,
1991, to consider the request of Landmark Land Company of California for +327 acre
project, consisting of 1208 residential units and 151 acres, 155 acres of golf
course/open space uses and a +21 acre commercial site, generally described as
boarded by 50th Avenue on the north, 52nd Avenue on the south, the All American
Canal on the east, and Jefferson Street on the west, more particularly described as:
BEING A PORTION OF SECTION 4, T.6.S., R.7.E., AND
A PORTION OF THE SOUTHEAST 1/4 OF THE SOUTHEAST
1/4 OF SECTIONS, T.6.S., S.B.B.M.
WHEREAS, the City Council of the City of La Quinta, California, did on
the 3rd day of December, 1991, hold a duly noticed Public Hearing continued from
the 16th day of July, 1991, the 3rd day of September) 1991, and the 1st day of
October, 1991, to consider the ApplicantYs request and recommendation of the
Planning Commission concerning Specific Plan 90-016; and,
WHEREAS, said Specific Plan request has compiled with the
requirements of the California Environmental Quality Act of 1970 as amended), and
adopted by C]ty Cour*ci1 Resolution 83-68, in that the Planning and Development
Department has completed a Draft and Final EIR, which have been reviewed and
certified by the City Council of the City of La Quinta.
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
City Council did find the following facts and reasons to justify the recommendation
for approval of said Specific Plan.
1. The proposed Specific Plan, as amended by the Planning Commission
recommendation for General Plan Amendment 90-031 and Change of Zone 90-
056, is consistent with the goais and policies of the La Quinta General Plan.
2. The Specific Plan, as conditioned, is compatible with the existing and
anticipated area development.
3. The project will be provided with adequate utilities and public services to
ensure public health and safety.
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4. Adherence to the mitigation measures identified in the Final EIR, which have
been incorporated into the Conditions of Approval, will ensure that all
identified significant impacts will be reduced to levels of non-significance,
with the exception of impacts to Air Quality, for which Statements of
Overriding Considerations have been adopted by the La Quinta City Council.
NOW, THEREFORE, BE IT RESOLVED by the City CouncU of the City
of La Quinta, California as follows:
1. That the above recitations are true and correct and constitute the findings of
the Council in this case;
2. That it does hereby confirm certification of the Final EIR for this Amendment
by the La Quinta City Council.
3. That it does hereby grant City Council approval of the above described
Specific Plan request for the reasons set forth in this Resolution, and subject
to the Conditions of Approval attached as Exhibit 11A'*
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Council, held on this 3rd day of December, 1991, by the following vote,
to wit:
AYES: Council Members Bohnenberger, Franklin, Rushworth, Sniff
& Mayor Pena *
NOES: None
ABSENT: None
ABSTAIN: None
City of La Quinta, California
ATTEST:
ASAUNDRAL *,CityClerk
City of La *uinta, California
APPROVED AS TO FORM
DA* H**;Y'*C'*ity Attorney
City of La Quinta, California
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CITY COUNCIL RESOLUTION 91-103 EXHIBIT A'
CONDITIONS OF APPROVAL ADOPTED
SPECIFIC PLAN 90-016 LANDMARK LAND COMPANY
DECEMBER 3, 1991
* Mitigation Measure of Final EIR for SP 90-016
+ Condition added/modified by Planning Commission
o Condition added/modified by City Council
GENERAL CONDITIONS
1. The development shall comply with Exhibit A", the Specific Plan for Specific
Plan 90-016, the Final EIR and the following conditions, which shall take
precedence in the event of any conflicts with the provisions of the Specific
Plan.
2. Exterior lighting for the project shall comply with the Dark Sky" Lighting
Ordinance. Plans shall be approved by the Planning and Development
Department prior to issuance of a building permit.
3. Prior to issuance of a building permit for construction of any building or use
contemplated by this approval, the Appilcant shall obtain permits and/or
clearances from the following agencies:
City Fire Marshal
City of La Quinta Public Works Department
Planning and Development Department
Building and Safety Department
Coachella Valley Water District
Desert Sands Unified School District
Coachella Valley Unified School District
Imperial Irrigation District
Riverside County Department of Transportation
Evidence of said permits or clearances from the above mentioned agencies shall
be presented to the Building and Safety Department at the time of the
application for a building permit for the use contemplated herewith.
4. Provisions shall be made to comply with the terms and requirements of the
City's adopted Infrastructure Fee program in effect at the time of issuance of
building permits.
5. Construction shall comply with all local and State building code requirements
as determined by the Building and Safety Director.
+6. Prior to any initial final tract map approval, the Applicant/Developer shall
prepare an overall plan, or program, for the provision of comfort station
locations for all maintenance employees. This plan/program shall set forth
requirements for on-site maintenance employee restroom facilities and how they
will be provided for by the homeowner associations' subcontractors, for all
contracted landscaping and other maintenance workers. Said plan/program
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CONDITIONS OF APPROVAL
Specific Plan 90-016
December 3, 1991
shall indicate methods of providing such facilities, the parties responsible for
so doing, and means for enforcement of procedures set forth in the plani
program.
7. The Planning Commission shall conduct annual reviews of this Specific Plan.
During each annual review by the Commission, the Developer/Applicant shall
be required to demonstrate good faith compliance with the terms of the Specific
Plan. The Applicant/Developer of this project hereby agrees to furnish such
evidence of compliance as the City, in the exercise of its reasonable discretion,
may require. Evidence of good faith compliance may include, but shall not
necessarily be limited to, good faith progress towards implementation of and
compliance with the requirements of the Specific Plan. Upon conclusion of the
annual review, the Commission and may set a future review date at their
discretion.
8. Applicant/Developer shall submit a revised Specific Plan document showing the
following:
A. Change of land use designation for commercial acreage.
B. Revisions to appropriate text and exhibits for general plan and zoning
designations, acreage figures, restrictions on commercial site, etc.
C. Change building heights from top of slab to finish grade.
D. The revised document shall be submitted prior to any permit approvals for
the project.
9. The Applicant/Developer shall submit an off-site improvements and on-site
buildout phasing schedule and map at time of the first request to approve a
final tract or parcel map. This schedule and map shall be subject to review and
acceptance by the Public Works Department.
10. Applicant shall have recorded the Kaylon Street vacation SV 91-01?) prior to
proceeding with any development activity such as grading or subdivision
mapping.
ENVIRONMENTAL
*11. All adopted mitigation measures, as recommended in the Drafti Final EIR, shall
be incorporated into all future project approvals relating to SP 90-016 where
applicable and/or feasible. It is understood that certain measures will not be
applicable to certain site specific proposals, however, all development within
the Specific Plan area shall be verified as in conformance with said Specific Plan
and the mitigation adopted within the Draft/Final EIR. The Specific Plan Draft
and Final EIR shall be used in the review of all project proposals in the SP 90-
016 area. Said mitigation measures are hereby incorporated into these
conditions by reference.
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CONDITIONS OF APPROVAL
Specific Plan 90-016
December 3, 1991
+*1 2. Prior to any site disturbance, the Applicant/Developer shall initiate a lake bed
delineation study, to be based upon the paleontological survey contained in the
DEIR as Appendix G" The study shall determine the extent of the ancient
lakebed for purposes of implementing a pre-development data recovery program
within the limits of the delineated lakebed. This delineation study shall be
submitted to the City for monitoring approved and future area projects. If the
Developer of this project initiates development activity, then the pre-
development data recovery program shall be undertaken prior to any site
disturbance. The Applicant/Developer may be reimbursed by other area
developers within the area defined by the lakebed study. The
Applicant/Developer shall propose a method of reimbursement such as cost per
impacted acre in the lakebed area, etc.) to the City for review/acceptance.
Conversely, if other area developer(s) initiate development activity, and are
similarly conditioned, this project will be required to reimburse said
developer(s) in accordance with the provisions of a reimbursement program.
If the program is undertaken by this project, then paleontological monitoring
of grading shall be required for cuts made during construction activity. Full
time monitoring shall be required, given the ubiquitous distribution of
paleobiological remains on the project site. The mitigating shall be done under
the supervision of a qualified vertebrate paleontologist knowledgeable in both
paleontological and archaeological sampling techniques. This program shall
include a report identifying contact personnel who will be working on-site, the
proposed time schedule for grading monitoring, the qualifications of the
persons assigned to do such monitoring and the method to be used in reporting
on compliance to the City. This report shall be approved by the City prior to
the Developer authorizing any work on the program itself.
*13. Applicant/Developer shall work with Waste Management of the Desert to
implement provisions of AB 939 and AB 1462. The Applicant/Developer is
required to work with Waste Management in setting up the following programs
for this project:
A. Developer shall prepare a plan to provide enlarged trash enclosures for
inclusion of separate facilities for storage of recyclables such as glass,
plastics, newsprint and aluminum cans.
B. Developer shall provide proper On-site storage facilities within the project
for green wastes associated with golf course and common area
maintenance. Compostable materials shall be stored for pick-up by Waste
Management, or an authorized hauler for transport to an appropriate
facility.
C The Developer shall work with Waste Management towards establishment
of a recycling center within the acres commercial site.
D. Curbside recycling service shall be provided in areas where no centralized
trash/recycling bins are provided or utilized.
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CONDITIONS O* APPROVAL
Specific Plan 90-016
December 3, 1991
PUBLIC SERVICES/UTILITIES/RESOURCES
City Fire Marshal
14. All water mains and fire hydrants providing the required fire flows shall be
constructed in accordance with the City Fire Code in effect at the time of
development.
15. The level of service required for this project should be aligned with the criteria
for Category Il-Urban as outlined in the Fire Protection Master Plan and as
follows:
A. Fire station located within three miles
B. Receipt of full first alarm" assignment within 15 minutes. Impacts to the
Fire Department are generally due to the increased number of emergency
and public service calls generated by additional buildings and human
population. A fiscal analysis for this project shall be prepared to identify
a funding source to mitigate any impacts associated with any capital costs
and the annual operating costs necessary for an increased level of
service. The analysis shall include consideration of the applicant's other
proposals SP 90-015 & SP 90-017) as well as existing and approved area
projects. Said analysis shall be subject to review and approval by the
Riverside County Fire Department and the City of La quinta.
Coachella Valley Water District
16. Specific Plan 90-016 is within Improvement District No.1 of the Coachella Valley
Water District CVWD) for irrigation water service. Water from the Coachella
Canal is available to the area. The Developer shall use this water for golf
course and landscape irrigation. During project development all irrigation
facilities shall be designated to utilize reclaimed water sources when such
sources become available.
*17. Applicant/Developer shall utilize alternative methods to use of water for dust
control purposes, such as soil binders and ground covers required in these
conditions) in order to further conserve water resources.
Electric Utilities
18. All existing and proposed electric power lines with 12,500 volts or less, which
are adjacent to the proposed site or on-site, shall be installed in underground
facilities.
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CONDITIONS OF APPROVAL
Specific Plan 90-016
December 3, 1991
Schools
*19. Impacts shall be mitigated in accordance with the provisions of AB 1600, Section
53080 and 65995 of the Government Code or the then existing legislation and/or
local ordinances adopted pursuant thereto or any applicable Mitigation
Agreement entered into by the Developer and the District. In addition, the
City, Developer and the Coachella Valley Unified School District shall cooperate
in exploring alternatives to provide lands or facilities to the District, through
joint use agreements, dedications, or Mello-Roos District formation.
Recreation
*20. Applicant/Developer shall pay a parkland mitigation fee based upon a
requirement of 3.53 acres, as determined based upon the La Quinta General
Plan standards and the analysis in the Staff report for S? 90-016.
Determination of this fee shall be accomplished as set forth in Section
13.24.030. B. of the La Quinta Subdivision Ordinance.
Traffic/Circulation Improvements
*21. Applicant shall dedicate public street right of way and utility easements in
conformance with the City's General Plan, Municipal Code, and as required by
the City Engineer, as follows:
A. Jefferson Street Major Arterial, 60-foot half width except near the
Avenue 52 intersection where the half width shall vary from 60 to 71 feet
for a transition distance up to 500 feet in length to accommodate congruent
width at the intersection for the north-to-west bound dual left turn lanes
and through-lane alignment;
B. Avenue 50 Primary Arterial, 50-foot half width;
C. Avenue 52 Primary Arterial, 55-foot half width;
The public right of way shall be dedicated by grant deed within 180 days
following City Council approval of the Specific Plan.
22. The on-site private streets shall be constructed in 37-foot wide access
easements granted to the homeowner s association.
23. Improved landscaped setback lots of noted width adjacent to the following street
right of ways shall be constructed with the adjusted street improvements as
follows:
A. Jefferson Street, 20-feet wide;
B. Avenue 50, 20-feet wide.
C. Avenue 52, 20-feet wide.
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OONDITIONS OF APPROVAL
Specific Plan 9O-0*6
December 3, 1991
24. Vehicle access rights to Jefferson Street, Avenue 50 and 52 shall be vacated
except for the two residential access streets and the two commercial access
driveways into the commercial area and the maintenance facility shown on the
Circulation Plan in the Specific Plan.
+25. Turning movem*nts of traffic accessing the residential and commercial Specific
Plan areas from adjoining public streets shall be as follows:
A. Jefferson Street
1. Residential Area Main Gate full turn movement.
2. Commercial Area Driveway full turn movement.
B. 5othAvenue
1. Residential Secondary Gate full turning movements.
oC. S2ndAvenue
1. Commercial Area Driveway left and right turn in, right turn out only.
D. Maintenance Facility Location
1. Entry drive right turn in and out only
+26. The access location into the commercial area on Avenue 52 shall be not less than
1000 feet from the Jefferson Street centerline. The access location into the
commercial area on Jefferson Street shall be not less than 600 feet from the
Avenue 52 centerline.
The access location into the residential secondary gate on Avenue 50 shall be
not less than 2600 feet from the Jefferson Street centerline.
*27. Bus turnouts and bus waiting shelters shall be provided on Jefferson Street,
52nd Avenue, and 50th Avenue as requested by Sunline Transit when street
improvements are installed. Street improvement plans shall be reviewed *y
Sunline Transit Agency prior to final City approval.
*2B. All street improvements shall be installed in accordance with the General Plan,
the La La Quinta Municipal Code, adopted Standard Drawings, City Engineer' 5
requirements and shall include all appurtenant components required by same.
Miscellaneous incidental improvements and enhancements to existing
improvements where joined by the new improvements shall be designed and
constructed as required by the City Engineer to assure the new and existing
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OONDITIONS OF APPROVAL
Specific Plan 90-016
DecGMber 3, 1991
improvements are appropriately integrated to provide a finished product that
conforms with city standards and practices. This includes tapered off-site
street transitions that extend beyond specific plan area boundaries and join the
widened and existing street sections.
The on- and off-site street improvements shall be phased in a manner that is
consistent with on-site subdivision maps and internal circulation needs of the
specific plan area.
The following specific street widths shall be constructed to conform with the
General Plan street type noted therewith:
A. ON-SITE STREETS
1. All private local streets full width Local Street, 36 feet wide
between curb faces;
2. Entry streets divided street, 20 feet wide between curb faces for
each roadway.
B. OFF-SITE STREETS The City is contemplating adoption of a major
thoroughfare improvement ordinance which is intended to distribute the
improvement cost of major thoroughfare construction evenly and fairly on
undeveloped land at the time the land is subdivided or developed for
beneficial use. If the ordinance is adopted, all land division maps within
this project shall be subject to exaction by said ordinance, provided the
ordinance is adopted 60 days prior to recordation of the map.
If in the event, the major thoroughfare improvement ordinance is not
adopted, the off-site street improvements for this project shall be as
follows:
1. Jefferson Street portion contiguous to specific plan boundary)
Half-width Major Arterial street improvements, plus extra width at
Avenue 52 intersection.
2. Avenue 50 portion contiguous to specific plan boundary) Half-
width Primary Arterial street improvements, 100-foot right of way
option.
3. Avenue 52 portion contiguous to specific plan boundary) Half-
width Primary Arterial street improvements, 110-foot right of way
option.
29. An encroachment permit for work in any abutting local jurisdiction shall be
secured prior to constructing or joining improvements.
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CONDITIONS OF APPROVAL
Specific Plan 90-016
December 3, 1991
+*30. The Applicant shall provide an overall plan illustrating or describing
provisions to allow multiple modes of non-motor vehicle travel throughout the
entire specific plan area. This plan may utilize combinations of golf cart paths
and tunnels, pedestrian walks, bikeways, etc., to achieve this. These systems
shall also be designed to provide overall project access to the commercial site,
and may cross Jefferson Street at grade if properly designed. This plan shall
be submitted at the time of the initial tract map submittal, for review by the
Planning Commission.
HYDROLOGY/GRADING I DUST CONTROL
*31 All project grading shall be done in a manner that permits storm flow in excess
of the retention basin capacity to flow out of the project through designated
emergency overflow outlets and into the historic drainage relief route.
Similarly, the project shall be graded in a manner that anticipates receiving
storm flow from adjoining property at locations that has historically received
flow.
*32. Storm water run-off produced in 24 hours by a 100-year storm shall be retained
on site in landscaped retention basins or other approved retention areas on the
golf course. The maximum water depth for any retention area shall not exceed
six feet; basin slopes shall not exceed 3:1. The percolation rate shall be
considered to be zero inches per hour unless Applicant provides site-specific
data that indicates otherwise. Other requirements include, but are not limited
to permanent irrigation improvements, landscape plants and materials, and
appurtenant structural drainage amenities all of which shall be designed and
constructed in accordance with requirements deemed necessary by the City
Engineer.
The tributary drainage area for which the Applicant is responsible shall extend
to the centerline of any public street contiguous to the site.
*33 A thorough preliminary engineering, geological, and soils engineering
investigation shall be conducted with a report submitted for review along with
any rough grading plan in the specific plan area. The report recommendations
shall be incorporated into the grading plan design prior to grading plan
approval. The soils engineer and/or the engineering geologist must certify to
the adequacy of the grading plan.
*34 Prior to the issuance of grading permits, the Applicant shall submit a
comprehensive blowing dust and sand mitigation plan on the entire site to the
*anning and Development Department for review and approval. This plan shall
include, but not to be limited to, consideration of the following means to
minimize blowing sand and dust: implementation of Uniform Building Code
requirements, development phasing, retention of existing trees, cultivation of
interim groundcover or crops, the conservative use of water trucks and
sprinkler systems and use of soil binders.
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CONDITIONS OF APPROVAL
Specific Plan 90-016
December 3, 1991
*35* Applicant is encouraged to maintain all land within the project boundaries in
agricultural status until such land is graded for development, provided that
such agricultural production is economically feasible. In the event said
undeveloped land is not continued or placed in agricultural production,
Applicant shall plan and maintain said land in appropriate ground cover to
prevent dust and erosion and to provide an aesthetically pleasing environment.
36. Applicant shall retain a California registered civil engineer, or designate one
who is on Applicant's staff, to exercise sufficient supervision and quality
control during construction of the project grading and improvements to certify
compliance with the plans, specifications, applicable codes, and ordinances.
The engineer retained or designated by the Applicant to implement this
responsibility shall provide the following certifications and documents upon
completion of construction:
A. The engineer shall sign and seal a statement placed on the as built" plans
that says all grading and grades) improvements) on these plans were
properly monitored by qualified personnel under my supervision during
construction for compliance with the plans and specifications and the work
shown hereon was constructed as approved, except where otherwise noted
hereon and specifically acknowledged by the City Engineer".
B. Prior to issuance of any building permit, the engineer shall provide a
separate document, signed and sealed, to the City Engineer that
documents the building pad elevations. The document shall, for each lot
in the tract, state the pad elevation approved on the grading plan, the as
built elevation, and clearly identify the difference, if any. The data shall
be organized by tract phase and lot number and shall be cumulative if the
data is submitted at different times
C. Provide to the City Engineer a signed set of as built" reproducible
drawings of the site grading and all improvements installed by the
Applicant.
*37 The Applicant shall be required, through grading permit approvals, to adhere
to all requirements, as applicable, which are set forth in the 1990 SIP for PM
10 in the Coachella Valley. All grading plan submittals shall be shown to be in
compliance with said plan.
LAND USE
+38. The commercial site, as proposed by the Specific Plan, shall be limited to 15
acres of net commercial development. The remaining six acres of this site shall
be developed as passive, visual or active open space, housing, or a combination
of these and other non-commercial uses. Plot plan approvals submitted for this
Site shall detail these proposals and adequately depict the plan's compliance
with the intent of this condition. If the Applicant I Developer restricts a portion
of this site for day-care facilities, this will also be considered as a credit
toward the six acre non-commercial use requirement.
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"@CONDITIONS OF APPROVAL
Specific Plan 90-016
December 3, 1991
39. No drive-through facilities except for medical uses) shall be permitted within
the 15 acre commercial site for SP 90-016.
40. Plot Plan or Conditional Use Permit applications, as deemed necessary by C-P-S
Zone requirements, shall be processed for the commercial site as deemed
necessary by the Planning and Development Department at time of submittal for
site plan review see *so 38 above).
41. Street dedications, bikeways, easements, improvements, landscaping with
permanent irrigation system and screening, etc., to satisfaction of City, shall
be provided by Applicant/Developer for any site(s) where dedication of land
for public utilities and/or facilities is required.
42. Any proposed entry gates shall be subject to separate plot plan reviews to
insure adequate stackinglqueuing space, fire access, etc. Plans including
guard houses or similar structures will also be subject to Design Review Board
approval.
43. Separate Plot Plan review of the maintenance facility site shall be required
before the Design Review Board and Planning Commission, with a report of
action to be sent to the City Council.
o+44. Building heights for residential uses shall be subject to height limits specified
in the Specific Plan, except that no building or structure, regardless of use,
exceeding one story 24 feet in height), shall be allowed within 200 feet of any
perimeter property line Ipublic street frontage. All building heights shall be
measured from finished grade elevation. All other residential structures shall
be limited to two stories, not to exceed 30 feet.
45. Perimeter security walls shall be subject to the following standards:
A. Setback from right-of-way lines along Jefferson Street, 52nd Avenue and
50th Avenue shall average 20 feet.
B. All wall designs, in*uding location and materials, shall be subject to
review by the Planning and Development Department.
*C. Perimeter wall designs shall incorporate noise abatement requirements as
set forth in the Final EIR for SP 90-016.
46. Applicant shall construct an eight-foot wide meandering bike path in the
easterly parkway of Jefferson Street and landscaped setback lot in lieu of the
standard six-foot wide sidewalk. A 6-foot wide meandering sidewalk shall be
constructed in the southerly and northerly parkways and landscape setback
lots of Avenues 50 and 52 respectively.
47. App ilcant shall provide a blanket easement that covers the entire landscaped
setback lots for the purpose of a meandering public sidewalk.
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CONDITIONS OF APPROVAL
* Specific Plan 90-016
December 3, 1991
48. A minimum 10 foot minimum average landscaped setback shall be required along
the 2604 foot easterly boundary of the Site, adjacent to Green Valley Ranches,
to buffer potential impacts due to the existing Equestrian Overlay zoning in
that project. Landscape design and overall layout of this buffer area shall be
subject to review by the Design Review Board. Future tract maps in this area
shall be required to prepare disclosure statements to homeowners regarding the
proximity of equestrian uses to their property.
Landscapin* Requirements
49. Landscape and irrigation plans shall be prepared by a licensed landscape
architect for the landscaped lots. The plans and proposed landscaping
improvements shall be in conformance with requirements of the Planning
Director, City Engineer, and Coachella Valley Water District and the plans shall
be signed these officials prior to construction.
50. The Applicant/Developer shall prepare detailed irrigation and landscaping
plans for required perimeter landscaped setbacks along arterial roadways.
These plans shall be coordinated with the street improvement plans for the
corresponding arterials, and shall be subject to review by the Planning and
Development Department, Public Works Department, Design Review Board, and
Planning Commission prior to review by Coachella Valley Water District.
*51. Prior to issuance of any grading permit, the Applicant shall submit to the
Planning and Development Department an interim landscape program for the
entire site which shall be for the purpose of wind erosion and dust control.
The land owner shall institute blowsand and dust control measures during
grading and site development. These shall include but not be limited to:
A. The use of soil binders during any construction activities and paving of
construction access roads;
B. Planting of cover crop or vegetation upon graded but undeveloped
portions of the site; and
C. Provision of wind breaks or wind rows, fencing, and/or landscaping to
reduce the effects upon adjacent properties and property owners. The
land owner shall comply with requirement of the Director of Public Work
and Planning and Development. All construction and graded areas shall
be watered at least twice daily during construction to prevent the emission
of dust and blowsand.
52. Prior to the approval of building permits, the Applicant shall prepare a water
conservation plan which shall include consideration of:
A. Methods to minimize the consumption of water, including water saving
features incorporated into the design of the structures, the use of
drought tolerant and low-water usage landscaping materials, and
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CONDITIONS OF APPROVAL
Specific Plan 90-016
December 3, 1991
programs to increase the effectiveness of landscape and golf course
irrigation, as recommended by Coachella Valley Water District and the
State Department of Water Resources
B. Methods for maximizing groundwater recharge, including the construction
of groundwater recharge facilities
C. Methods for minimizing the amount of water used for on-site irrigation,
including the use of reclaimed water from sewage treatment facilities. The
water energy plan shall be subject to review and acceptance by CVWD
prior to final approval by the City Engineer.
+53. Applicant/Developer shall submit a typical landscape plan for all golf course
landscaping, which shall be designated to feature drought tolerant plant
species, and the latest water conserving irrigation technology. The plan(s)
shall be subject to initial review by the Design Review Board and Planning
Commission, with a subsequent final review and acceptance by Coachella Valley
Water district prior to landscape construction. Evidence of CVWD acceptance
shall be submitted to the Planning and Development Department.
Maintenance
o54. The City is contemplating adoption of a major thoroughfare improvement
ordinance which is intended to distribute the improvement cost of major
thoroughfare construction evenly and fairly on undeveloped land. If the
ordinance is adopted, all land division maps prepared pursuant to this Specific
Plan shall be subject to payment of fees, or construction of improvements in lieu
of, as set forth in the ordinance, provided the ordinance is adopted 60 days
prior to recordation of the map. The fees shall be paid, or agreed to be paid,
prior to recordation of the map.
If in the event, the major thoroughfare improvement ordinance is not adopted,
the cost of designing and installing traffic signais on off-site streets shall be
as follows:
A. Jefferson Street/Avenue 52: 25% fair share responsibility;
B. Jefferson Street/Main Gatel Commercial Driveway: 100% fair share
responsibility, plus signal interconnect between this signal and the signal
at Jefferson Street/Avenue 52;
C. Avenue 52/Secondary Gate: 100% fair share responsibility.
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