SP 2001-053 Puerta AzulPuerta Azul
Resort Villas
A Specific pian for the
City of La Quinta
J J J J J J J J J J J J J J J
February 2001
(Revised March 2001)
City Council approved May 15, 2001
Pacific Land Management, Inc.
17700 SW Upper Boones Ferry Road
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Portland OR 97224
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OUTLINE OF CONTENTS
1, Introduction
1.1 Specific Plan Purpose
1.2 Specific Plan Objectives
1.3 Authority
1.4 Specific Plan Requirements
2. Specific Plan Summary
2.1.
Description of the Property
2.2.
Project Concept
2.3.
The Approval Process
2.4.
Implementation
2.4.1 Applicability
2.4.2 Interpretation
2.4.3 Design Guidelines and Development Standards
2.4.4 Modifications and Amendments
3. General Plan Consistency
3.1
Land Use
3.2
Circulation
3.3
Open Space
3.4
Parks and Recreation
3.5
Infrastructure and Public Services
3.6
Environmental Hazards
3.7
Air Quality
4. GPA & CIZ
4.1 Public Welfare
4.2 General Plan Compatibility
D
4.3 Property Sustainability
4.4 Change in Circumstances
S. Land Use Plan
5.1 Description of the Property
5.2 Site Master Plan Concept
5.3 Architecture and Landscape Theme
5.4 Recreation and Open Space
5.5 Land Use
5.6 Land Use Plan
6. Development Standards
6.1 Purpose and Intent
6.2 Deviations from the Zoning Code
7. Circulation Plan
7.1
Overview
7.2
Offsite Circulation Plan
7.3
Onsite Circulation Plan
7.4
Street Widths
7.5
Parking Study
7.6
Parking Lighting
7.7
Parking Space Design
S. Grading and Hydrology Plan
8.1 Grading and Drainage
8.2 Erosion Control
8.3 SWPP/NPDS/PM10
9. Utilities Plan
Specific Plan for Puerta Azul
2
9.1
Sewer Plan
9.2
Water Plan
9.3
Electrical Plan
9.4
Other Utilities
10. Phasing Plan
11. Design Guidelines
11.1
General Site
Planning Guidelines
11.2
Architectural
Guidelines
11.2.1
Building Materials
11.2.2
Colors
11.2.3
Roofs
11.2.4
Building Entries
11.2.5
Courtyards, Terraces and Patios
11.2.6
Window Openings
11.2.7
Chimneys
11.2.8
Garages
11.2.9
Detail Elements
11.2.10
Mechanical Equipment
11.2.11
Exterior Lighting
11.2.12
Fences and Walls
11.3
Landscape
11.4
Maintenance Plan
12. Tentative Tract Map
13. Approved Conditions of Approval (May 15, 2001)
Specific Plan for Puerta Azul
3
LIST OF EXHIBITS
Section 3:
• Aerial Photo
• General Plan Map
• Zoning and Land Use Map
Section 5:
• Existing Conditions
• Concept Study
• Illustrative Concept Plan
• Illustrative Site Plan (Amenity and Project Entry Area)
Section 6:
• Development Standards
• Setback Diagram
• Building Setback on Loop Road
Section 7:
• Parking Layout
• Typical Parking Space Dimensions
Section 8:
• Grading and Drainage Plan
Section 9:
• Utility Layout
Section 11:
• Concept Landscape Plan
• Illustrative Villa Plan
• Illustrative Villa Elevations
Section 12:
• Tentative Tract Map
Specific Plan for Puerta Azul
4
LIST OF SPECIAL STUDIES
Cultural Resources Report
Paleontology Report
Hydrology Report
Traffic Analysis
Noise Analysis
City Council Approved May 15, 2001
1. INTRODUCTION.
1.1 Specific Pian Purpose
The purpose of this Specific Plan is to set forth the detailed development principles,
guidelines, and programs to facilitate the development of Puerta Azul, a 19.66 acre villa
resort located on the west side of Madison Street and North of Avenue 58. The Specific Plan
for Puerta Azul will comprehensively define the development regulations, requirements, and
design guidelines for the development of Puerta Azul.
The Specific Plan for Puerta Azul is intended to act as the vehicle for the City Council to
approve 1) a General Plan Amendment (GPA), 2) a Change in Zoning (CIZ), and 3) a
Tentative Tract Map (TTM), concurrently with the adoption of this Specific Plan.
1.2 Specific Pian Objectives
The Puerta Azul Specific Plan proposes the development of a planned 127 unit "villa resort",
to meet the following key objectives:
• Utilize modern planning techniques to create a resort of appropriate architectural
context and long term economic viability and sustainability.
• Create a resort of appropriate density, scale and character consistent with the
City of La Quinta General Plan and Zoning Code, and the surrounding residential
community of PGA West.
Create a resort with an appropriate mix of housing product, ambiance,
recreational amenity, and character to attract visitors year after year.
Ensure that the proposed development of Puerta Azul adequately addresses the
City of La Quinta General Plan requirements for infrastructure, facilities, and
services while maintaining its character as a resort.
Specific Plan for Puerta Azul
1
City Council Approved May 15, 2001
Provide the City TOT revenue when any unit in the comprehensively managed
resort leasing pool is leased for 30 days or less.
1.3 Authority
This Specific Plan for Puerta Azul is intended to meet the requirements for Specific Plans as
set forth in State law. The State, through its enabling legislation by California Code (Title 7,
Division 1, Chapter 3, Article 8, and Sections 65450 through 65457), authorizes cities and
counties to adopt Specific Plans as an appropriate tool in implementing their General Plans.
The Specific Plan provides the linkage between the General Plan, the general goals and
policies of the City and the detailed implementation of that plan with tools such as zoning
ordinances, subdivision ordinances, and etc. The Government Code (Section 65451) sets
forth the minimum requirements of a Specific Plan.
1.4 Specific Plan Requirements
The Puerta Azul Specific Plan shall include a statement of the relationship of the projects
objectives to the General Plan. It shall also establish specific design guidelines, allowable
uses for the site, and unique development standards to guide the development of the
subject property in such a way as to augment the City's Zoning Ordinance - and implement
the General Plan - while maintaining some flexibility to respond to changing conditions which
may be a factor in any long term development program. The Specific Plan shall include:
• The distribution, location, and extent of the uses of land within
the area covered by the Specific Plan:
• The proposed distribution, location, and extent of major
components of public and private transportation, sewage, water,
drainage, solid waste disposal, energy, and other essential
facilities proposed to be located within the area covered by the
plan and needed to support the land uses described in the plan.
Specific Plan for Puerta Azul
2
City Council Approved May 15, 2001
F Standards and criteria by which improvements will proceed, and
standards for the conservation, development, and utilization of
natural resources, where applicable.
A statement of the relationship of the Specific Plan to the General
Plan.
Specific Plan for Puerta Azul
3
City Council Approved May 15, 2001
2. Specific Plan Summary
2.1 Description of the Property
The site for the Puerta Azul is located in the City of La Quinta on 19.66 acres of property
located on Madison Street, North of Avenue 58. The project site was formally known as the
La Quinta Sculpture Park. The Santa Rosa Mountains, which face the Western boundary of
the site provide a scenic backdrop. The site has approximately 662 feet of frontage on
Madison Avenue and extends approximately 1292 feet on its east west axis. The world
renowned golf resort properties of PGA West surround the property to the North, East and
West. A partially completed single-family subdivision is located toward the South/East
corner of the property. The remaining property located along, the South boundary is vacant.
The site has been graded and contains two existing buildings, a swimming pool, a concrete
driveway, and several remnant sculptures leftover from the time when the property was
used as the La Quinta Sculpture Park. The site is relatively flat and is accessed through an
existing entry onto Madison Street via an entry gate.
2.2 Project Concept
Puerta Azul is an enclave of detached resort villas set amongst landscaped common areas,
pools, spas, and a centralized recreation and vacation leasing facility. The project responds
to its location adjacent to the golf resort of PGA West by providing a resort setting,
contextual architectural character, and a comprehensive recreation, concierge, amenity, and
vacation leasing program. It is the intent of the developer, in support of analytical market
study, to design a project that caters to the repeat resort visitor. Therefore, the
development standards and guidelines are crafted to accommodate a transient user, rather
than a primary residential user.
Specific Plan for Puerta Azul
4
City Council Approved May 15, 2001
The signature element of the project will be the "Great House" located adjacent to the
project entry. The Great House is contemplated to provide the staging area for activities,
concierge and vacation leasing services, exercise and wellness activities, games for kids,
space for relaxing and socializing and an employee quarters. Puerta Azul will have
traditional resort amenities such as a putting green, a "village green", water efficient
landscaped gardens, sitting areas, bicycle rentals, swimming pools and spa areas.
The main access for the project will be from Madison Street via two -driveway access points.
The project entries will be gated, with key card operations. An internal loop street will
provide access to the villas. The project provides parking in individual enclosed garages that
serve the villas, as well as visitor parking located throughout the resort.
2.3 The Approval Process
The Specific Plan for Puerta Azul is part of a two-step process that will result in the
development of the specific plan area. The components of the development approval for
this project are as follows:
1. Step One (included with this Specific Plan):
• General Plan Amendment: to allow use of the property as defined herein.
Zone Change: to allow use of the property as defined herein.
Tentative Tract Map: to provide a means for obtaining review and approval of
proposed land divisions.
2. Step Two (not included with this Specific Plan):
Site Development Permit: to ensure that the development and design
standards of this Specific Plan and the Zoning code are satisfied.
• Final Subdivision Map: to legally describe and record the proposed land
divisions.
Specific Plan for Puerta Azul
5
7-7
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City Council Approved May 15, 2001
2.4 Implementation
The City of La Quinta will approve the Puerta Azul Specific Plan either by ordinance or by
resolution. Concurrently with the adoption of the Puerta Azul Specific Plan, the City will
approve a General Plan Amendment, a Zone Change, and a Tentative Tract Map establishing
legal parcels and lots.
2.4.1 Applicability
All development proposals within the Puerta Azul Specific Plan shall be subject to the
implementation standards established herein. Whenever the provisions and development
standards contained herein conflict with those contained in the City of La Quinta Zoning
Code, the provisions of the Puerta Azul Specific Plan shall take precedence.
2.4.2 Interpretation
Unless otherwise provided, any ambiguity concerning the content or application of the
Puerta Azul Specific Plan shall be resolved by the City of La Quinta Community Development
Director in a manner consistent with the goals, policies, purpose and intent established in
the Puerta Azul Specific Plan.
2.4.3 Design Guidelines and Development Standards
Adoption of the Puerta Azul Specific Plan by the City includes adoption of the Design
Guidelines and the Development Standards established herein which shall be the sole design
criteria by which the development project shall be reviewed during the Site Development
review process. The Development Standards are specific, while the Design Guidelines are
intended to be flexible in nature and serve as an evaluation criteria for use by the City
during Site Development review.
2.4.4 Modifications and Amendments
Specific Plan for Puerta Azul
6
City Council Approved May 15, 2001
The Community Development Director may approve changes to the Specific Plan if it is
determined that the proposed changes are minor, do not significantly alter the plan and
comply with the spirit and intent of the original approving action. The following constitute
examples of minor modifications to the Specific Plan not requiring a Specific Plan
Amendment but subject to review and approval by the Community Development Director:
Adjustments in the roadway alignments, roadway connectivity, and adjustment to
the placement of buildings recreation areas and landscape areas within the plan.
Refinements to landscape materials, wall materials, wall alignments, entry design,
streetscape design and amenity features that are consistent with the conceptual
design described within the Specific Plan.
Amendments to the Design Guidelines.
Specific Plan for Puerta Azul
7
City Council Approved May 15, 2001
3. General Plan Consistency
California Government Code (title7, Division 1, Chapter 3, Article 8, Section 65450-65457)
permits the adoption and Administration of Specific Plans as an implementation tool for
elements contained in the General Plan. Specific Plans must demonstrate consistency in
regulations, guidelines, and programs with the goals and policies set forth in the General
Plan. The City of La Quinta General Plan contains the following elements:
• Land Use Element
• Circulation Element
• Open Space Element
• Parks and Recreation Element
• Environmental Conservation Element
Infrastructure and Public Services Element
• Environmental Hazards Element
• Air Quality Element
The Puerta Azul Specific Plan has been prepared in conformance with the goals and policies
of the City of La Quinta General Plan. The following describes how the Puerta Azul Specific
Plan addresses the goals and policies of the General Plan applicable to the Specific Plan and
the relationship of the Specific Plan to the General Plan.
3.1 Land Use
The Medium Density Residential District establishes a density range of 4 — 8 DU/Acre.
Puerta Azul is proposed for 127 detached villas on 19.66 acres, which equates to a density of
6.45 DU/Acre. The project contains a diversity of product with one story and two story villas
on small lots and a variety of floor plan options. The product type responds to the City's
desirable location and resort image and is geared to the vacation user who will utilize the
project's and the region's recreational and commercial amenities.
Specific Plan for Puerta Azul
8
City Council Approved May 15, 2001
3.2 Circulation
Madison Street has been improved to the standards required as a public arterial. Local
Streets within the Specific Plan will be private, gated streets. As part of the development of
the Specific Plan area, the Developer will dedicate 25 ft. of Right of Way adjacent to Madison
Street. Access points for the Specific Plan area will be in conformance with the City of La
Quinta guidelines. The traffic study prepared for this project indicates no warrants for
additional traffic mitigation.
Madison Street is designated as an Agrarian Image Corridor. Typical plant materials selected
for the landscape area of the ROW, and the 20 ft. landscape setback area adjacent to
Madison Avenue will include the use of lower canopy trees, shrubs and ground covers which
when combined will evoke a rural character to the street. The developer will construct
sidewalks along Madison Avenue in front of the project within the landscape area with
materials that promote safety and ease of maintenance.
3.3 Qpen Space
The General Open Space Policy Diagram designates the Puerta Azul Specific Plan area as an
Agricultural Retention Area. The conceptual landscape plan and streetscape plan for the
project will incorporate the use of citrus and date palm trees into the palette for these areas.
The project also provides a centrally located landscaped open space tract that will be used
for recreational activities.
3.4 Parks and Recreation
Specific Plan for Puerta Azul
9
l
City Council Approved May 15, 2001
The project developers will pay in -lieu of fees to the City as required by the nexus fee
ordinance established for parks. The project also provides a centralized landscaped open
space tract with walkways and landscape plantings, pool and spa facilities adjacent to the
great house, a future pool and spa at the west end of the development, and traditional
resort activities that will be used by the owners and resort guests.
3.5 Environmental Conservation
The project will maintain a minimum 20 -foot landscape setback, and a 30 -foot building
setback from Madison Street and be landscaped in compliance with the guidelines of the
Agrarian Image Corridor requirements. The project shall respect the natural topography by
balancing cut and fill activities. The project will be graded under the supervision of a
qualified archeologist and/or historian to monitor grading activities. The project design will
also utilize active solar, passive solar, and other energy conservation activities wherever
feasible.
3.6 Infrastructure and Public Services
The Puerta Azul Specific Plan contains an infrastructure plan for the provision of adequate
potable water facilities to connect with the main potable water distribution system of the
City. Public water facilities within the Specific Plan will be dedicated to the Coachella Valley
Water District as applicable. Development within Puerta Azul will be connected to the
Coachella Valley Water District system through the installation of new facilities within the
project area designed to connect to the existing trunk lines located in Madison Avenue. Local
drainage will be handled with private storm systems collecting rainfall run-off and conveying
it to localized retention basins. The development will be served with underground
communication facilities to the extent that the utilities companies are able to provide them.
Garbage service will be provided by Waste Management, Inc. A commercially sized refuse
container will be situated near the clubhouse, and garbage collection will be provided
multiple -times each week. The villas will have garbage service once each week. For villas
Specific Plan for Puerta Azul
10
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City Council Approved May 15, 2001
where guests checkout mid week, housekeeping will collect and transport the garbage that
same day to the refuse container that is situated at the clubhouse.
3.7 Environmental Hazards
The project is located in an area that may be affected by noise generated from future traffic
activities. The developer will work with the City to provide acceptable mitigative alternatives
that are economically feasible and aesthetically supportive of the resort image of the project,
the character of the streetscape that occurs on Madison Street and the noise requirements
of the General Plan. The project will utilize Uniform Building Code (UBC) standards for the
construction of foundations. All streets within the Puerta Azul Specific Plan area will be
constructed in accordance with the design standards of the City of La Quinta General Plan
unless otherwise amended by this Specific Plan.
3.8 Air Quality
The project will not have a significant effect on air quality. Streets within Puerta Azul will be
designed to facilitate the flow of traffic through the project preventing delays and reducing
idling time. The project's amenity area will provide adequate parking to prevent vehicles
from idling while waiting for a parking space.
The project site is relatively flat and the projects grading plan will attempt to balance cut
and fill with grading activities. As a condition of approval for the grading of the project site,
contractors shall be required to follow City approved measures for reducing fugitive dust
emissions, including watering and dust control measures.
Specific Plan for Puerta Azul
11
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4. GPA & +BIZ
A General Plan Amendment and a Zone change are discretionary actions taken by the City
Council. The following findings must be made by the City Council prior to the approval of
the General Plan Amendment and Zone change:
• Public Welfare: Approval of the amendment will not create conditions materially
detrimental to the public health safety and general welfare.
• General Plan Compatibility: In the case of amendments to the General Plan
Policy Diagram, the new designation is compatible with the designations on adjacent
properties.
• Property Sustainability: In the case of amendments to the General Plan Policy
Diagram, the new designation is suitable and appropriate for the subject property.
• Change in Circumstances: In the case of amendments to the General Plan Policy
Diagram, approval of the amendment is warranted because the situation and the
general conditions of the property have substantially changed since the existing
designation was imposed.
4.1 Public Welfare
The project will be developed in accordance with current governmental codes, ordinances
and restrictions and according to the development standards outlined in this Specific Plan.
4.2 General Plan Compatibility
The project will conform to the General Plan requirements for Land Use, Circulation, Open
Space, Parks and Recreation, Environmental Conservation, Infrastructure and Public
Services, Environmental Hazards, and Air Quality as described previously in Section 3.
4.3 Property Sustainability
Specific Plan for Puerta Azul
12
City Council Approved May 15, 2001
The proposed General Plan designation MDR and Zone designation RM is appropriate for the
subject property because it provides better land use consistency with the surrounding Single
Family communities of the PGA West Resort, and Lions Gate. Additionally, the proposed
land use more adequately provides consistency with several key goals of the General Plan,
including promoting La Quinta as a resort destination, providing architectural quality, and
providing environmental consistency, open space, and quality of life. There is the added
benefit for the City to collect TOT revenue when any of the units in the resorts leasing pool
are leased for 30 days or less.
The Current designation of TC allows a variety of uses that would be unsuitable for this
location due to environmental issues, adjacency issues, and quality of life issues. Specifically
the TC district allows the following permitted uses which would arguably considered non-
conforming to the surrounding residential uses, nor would they necessarily provide the
opportunity for TOT revenues for the City.
Barber Shops
Laundromats
Dry Cleaners
Printing Shops
Pet Grooming Shops
Banks
Professional Offices
Medical Centers
Restaurants
Driving Ranges
Health Clubs
Museums
Puerta Azul will be more compatible with the character established by the existing residential
uses of PGA West and Lions gate, and provide the opportunity for TOT revenue generation
from its leasing activities as described previously.
4.4 Change in Circumstances
Specific Plan for Puerta Azul
13
City Council Approved May 15, 2001
The property was given its district designation as TC in response to the Sculpture Park that
was created. Because the Sculpture Park no longer exists, a change to a use compatible
with the surrounding properties is justified.
Specific Plan for Puerta Azul
14
City Council Approved May 15, 2001
5, LAND USE PLAN
5.1 Description of the_Prol2ertX
Puerta Azul is located on 19.66 acres of property located on Madison Street, North of Avenue
58, on land that was formally known as the La Quinta Sculpture Park. The Santa Rosa
Mountains, which face the Western boundary of the site, provides a scenic backdrop. The
site has approximately 660 feet of frontage on Madison Avenue. The golf resort properties
of PGA West are located to the North, East and West. The Lions Gate subdivision is located
toward the South/East corner of the property. The remainder of the property immediately
South of the site is vacant. The site has two existing buildings, a swimming pool, a remnant
lined water feature and several remnant sculptures left from the time when the property was
used as a sculpture park.
5.2 Site Master _Plan and Concept
The project is an enclave of 127 detached resort villas set in a landscaped environment with
pools, spas and a centralized recreational facility. The project responds to its location
adjacent to the golf resort of PGA West by providing a resort setting, contextual architectural
character, and a comprehensive recreation, vacation leasing and amenity program.
The signature element of the project will be the "Great House" located at the project entry.
The Great House will provide concierge service, office and administration, exercise and
wellness activities, a kids game room, space for sales and vacation leasing and an employee
quarters. The project will also have traditional resort amenities such as a putting green, a
"village green" — used for croquet and lawn games, landscaped gardens and sitting areas,
swimming pools and spa areas. The Great House will be the hub of the projects resort
activities.
Specific Plan for Puerta Azul
15
City Council Approved May 15, 2001
The main access for the project will be from Madison Street via two private gated roadway
access points. The project entries will be gated, with key card operations. An internal
private loop street will provide access to the villas. The project provides parking in individual
enclosed garages that serve the Villas, and visitor parking located along the projects' loop
street.
5.3 Architecture and Landscape Theme_
The architectural style of the project is based on early California Mission and Spanish
inspired themes found in La Quinta. The exterior finish will be smooth finish stucco, with
concrete tile roofs.
The landscape is divided into four distinct zones:
• Image Corridor Zone: along Madison Avenue and characterized by agrarian image
plantings.
• Amenity Landscape Zone: in the projects heart and characterized by walkways,
fountains, flowering and fragrant plantings.
• Streetscape Zone: along either side of the projects loop roadway and characterized
by shade and flowering trees, palm trees, limited walls and fences, climate
appropriate plantings and efficient irrigation.
• Private Landscape Zone: characterized by enclosed courtyards, patios, screening
devises, climate appropriate plantings and efficient irrigation.
Madison Street is designated as an Agrarian Image Corridor. Typical plant materials selected
for the landscape area of the ROW, and the 20 ft. landscape setback area adjacent to
Madison Avenue will include the use of lower canopy trees, shrubs and ground covers which
when combined will evoke a rural character to the street. The developer will construct
sidewalks along Madison Avenue in front of the project within the landscape area.
Specific Plan for Puerta Azul
16
City Council Approved May 15, 2001
5.4 Recreation and Ogen Space
The project will contain a central landscaped spine that will connect the Great House to a
second pool and spa located in the western portion of the project. The hub of the projects
recreational activities will occur around the "Great House" centrally located near the entry of
the project. The Great House will house the active recreational activities such as fitness,
swimming, children's activities, games, putting, croquet and other resort type activities. The
Great House will also contain spa and wellness activities, and an employee quarters.
5.5 Land Use
The current General Plan and Zoning designation is TC (Tourist Commercial). This
designation permits a variety of commercial uses such as General Services Uses, Office and
Health Services, Recreation Uses and Automotive uses that would not be compatible with
the surrounding PGA West Residential Communities. Therefore, this Specific Plan is seeking
a General Plan and Zoning designation of RM (Medium Density Residential).
5.6 Land Use Plan
Resort Villas The principle use on the site will be the 127 detached resort villas.
The villas will consist of varying plans that range in size from 1,250 sq.ft. to 1,700 sq.ft.
(excluding garages). The resort villas will be located in clusters of 4 to 6 villas around a
driveway courtyard on individual fee simple lots with a minimum size of 3,000 sq.ft.
Recreation Open Space and Amenity The recreational and open space portion of
the project will be the Great House, the village green, the central landscape spine, the
entrance landscape, the pool complexes, and the retention areas.
Specific Plan for Puerta Azul
17
City Council Approved May 15, 2001
Streets and Parking Areas Private Streets and guest parking areas occupy the
remainder of the site. This includes the dedication of an additional 25 feet of additional right
of way on Madison Street on the easterly boundary of the site.
Specific Plan for Puerta Azul
18
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6. Development standards
6.1 Purpose and Intent
The purpose of these provisions is to regulate design and development within Puerta Azul.
Application of these standards is intended to encourage the most appropriate development
of the land, and ensure the highest quality of development while protecting the health,
safety, and general welfare of the community. Upon adoption, these regulations will
supercede otherwise applicable City of La Quinta zoning regulations unless stated herein to
the contrary. Whenever the provisions and development standards contained herein conflict
with those contained in the City of La Quinta Zoning Code, the provisions of the Specific Plan
shall apply.
6.2 Deviations from the Zoning Code
The concept, design and marketing plan of the Puerta Azul Specific Plan is targeted toward
the resort visitor. Therefore the design standards reflect the desires and needs of
individuals who are on vacation rather than those of full-time residents. The design and
floor plans will be attractive to resort guests but would be less than fully satisfactory for a
full-time resident. Examples of how the vacation villas will differ from a primary residence,
are as follows: the villas will have a single car garage with limited storage space; smaller
master bedrooms and smaller master bathrooms, limited storage area within the villa,
limited cabinetry in the kitchen, no pantry space, no powder room, limited closet space, no
computer work station or office alcove, one living area as opposed to a formal living room
with a dining room and nook. In addition, the villas will be oriented toward common
amenity areas, much like a hotel environment, and will have access to a clubhouse and
concierge services.
Specific Plan for Puerta Azul
19
City Council Approved May 15, 2001
Summary of Key Standard Revisions:
1, Building Setbacks:
The cluster planning technique has been utilized in order to allow more space to be used as
recreation and open space.' As is typical in a cluster arrangement, some buildings will be
located on modified "zero lot lines". The key setback standards are as follows:
• No building within a cluster will be located closer than 6 feet (measured from
eave to eave) from any other building within the cluster.
The buildings located adjacent to the projects loop road will be located 15 feet
minimum from the curb and 10 feet minimum from the guest parking area curb.
These setbacks are justified because the units will be accessed by a side -oriented
garage, so there will be no driveway stacking required in the front yard.
Buildings located in two adjacent clusters will be located no closer than 25 feet
from each other.
At the project perimeter, buildings will be located an average of 20 feet from the
projects perimeter property line with a minimum setback of 15 feet.
2. Parking:
The project provides 223 total parking spaces. One space per unit will be provided in an
enclosed garage in order to minimize the cars impact on the private streets. 81 spaces will
be provided in designated parking areas adjacent to the loop road. In addition, the project
provides 15 spaces for use at the amenity complexes.
3. Lot Size and Lot Coverage:
The lot size standards are reduced from 5,000 sq.ft. to 3,000 sq.ft. in order to provide more
land area for common recreation and open space.
4. Minimum Unit Size:
Specific Plan for Puerta Azul
20
City Council Approved May 15, 2001
On average the units within the project exceed 1,400 sq.ft (excluding the garage). In
response to the needs of the transient user of the project, some of the units are designed to
be 1,250 sq.ft. minimum (excluding the garage).
Specific Plan for Puerta Azul
21
City Council Approved May 15, 2001
Summary of Residential Development Standards
Development Standard
Minimum Lot Size for Dwellings (sci t.)
3000 sci t.
Minimum Lot Frontage for Dwellings (ft.)
(on projects loop roadway)
50 ft. on project's loop roadway
Maximum Structure Height
28 ft. / 22 ft. within 150 ft. of image
corridor
Minimum Livable Floor Area (excluding garage)
1250 sq.ft.
Maximum Number of Stories
2
Minimum Front Yard Building Setback from projects loop
road.
15ft. to street curb / 10ft to parking stall
curb.
Minimum Garage Setback (ft.)
N/A.
Minimum Interior/ Exterior Side -yard Setback(ft.)
N/A
Minimum Building to Building setback within cluster
6 ft. (eave to eave)
Minimum Building to Building setback between adjacent
clusters.
25 ft.
Minimum Building rear yard setback
N/A
Minimum Building setback to Madison ROW
30 ft.
Maximum Building Coverage on Lot (sq.ft.)
60% of lot area (sq.ft.)
Minimum Common Open Area
N/A
Minimum/ Average Setback to project perimeter(ft.)
15 ft minimum at any point, 20 ft
minimum average project wide
Roadway Standards
28 ft. flow line to flow line
Parking
1 space per unit enclosed, .637 spaces
per unit off street. 15 spaces for the
amenity areas. Units are to be located
an average of 100 feet from the nearest
guest space.
Specific Plan for Puerta Azul
22
AVERAGE/ 15 FT MINIMUM (TYR)
vv?A I
MADISON STREET
Puerta Azul
Vacation Villas
20 FT
",- 25' MINIMUM TYPICAL
Setback Diagram
r
J
Puerta Azul
Vacation Villas
I�5
Building Setback on Loop Road
WE
City Council Approved May 15, 2001
7. CIRCULATION PLAN
7.1 Overview
The property is located on Madison Street. Madison Street is designated as a Secondary
Image Corridor in the City's General Plan. The project will be accessed from Madison Street
at two locations. As part of the development of this project 25 feet of additional Right of
Way will be dedicated along the project's frontage on Madison Street.
7.2 Offsite Circulation Plan
The northern access point will be restricted to right turn access only. The southern access
point will allow left turn movements out of the project via a curb break in the center median
on Madison Street. Additional information on circulation and traffic impacts can be found in
the traffic analysis.
7.3 Onsite Circulation Plan
An internal private loop street will access the villas. A parking area is located at the Great
House for guests. Guest parking areas are located adjacent to the Loop Street.
7.4 Street Widths
Street widths within the community are reduced from typical residential standards. The
justification for the reduction in width is based on the streets being private and gated, and
the reduced volume of traffic and reduced quantity of automobiles expected because of the
resort nature of the project, and because there will be no on -street parking allowed. Rather,
parking will be handled off-street with 90 degree parking. Exhibits for the Street Widths for
the project are represented on the Tentative Tract Map.
Specific Plan for Puerta Azul
23
City Council Approved May 15, 2001
7.5 Parkiny�Study
As stated earlier in the report, the units in the project are targeted for the resort user. As is
evidenced in other resort areas where the product is geared to the transient user, parking
requirements can be reduced because of the unique profile of the buyer and guest, and to
allow more space to be utilized in green space and amenity areas.
Therefore, parking for Puerta Azul can be reduced from typical residential standards because
of the following unique circumstances:
1. The user is primarily a transient user, and will be using their automobile (typically a
rental vehicle) for travel to and from the airport, and to the City's various
recreational amenities and shopping areas. This is different from the typical primary
residential user who normally has two automobiles (one for each driving parent) and
uses them for commuting to work, taking kids to after school activities, etc.
2. The units are designed for vacations with the following groups in mind:
• Small families to use for vacation purposes that will vacation in the 3 BDR 2.5 BA
Plans.
• Families that will vacation in the 2 BDR with Den plans.
• Two couples coming for vacation reasons that will vacation in the 2 MBR floor
plans.
• Two individuals (husband and wife etc.) who will vacation in the 2 MBR plans.
3. Given that the project is a resort project, and the length of stay for the typical user is
temporary in nature, there will be limited social occasions that will necessitate a
typical residential "guest" parking requirement.
4. Most of the users will be coming to the area and the project by a single rental car
from the airport or in a single-family vehicle from locations such as Los Angeles
where driving distance would allow it.
5. Some users will prefer to bring a second automobile on occasion, or the user will be
meeting another couple to occupy the unit for vacation, so additional parking is
required to allow for those occasions.
Specific Plan for Puerta Azul
24
City Council Approved May 15, 2001
6. Given that the project is a resort -oriented project, it is desirable to allow more space
that would
otherwise be used for empty parking spaces,
for open spaces and
recreational
amenities.
Unit Type
Vehicles Per Unit
Total per Unit Type
2 BDR / 2 BA
67% of units would have 1 vehicle only
1.33 spaces
33% of the units would also have a 2"d vehicle.
2 MBR / 213A
40% of units would have 1 vehicle only
1.60 spaces
60% of the units would also have a 2nd vehicle.
2 BDR DEN / 2 BA
33% of units would have 1 vehicle only
1.65 spaces
67% of the units would also have a 2nd vehicle.
3 BDR / 2.5 BA
34% of units would have 1 vehicle only
1.98 spaces
33% of the units would also have a 2nd vehicle.
33% of the units would also have a 3rd vehicle
Average
1.637 spaces
In addition to the above parking spaces allocated for the resort villas, additional parking is
provided adjacent to the project's amenity complexes. The project provides 10 spaces
located at the projects Great House, and 5 spaces at the projects second pool complex.
Parking for Resort Villas: 208 spaces
Parking for the Amenity Complexes: 15 spaces
Total Parking Provided: 223 spaces
7.+6 Parking Lighting
Specific Plan for Puerta Azul
25
City Council Approved May 15, 2001
Parking stall lighting will comply with the requirements of the General Plan and the Zoning
Codes. Lighting shall be arranged so as to reflect away from adjoining residential area and
shall be designed to minimize impacts on vehicular traffic and residents. Light sources shall
not be visible from off property, shall not direct light skyward, and shall be so arranged to
avoid reflecting light onto adjoining properties or streets. Light standards shall be placed
between parking areas or built into landscaped areas. Light standards shall not exceed 18
feet in height. Average illumination levels at finish grade shall be one and two foot-candles,
with a maximum light of three to one. Lighting plans shall take into account the placement
and growth of landscape materials.
7.7 Parking Space Design
Parking spaces shall be 9 feet by 17 feet with a 2 foot overhang. The travel way between
parking spaces shall be 26 feet in width.
Specific Plan for Puerta Azul
26
Puerta Azul
Vacation Villas
Summary:
127 Parking Space in
81 Parking Spaces C Parking Layout
15 Spaces for Amen
223 Total Spaces
L
L
L
im
Q'TMP nao-wnv aiei,E
llli�
- i -
Puerta Azul
Vacation Villas
Ill *N?.
2.61 TV,
Typical Parking Space Dimensions
R/W RrN R/W
28' f.
5 14' t 4' 5' — 10' 21.5
P.U.E. P.U.E.. w
1I5� 12.5` 12.5' IS 20'
PRNATE STREETS 'A' AND 'B' :D ENTRY
(N.T.S.) I
E'LY
R/W
VARIES
PERIMETER
BLOCK WALL
W'LY
R/W
20'
55' S5' LANDSCAPE LOT }
12' 43' 43' 12' —PROPOSED
34' 1$' I PERIMETER
10, 6'
E0 N
TRAIL
VARIES 27. TO 20%
9' n4•
2S ��
I
MAMFiEET
t
fi MEANDERING BLOCK WALL
ISincwpi k
2 1 2%
VARIES 27 TO 20%
P U E RT► • J" +Ai U L
"VACATION VILLAS"
TENTATIVE TRACT No. 30096
'n SECTIONS
RA I R/W
5' 14' 14' S'
PIU.E,
i5. 12.5' 12.5' X15_
PWATE STREETS 'A' AND 'B'
(N.T.S.)
E'LY
R/W
VARIES 110'
[ANUSCAPE LOT
55'
MEANOERNG 12' 43"
PERIMETER
BLOCK WALL
IEQUfSTRUW WALK.
TRAIL
VARIES 2% TO 20%
R/W k R/W
5 125 12,5' 5'
P.U.E. P.U.E
TN
PWATE STREETS 'C' AND 'D'
(N.T.S.)
W'LY
R/W
20'
55' LANDSCAPE LOT
43' 12' PROPOSED
IS' (VARIES)f 34 PERIMETER
6' MEANDERING BLOCK WALL
~ 9' 9' SIDEWALK
25'
72%
MADISON STREET VARIES 2% TO 20%
(N.T.S.)
PRlrPAR>� �-
Palm Desert Office:
pj75-150 Sheryl Ave., Suite C
Palm Desert, CA 92211
&ASS0CIATE_S Tel. 760.341.6660
Rvfc ..d ?,— ]a, Comply N"7-4 Fax 760.346.61 1 8
2-
R/N
6S
215' 10' 10' 215'
R/W
E'LY
R/W
MEANDERING 12'
PERIMETER
BLOCK WALL
10' 5'
�E(111� 1 WALK
VARIES 2% TO
PREPAM FLS
PACIFIC LAND
MANAGEMENT
17700 SW UPPER BOONES FERRY ROAD. SURE 100
PORTLAND. OREGON 97224
PH. (503) 670-9300
FAX (503) 670-9400
PWATE GATED ENTRY
(N.T.S.)
I
110'
55'
43' 43'
7G
u
MADISON STREET
(N.T.S.)
55'
W'LY
R/W
20'
LANDSCAPE LOT
2.
PROPOSED
PERIMETER
�6' MEANDERING BLOCK WALL
Slncur,Ai u
�zz
`L VARIES 2% TO 20%
PUERTA AZUL
"VACATION VILLAS
TENTATIVE TRACT No. 30096
STREET CROSS SECTIONS
20
20'
1.5•
!I
E'LY
R/W
MEANDERING 12'
PERIMETER
BLOCK WALL
10' 5'
�E(111� 1 WALK
VARIES 2% TO
PREPAM FLS
PACIFIC LAND
MANAGEMENT
17700 SW UPPER BOONES FERRY ROAD. SURE 100
PORTLAND. OREGON 97224
PH. (503) 670-9300
FAX (503) 670-9400
PWATE GATED ENTRY
(N.T.S.)
I
110'
55'
43' 43'
7G
u
MADISON STREET
(N.T.S.)
55'
W'LY
R/W
20'
LANDSCAPE LOT
2.
PROPOSED
PERIMETER
�6' MEANDERING BLOCK WALL
Slncur,Ai u
�zz
`L VARIES 2% TO 20%
PUERTA AZUL
"VACATION VILLAS
TENTATIVE TRACT No. 30096
STREET CROSS SECTIONS
City Council Approved May 15, 2001
8. GRADING & HYDROLOGY PLAN
8.1 Grading and Drainage
In its existing condition, the site generally flows from the northwest corner to the southeast
corner. The proposed grading follows the existing flow with a 1/2% gradient on internal
streets. On-site flows are directed into on-site basins. Off-site flows from Madison Street
are conveyed to a retention basin at the southeast corner of the site.
8.2 Erosion Control Plan
The project will comply with the Cities erosion control ordinance. The grading operations
shall include adequate provisions for wind and water erosion control during as well as after
grading operations have ceased. The details of the erosion control shall be included in the
project's Storm Water Pollution Prevention Plan (SWPPP) and PM 10 Plan.
8.3 SWPPPLNPDS PM10
Since the Coachella Valley experiences periods of moderate to heavy wind conditions, wind
blown dust and sand is a common concern with mass grading operations, especially for
those sites in excess of five acres. Because of health concerns, the Environmental Protection
Agency has instituted a plan in the valley to curb excess PM 10 (small particle dust). The
City also participates in the National Pollution Discharge Elimination System program. The
City of La Quinta requires SWPPP, NPDES, and PM 10 plans to control the wind and water
born erosion associated with such grading operations. The project will comply with the
City's requirements relative to these concerns.
Specific Plan for Puerta Azul
27
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MANAGEMENT
A S S O C I A T E S
Tel. 760.341.6660
pmf—iaw Temps fm Cmttples NKU
Fax 760.346.61 1 8
17700 SW UPPER BOONES FERRY ROAD, SURE 100
PORTLAND, OREGON 97224
PH. (503) 670-9300
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EREPA p FM
Palm Desert:
PACIFIC LAND
j"I1
75-150 Sheryll Ave.,AveS1!►B
9 1
Palm Desert, CA 92211
MANAGEMENT
A S S O C I A T E S
Tel. 760.341.6660
pmf—iaw Temps fm Cmttples NKU
Fax 760.346.61 1 8
17700 SW UPPER BOONES FERRY ROAD, SURE 100
PORTLAND, OREGON 97224
PH. (503) 670-9300
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PUERTA AZUL
"VACATION VILLAS"
TENTATIVE TRACT No. 30096
PRELIMINARY GRADING
City Council Approved May 15, 2001
9. UTILITIES PLAN
9.1 Sewer Plan
Sanitary Sewer for La Quinta is provided by CVWD. Existing sewer service is provided by a
33" trunk line located in Madison Street.
9.2 Water Plan
Water service for La Quinta is provided by CVWD. Existing water service is provided via an
18" ductile iron water line connected to an existing water main located in adjacent to the
northeast corner of the property.
9.3 Electrical Plan
The Imperial Irrigation District provides electric facilities in La Quinta. The nearest service is
provided in Madison Street, adjacent to the project. The district indicates that the design of
the electrical service will depend on the final load calculations for the project. The District
will require the installation of underground facilities.
9.4 Other Utilities
• The Gas Company provides natural gas services. The nearest service is in Madison
Street in front of the property.
• Time Warner provides television and cable service. Service is available in the
surrounding developments and will be extended to the site.
• General Telephone Company will provide telephone service. VERIZON has a conduit
system on the East Side of Madison Street. VERIZON expects to serve the project from
this location.
Specific Plan for Puerta Azul
28
N
HERMITAGE
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LDT H
1 , Palm Desert Office:
75-150 Sheryl Ave., Suite C
&ASSOCIATE 5 Palm Desert, CA 92211
Tel. 760.341.6660
P.fes-w renins for C-*— PrnfecLs Fax 760.346.6118
I
PACIFIC LAND
MANAGEMENT
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PUERTA AZUL
17700 SD. UPPER BODNES FFItRY ROAD, SURE 100 "VACATION N V LLAS `
PORTLAND. OREGON 97224
PH. (503) 670-9300
FAX (503) 670-9400
TENTATIVE TRACT No. 30096
CONCEPTUAL UTILITY LAYOUT
11
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SCALE: 1 "=100'
1 , Palm Desert Office:
75-150 Sheryl Ave., Suite C
&ASSOCIATE 5 Palm Desert, CA 92211
Tel. 760.341.6660
P.fes-w renins for C-*— PrnfecLs Fax 760.346.6118
I
PACIFIC LAND
MANAGEMENT
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PUERTA AZUL
17700 SD. UPPER BODNES FFItRY ROAD, SURE 100 "VACATION N V LLAS `
PORTLAND. OREGON 97224
PH. (503) 670-9300
FAX (503) 670-9400
TENTATIVE TRACT No. 30096
CONCEPTUAL UTILITY LAYOUT
11
City Council Approved May 15, 2001
10. PHASING PLAN
The project will be mass graded in one phase and the site construction will occur in two
phases. The water main will be done in phase one, around the entire loop street within in
the project. The sanitary sewer, storm sewer, storm retention, power, cable TV, phone, and
natural gas will be installed per the phasing plan. The villas will be constructed within those
phases two time with market absorption.
Specific Plan for Puerta Azul
29
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Palm Desert Office:
75-150 Sheryl Ave., Suite C
Palm Desert, CA 92211
&ASSOCIATES
Tel. 760.341.6660
Pmfesrww Teams far Comptez Projects
Fax 760.346.6118
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PACIFIC LAND
MANAGEMENT
17700 SW UPPER SCONES FERRY ROAD, SURE 100
PORTLAND, OREGON 97224
PH. (503) 670-9300
FAX (503) 670-9400
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PUERTA AZUL
"VACATION VILLAS
TENTATIVE TRACT No. 30096
PHASING PLAN
City Council Approved May 15, 2001
11. DESIGN GUIDELINES
11.1 General Site Planning Guidelines
The architectural style of the project is based on early California Mission and Spanish
inspired themes found in La Quinta. The project will utilize modern planning techniques and
contextual architrectural styling to promote a resort image. The following is the general site
planning criteria to guide the planning of the project:
. Use a combination of side and front oriented garages to minimize their visual impact.
• Cluster units around driveway courtyards to minimize curb cuts, and minimize the impact
of the garage and driveway on the street scene.
. Provide guest parking located to provide easy access to the units.
• Respond to the desert climatic conditions of La Quinta to the extent feasible, through the
use of architectural features such as enclosed courtyards, extended roof overhangs,
covered patios, arcades, trellis' or other design elements.
Promote variety in building forms to provide diversity and visual interest to the
neighborhood street scenes.
Is Provide articulation and detail to the rear and side of the villa when visible from the
public spaces within the development, such as the central amenity corridor, streets and
perimeter edges.
. Provide private enclosed courtyards at each resort villa.
. Record Covenants, Conditions, and Restrictions that prohibit any additions to the villas,
and also prohibits adding any storage sheds or similar outbuildings.
11.2Architectural Guidelines
11.2.1 Building Materials
Specific Plan for Puerta Azul
30
City Council Approved May 15, 2001
The predominant exterior building material should be smooth finish stucco, or stucco wall
system. Wood, tile, and wrought iron should be used as accent materials to complement the
architectural styling.
11.2.2 Colors
The predominant color of all structures should be limited to the spectrum of white, cream,
tan, sand, and light brown, mauve, and other earth tones. Colors outside this spectrum
should be used for accents only. Contrasting darker colors, typical of the original color
schemes associated with the Spanish mission style may be used for doors, windows,
architectural trim, and elements such as shutters.
11.2.3 Roofs
Roofing materials shall include concrete tile roofs in a barrel, or flat configuration. The color
of the roofs shall be terra cotta or other earth tone. All roof materials shall be fire retardant.
An articulated roofscape should be created in the community through the use of a variety of
roof forms, ridge heights and directions of gables.
11.2.4 Building Entries
Entry elements should be designed as focal points through the use of roof elements,
columns, porches, recesses, or projections as appropriate to the architectural style of the
residence.
11.2.5 Courtyards, Terraces and Patios
Courtyards, terraces and/or patios are encouraged as transition elements from the public
spaces to the private dwelling.
11.2.6 Window Openings
Elevations that face the street should feature a principal window treatment that incorporates
some or all of the following:
• The window having the appearance of being recessed into thickened walls.
Specific Plan for Puerta Azul
31
City Council Approved May 15, 2001
• Headers, Sills or Trim surrounds.
. Use of shutters or other decorative ornamentation.
• The use of bay windows.
• Window shapes appropriate for the architectural style of the residence.
11.2.1 Chimneys
Chimneys should be designed in scale and proportion with the architecture of the building,
incorporating materials consistent with the detailing of the building's elevations.
11.2.8 Garages
Garage doors should be compatible in design with the architectural style of the residence.
Garage doors should be recessed from adjacent wall planes to create shadow patterns that
effectively minimize the impact of expansive flat surfaces.
11.2.9 Detail Elements
The use of detail elements such as shutters, decorative grille work, tiles, small balconies and
balustrades, decorative stucco or clay vents, exposed rafter ends and cross -beams, and
other similar elements are encouraged to provide articulation and visual interest to building
facades.
11.2.10 Mechanical Equipment
m Mechanical equipment such as air conditioners, heaters, evaporative coolers, and
other such devices should not be permitted on any roof unless properly screened
from view. Mechanical devices such as exhaust fans, vents and pipes should be
painted to match adjacent roof surfaces.
• Ground mounted mechanical equipment should be screened from view from the
street by walls or fences compatible with the building architecture, or by plant
material adequate in size to provide proper screening.
• All utility meters should be integrated into the architecture of the residence and
screened from view.
Specific Plan for Puerta Azul
32
City Council Approved May 15, 2001
• Solar roof equipment, when used, should be integrated into the roof design,
congruent with the roof slope. Frames should be colored to match the adjacent roof
surface. Mill finish aluminum frames are not allowed. Support solar equipment
should be enclosed and screened from view.
11.2.11 Exterior Lighting
It is the intent that lighting be low scale and directed downward, recessed, or shielded so
that the light source (filament) is not visible or obnoxious from adjacent properties, or from
a public viewpoint. In addition:
• The Community will rely on indirect ambient light, reflected from the landscape
planting along the street rather than through the use of conventional pole lighting to
create a natural setting.
• Pedestrian areas should be well lighted with low scale, vandal resistant fixtures.
• All exterior surface and/or above ground mounted fixtures should be sympathetic
and complimentary to the architecture of the residence.
• All fixtures must comply with the current City of La Quinta lighting ordinance.
11.2.12 Fences and Walls
Walls and fences within the community shall be limited to six (6) feet in height and
constructed of materials that complement the design theme of the resort community. No
walls and fences shall be located between the street curb and the buildings that face the
projects loop road.
11.3 LANDSCAPE
The landscape concept emphasizes climate appropriate plantings and efficient irrigation.
Contextual plant materials such as groves of citrus trees, palms, and lower profile flowering
canopy trees will be used throughout the project. The landscape will be planted in masses
to promote serenity and privacy.
Specific Plan for Puerta Azul
33
City Council Approved May 15, 2001
The landscape is divided into four distinct zones:
• Image Corridor Zone: along Madison Avenue and characterized by agrarian image
plantings.
• Amenity Landscape Zone: in the projects heart and characterized by walkways,
scattered fountains, flowering and fragrant plantings, climate appropriate plantings
and efficient irrigation.
• Streetscape Zone: along either side of the projects loop roadway and characterized
by shade and flowering trees, palms, climate appropriate plantings and efficient
irrigation. Privacy walls will be limited in this zone.
• Private Landscape Zone: characterized by enclosed courtyards, patios, screening
plantings and devises, climate appropriate plantings and efficient irrigation.
Madison Street is designated as an Agrarian Image Corridor. Typical plant materials selected
for the landscape area of the ROW, and the 20 ft. landscape setback area adjacent to
Madison Avenue will include the use of lower canopy trees, shrubs and ground covers which
when combined will evoke a rural character to the street. The developer will construct
sidewalks along Madison Avenue in front of the project within the landscape area.
To provide guidance to the planting design of public projects with Puerta Azul, the plant
material palette is suggested in Table A. below. Species in addition to those listed are to be
considered in order to provide diversity; however, the plant material in the list provided is
relatively successful in the unique soil and climate of Puerta Azul. It is the intent of this
document to use plant material whose characteristics are those of low water and minimal
maintenance requirements acceptable to and consistent with the City of La Quinta landscape
standards.
Specific Plan for Puerta Azul
34
City Council Approved May 15, 2001
A. LANDSCAPE PLANT MATERIAL PALETTE
Botanical Name Common Name
Accent Trees:
Installed at 2" caliper minimum
Acacia smallii
Acacia saligna
Willow Acacia
Bauhinia veriegata *
Purple Orchid Tree
Citrus spp. *
Citrus
Chilopsis linearis
Desert willow
Geijera parvifolia
Australian Willow
Canopy/Theme Trees:
Installed at 1.5 " caliper minimum
Albizzia julibrissen *
Silk Tree
Ceridium praecox
Sonoran Palo Verde
Jacaranda mimosifolia
Jacaranda
Olea 'wilsoni' or swan hill'
Olive
Prosopis ssp.
Mesquite
Rhus Iancea
African Sumac
Schinus molle *
California Pepper Tree
Schinus terebinthifolius
Brazilian Pepper Tree
Background/ Screen Trees:
Installed in a mix of 8 ft., 10 ft., and 12 ft. height minimum
Acacia craspedocarpa
Acacia
Brachychiton populeus *
Bottle Tree
Ceratonia siliqua *
Carob
Eucallyptus microtheca *
Coolibah Tree
Eucalyptus nicholi
Willow Peppermint
Pinus'Mondel'
Mondel Pine
Specific Plan for Puerta Azul
35
City Council Approved May 15, 2001
Pinus Pinea Stone Pine
* For use on agrarian corridor
Palms
Installed in a mix of 8 ft. 10, ft. and 12 ft. minimum
Brahea armata
Mexican Blue Palm
Butea capitata
Pndo Palm
Chamaerops humillus
Mediterranean Fan Palm
Phoenix dactylifera
Date Palm
Sygrus romanzoffianum
Queen Palm
Washingtonia filifera
California Fan Palm
Washingtonia robusta
Mexican Fan Palm
Shrubs
Installed in 1 gallon containers minimum
Agapanthus africanus `Queen Anne'
Lily -of -the -Nile
Asparagus sprengeri
Sprenger's Asparagus
Bougainvillea `Crimson Jewel'
Shrub Bougainvillea
Carissa g. 'Tuttle'
Natal Plum
Carpet Roses
Rose Ground Cover
Chrysanthemum frutescesn
Marguerite
Cortaderia Sellowiana "Dwarf"
Dwarf Pampas Grass
Euryops spp.
Euryops Daisy
Ilex cornuta'Rotunda' (east or north exposure only)
Dwarf Chinese Holly
Ilex stokes
Stokes Holly
Lantana spp.
Lantana
Juniperus chi nensis 'Parson I!'
Prostrata Juniper
Juniperus sabina'Tamariscifolia'
Tam Juniper
Pittosporum tobira'Wheeler's Dwarf'
Dwarf Pittosporum
Raphiolepis indica 'Enchantress'
Pink Hawthorne
Arbutus unedo
Strawberry Tree
Bougainvillea 'Temple Fire'
Shrub Bougainvillea
Cassia spp.
Cassia
Cocculus laurifolius
NCN
Cordia boissieri
Mexican Olive
Speclfic Plan for Puerta Azul
36
Environmental Factors Potentially Affected:
The environmental factors checked below would be potentially affected by this project,
involving at'.least one impact that is a "Potentially Significant Impact" as indicated by
the checklist on the following pages.
Aesthetics
Agriculture Resources
Air Quality
aiological Resources
Cultural Resources
Geology and Soils
Hazards and Hazardous
Materials
Hydrology and Water Quality
Land Use Planning
Mineral Resources
Noise
Population and Housing
Determination
(To be completed by the Lead Agency.)
On the basis of this initial evaluation:
Public Services
Recreation
Transportation/Traffic
Utilities and Service Systems
Mandatory Findings
I find that the proposed project COULD NOT have a significant effect on the environment,
and a NEGATIVE DECLARATION will be prepared
I find that although the proposed project could have a significant effect on the environment,
there will not be a significant effect in this case because revisions in the project have been
made by or agreed to by the applicant. A MITIGATED NEGATIVE DECLARATION will
be prepared. 11
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT isrequired.
'—El
'I find that the proposed project MAY have a "potentially significant impact" or "potentially
significant unless mitigated" on the environment, but at least one effect 1) has been adequately
analyzed in an earlier document pursuant to applicable legal standards, and 2) has been
addressed by mitigation measures based on the earlier analysis as described on attached sheets.
An ENVIRONMENTAL IMPACT REPORT is required, but. it must analyze only the effects
that remain to -be addressed.
0
I find that although the proposed project could have a significant effect on the environment,
because all potentially significant effects (a) have been analyzed adequately in an earlier EIR
pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier
EIR, including revisions or mitigation measures that are imposed upon the proposed project,
nothing further is required.
tgnature Date
Pred Raker. Prin jpal Planner_ CITY OF LA QUINTA
Evaluation of Environmental Impacts:
3) A brief explanation is required for all answers except "No Impact" answers that are
adequately supported by the information sources a lead agency cites in the parentheses following
each question. A "No Impact" answer is adequately supported if the reference information sources
show that the impact simply does not apply to projects like the one involved (e.g. the project falls
outside a fault rupture zone). A "No Impact" answer should be explained where it is based on
project -specific factors as well as general standards (e.g. the project will not expose sensitive
receptors to pollutants, based on a project -specific screening analysis).
2) All answers must take account of the whole action involved, including off-site as well
as on- site, cumulative as well as project -level, indirect as well as direct,' and construction as well
as operational impacts.
3) "Potentially Significant Impact" is appropriate if there is substantial evidence that an
effect is significant. If there are one or more "Potentially Significant Impact" entries when the
determination is made, an EIR is required.
4) 24geative Decl_asalion: Potentially Significant Unless Mitigation Incorporated" applies
where the incorporation of mitigation measures has reduced an effect from "Potentially Significant
Impact" to a "Less Significant Impact." The lead agency must describe the mitigation measures, and
briefly explain how they reduce the effect to a less than significant level (mitigation measures from
Section XVIII, "Earlier Analysis," may be cross-referenced).
5) Earlier analyses may be used where, pursuant to the tiering, program EIR., or other
CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration.
Section 15063(c)(3)(D). Earlier analyses are discussed in Section XVIII at the end of the checklist.
6) Lead agencies are encouraged to incorporate into the checklist references to
information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a
previously prepared or outside document should, where appropriate, include a reference to the page
or pages where the statement is substantiated.
7) Supporting Information Sources: A source list should be attached, and other sources
used or individuals contacted should be cited in the discussion.
8) The analysis of each issue should identify:
a) the significance criteria or threshold used to evaluate each question; and
b) the mitigation measure identified, if any, to reduce the impact to less than
significance
S;\City C1erk\Reso1utions\Reso52 EACklst.WPD
3
Issues (and Supporting Information Sources):
Would the proposal result in potential impacts involving:
L AESTHETICS: Would the project:
a) Have a substantial adverse effect on a scenic vista? (General Plan
Exhibit CIR-5)
b) Damage scenic resources, including, but not limited to, trees, rock
outcroppings, and historic buildings within a state scenic highway?
(General Plan EIR, page 5-12 ff.)
c) Substantially degrade the existing visual character or quality of the
site and its surroundings? (Application materials)
d) Create a new source of substantial light or glare which would
adversely affect day or nighttime views in the area? (Application
materials)
IL AGRICULTURAL RESOURCES:. In determining whether impacts
to agricultural resources are significant environmental effects, lead
agencies may refer to the California Agricultural Land Evaluation and
Site Assessment Model prepared by the California Dept, Of
Conservation as an optional model to use in assessing impacts on
agriculture and farmland. Would the project:
a) Convert Prime Farmland, Unique Farmland, or Farmland of
Statewide Importance (Farmland) to non-agricultural use? (Master
Environmental Assessment 5-29, 5-32)
b) Conflict with existing zoning for agricultural use, or a Williamson
Act contract? (Zoning Map)
c) Involve other changes in the existing environment which, due to
their location or nature, could individually or cumulatively result in
loss of Farmland, to non-agricultural use? (Aerial photographs)
M. AIR QUALITY: Where available, the significance criteria established
by the applicable air quality management or air pollution control
district may be relied upon to make the following determinations.
Would the project:
a) Conflict with or obstruct implementation of the applicable Air
Quality Attainment Plan or Congestion Management Plan? (SCAQMD
CEQA Handbook)
b) Violate any stationary source air quality standard or contribute to an
existing or projected air quality violation? (SCAQMD CEQA
Handbook)
c) Result in a net increase of any criteria pollutant for which the project
region is non -attainment under an applicable federal or state ambient
air quality standard (including releasing emissions which exceed
quantitative thresholds for ozone precursors)? (SCAQMD CEQA
Handbook)
d) Expose sensitive receptors to substantial pollutant concentrations?
(Specific Plan Project Descr.)
SACity C1erk\Reso1utions\Reso52 EACkIst.WPD
4
Potentially
Potentially Significant Leas Than
Significant Unless Significant No
Impad Iffltipated Impact Impact
X
►.1
X
►1.
X
94
X
X
X
X
X
►.1
X
►1.
X
94
e) Create objectionable odors affecting a substantial number of people?
(Specific Plan Project Descr.) ' X
N. BIOLOGICAL RESOURCES: Would the project:
a) Have a substantial adverse impact, either directly or through habitat
modifications. on any species identified as a candidate, sensitive, or
special status species in local or regional plans, policies, or regulations,
or by the California Department of Fish and Game or U.S. Fish and
Wildlife Service? (Master Environmental Assessment, Exhibit 5-1)
b) Have a substantial adverse impact on any riparian habitat or other
sensitive- natural community identified in local or regional plans,
policies. regulations or by the California Department of Fish and Game
or US Fish and Wildlife Service? (Master Environmental Assessment,
p. 5-2 ff.)
c) Adversely impact federally protected wetlands (including, but not
limited to, marsh, vernal pool, coastal, etc.) Either individually or in
combination with the known or probable impacts of other activities
through direct removal, filling, hydrological interruption, or other
means? (Master Environmental Assessment, p. 5-2 f:)
d) Interfere substantially with the movement of any resident or
migratory fish or u ildlife species or with established resident or
n-dgratory wildlife corridors, or impede the use of wildlife nursery
sites? (Master Environmental Assessment, p. 5-2 ff.)
C) Conflict with any local policies or ordinances protecting biological
resources such as a tree preservation policy or ordinance? (La Quinta
Municipal Code; General Plan)
f) Conflict with the provisions of an adopted Habitat Conservation
Plan, Natural Conservation Community Plan. or other approved local,
regional, or state habitat conservation plan? (Master Environmental
Assessment 5-5)
V. CULTURAL RESOURCES: Would the project:
a) Cause a substantial adverse change in the significance of a historical
resource which is either listed or eligible for listing on the National
Register of Historic Places, the California Register of Historic
Resources, or a local register of historic resources?
(JUstoriclArchaeological Survey, CRM Tech, September 2000)
b) Cause a substantial adverse change in the significance of a unique
archaeological resources (i.e., an artifact, object, or site about which it
can be clearly demonstrated that, without merely adding to the current
body of knowledge, there is a high probability that it contains
information needed to answer important scientific research questions,
has a special and particular quality such as being the oldest or best
available example of its type, or is directly associated with a
scientifically recognized important prehistoric or historic event or
person)? (Historic/Archaeological Survey, CRM Tech, September
2000)
c) Disturb or destroy a unique paleontological resource or site?
(Paleontologic Assessment, San Bernardino Museum, August 2000)
d) Disturb any human remains, including those interred outside of
formal cemeteries? (MstoriclArchaeological Survey, CRM Tech,
September 2000)
S:\City C1erk\Reso1utions\Reso52 EACklst.WPD
M
X
km
X
X
X
X
X
VL GEOLOGY AND SOILS: Would the project:
a) Expose people or structures to potential substantial adverse effects,
including the risk of loss, injury, or death involving:
i) Rupture of a kno Am earthquake fault, as delineated on the most
recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State
Geologist for the area or based on other substantial evidence of a
known fault? (General Plan EIR, Exhibit 4.2-3, page 4-35)
ii) Strong seismic ground shaking? (General Plan EIR, page 4-30 ff.)
iii) Seismic -related ground failure, including liquefaction?
(Geotechnical Investigation, Sladden Engineering, January 2001)
iv) Landslides? (General Plan EIR, page 4-30 ff.)
b) Result in substantial soil erosion or the loss of topsoil? (Geotechnical
Investigation, Sladden Engineering, January 2001)
c) Be located on a geological unit or soil that is unstable, or that would
become unstable as a result of the project, and potentially result in on -
or off-site landslides, lateral spreading, subsidence, liquefaction or
collapse? (Geotechnical Investigation, Sladden Engineering, January
2001)
d) Be located on expansive soil, as defined in Table 18-1-B of the
Uniform Building Code (1994), creating substantial risks to life or
property? (Geotechnical Investigation, Sladden Engineering, January
2001)
e) Have soils incapable of adequately supporting the use of septic tanks
or alternative waste water disposal system where sewers are not
available for the disposal of waste water? (Master Environmental
Assessment 5-32)
VD. HAZARDS AND HAZARDOUS MATERIALS: Would the project:
a) Create a significant hazard to the public or the environment through
the routine transport, use, or disposal of hazardous materials?
(Application Materials)
b) Create a significant hazard to the public or the environment through
reasonably foreseeable upset and accident conditions involving the
likely release of hazardous materials into the environment?
(Application Materials)
c) Reasonably be anticipated to emit hazardous materials, substances,
or waste within one-quarter mile of an existing or proposed school?
(Application Materials)
d) Is the project located on a site which is included on a list of
hazardous materials sites complied pursuant to Government Code
Section 65962.5 and, as a result, would it create a significant hazard to
the public or the environment? (Riverside County Hazardous Materials
Listing)
e) For a project located within an airport land use plan or, where such a
pian has not been adopted, within two miles of a public airport or
public use airport, would the project result in a safety hazard for people
residing or working in the project area? (General Plan land use map)
S:1City C1erklReso1utionslReso52 EACkIst.WPD
R
X
X
1:4
X
X
X
X
X
X
X
X
X
X
X
X
1:4
X
X
f) For a project within the vicinity of a private airstrip; would the
project result in a safety hazard for people residing or worldng in the
project area? (General Plan land use trap)
g) Impair implementation of or physically interfere with an adopted
emergency response plan or emergency evacuation plan? (Master
Environmental Assessment p. 6-11)
h) Expose people or structures to the risk of loss, injury or death
involving wildlands fires, including where %vildlands are adjacent to
urbanized areas or where residences are intermixed with wildlands?
(General Plan land use map)
HYDROLOGY AND WATER QUALITY: Would the project:
a) Violate Regional Water Quality Control Hoard water quality
standards or waste discharge requirements? (Master Environmental
Assessment 6-26, 6-27)
b) Substantially deplete groundwater supplies or interfere substantially
with groundwater recharge such that there would be a net deficit in
aquifer volume or a lowering of the local groundwater table level (i.e.,
the production rate of pre-existing nearby wells would drop to a level -
which would not support existing land uses or planned uses for which
Permits have been ,granted? (General Plan EIR, page 4-57 $)
c) Substantially alter the existing drainage pattern of the site or area,
including through the alteration of the course of stream or river, in a
manner which would result in substantial erosion or siltation on- or off-
site?
ffsite? (Preliminary Hydrology Study, Mainiero, Smith & Assoc., March
2001)
d) Substantially alter the existing drainage pattern of the site or area,
including through the alteration of the course of stream or river, or
substantially increase the rate or amount of surface runoff in a manner
which would result in flooding on- or off-site? (Preliminary Hydrology
Study, Mainiero, Smith & Assoc., March 200 1)
e) Create or contribute runoff water which would exceed the capacity
of existing or planned stormwater drainage systems to control?
(Preliminary Hydrology Study, Mainiero, Smith & Assoc., March
2001)
f) Place housing within a 100 -year floodplain, as mapped on a federal
Flood Hazard Boundary or Flood Insurance Rate Map or other flood
hazard delineation map? (Master Environmental Assessment 6-13)
g) Place within a 100 -year floodplain structures which would impede or
redirect flood flows? (Master Environmental Assessment 6-13)
LAND USE AND PLANNING: Would the project:
a) Physically divide an established community? (Specific Plan Project
Description)
S:\City Clerk\Resolutions\Reso52 EACkIst.WPD
X
F�
X
X
X
X
X
X
X
b) Conflict with any applicable land use plan, policy, or regulation of
an agency with jurisdiction over the project (including, but not limited
to the general plan, specific plan, local coastal program, or zoning
ordinance) adopted for the purposes of avoiding or mitigating an
environmental effect? (Master Environmental Assessment 2-I1)
c) Conflict with any applicable habitat conservation plan or natural
communities conservation plan? (Master Environmental Assessment 5-
5)
X. MINERAL RESOURCES: Would the project:
a) Result in the loss of availability of a known mineral resource
classified MRZ-2 by the State Geologist that would be of value to the
region and the residents of the state? (Master Environmental
Assessment 5-29)
b) Result in the loss of availability of a locally -important mineral
resource recovery site delineated on a local general plan, specific plan
or other land use plan? (Master Environmental Assessment 5-29)
XL NOISE: Would the project result in:
a) Exposure of persons to, or generation of, noise levels in excess of
standards established in the local general plan or noise ordinance, or
applicable standards of other agencies? (Noise Assessment, Wieland
Associates, March 2001)
b) Exposure of persons to or generation of excessive groundborne
vibration or groundborne noise levels? (Noise Assessment, Wieland
Associates, March 200 1)
c) A substantial temporary or periodic increase in ambient noise levels
in the project vicinity, above levels existing without the project? (Noise
Assessment, Wieland Associates, March 2001)
d) For a project located within an airport land use plan or, where such a
plan has not been adopted, within two miles of a public airport or
public use airport, would the project expose people residing or working
in the project area to excessive noise levels? (Master Environmental
Assessment)
e) For a project within the vicinity of a private airstrip,- would the
project expose people residing or working in the project area to
excessive levels? (General Plan map)
XII. POPULATION AND HOUSING: Would the project:
a) Induce substantial population growth in an area, either directly (for
example, by proposing new homes and businesses) or indirectly (for
example, through extension of roads or other infrastructure) ? (General
Plan, page 2-14)
b) Displace substantial numbers of existing housing, necessitating the
construction of replacement housing elsewhere? (Application
Materials)
c) Displace substantial numbers of people, necessitating the
construction of replacement housing elsewhere? (Application
Materials)
S:\City C1erk\Reso1utions\Reso52 EACkIst.WPD
8
KA
KI
X
X
X
X
X
X
91
10
X
XIM PUBLIC SERVICES
a) Would the project result in substantial adverse physical impacts
associated with the provision of new or physically altered governmental
facilities, need for new or physically altered governmental facilities, the
construction of which could cause significant environmental impacts, in
order to maintain acceptable service ratios, response times or other
performance objectives for any of the public services:
Fire protection? (General Plan MEA. page 4-3 ff. )
Police protection? (General Plan MEA, page 4-3 ff. )
Schools? (General Plan MEA, page 4-9 ff. )
Parks? (General Plan; Recreation and Parks Master Plan)
Other public facilities? (General Plan MEA, page 4-14 ff. )
XIV. RECREATION:
a) Would the project increase the use of existing neighborhood and
regional parks or other recreational facilities such that substantial
physical deterioration of the facility would occur or be accelerated?
(Application Materials)
b) Does the project include recreational facilities or require the
construction or expansion of recreational facilities which might have an
adverse physical effect on the environment? (Application Materials)
XV. TRANSPORTATION/TRAFFIC: Would the project:
a) Cause an increase in traffic which is substantial in relation to the
existing traffic load and capacity of the street system (i.e., result in a
substantial increase in either the number of vehicle trips, the volume to
capacity ratio on roads, or congestion at intersections)? (Traffic Impact
Analysis, Endo Engineering, December 2000)
b) Exceed, either individually or cumulatively, a level of service
standard established by the county congestion management agency for
designated roads or highways? (Traffic Impact Analysis, Endo
Engineering, December 2000)
c) Result in a change in air traffic patterns, including either an increase
in traffic levels or a change in location that results in substantial safety
risks? (Traffic Impact Analysis, Endo Engineering, December 2000)
d) Substantially increase hazards to a design feature (e.g., sharp curves
or dangerous intersections) or incompatible uses (e.g., farm
equipment)?(Traffic Impact Analysis, Endo Engineering, December
2000)
e) Result in inadequate emergency access? (Application Materials)
f) Result in inadequate parking capacity? (Application Materials)
g) Conflict with adopted policies supporting alternative transportation
(e.g., bus turnouts, bicycle racks)? (Traffic Impact Analysis, Endo
Engineering, December 2000)
S:\City C1erk\Reso1utions\Reso52 EACkIst.WPD
9
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
XVL UTILITIES AND SERVICE SYSTEMS: Would the project:
a) Exceed wastewater treatment requirements of the applicable
Regional Water Quality Control Board? (General Plan MEA, pg. 4-24 )
b) Require or result in the construction of new water or wastewater
treatment facilities or expansion of existing facilities, the construction
of which could cause significant environmental effects? (General Plan
MEA, page 4-24 )
c) Require or result in the construction of new storm water drainage
facilities or expansion of existing facilities, the construction of which
could cause significant environmental effects? (General Plan MEA,
page 4-27)
d) Are sufficient water supplies available to serve the project from
existing entitlements and resources, or are new or expanded
entitlements needed? (General Plan MEA, page 4-20)
e) Has the wastewater treatment provider which serves or may serve the
project determined that it has adequate capacity to serve the project's
projected demand in addition to the provider's existing commitments?
(General Plan MEA, page 4-20)
f) Is the project served by a landfill with sufficient permitted capacity to
accommodate the project's solid waste disposal needs? (General Plan
MEA, page 4-28)
XVII. MANDATORY FINDINGS OF SIGNIFICANCE:
a) Does the project have the potential to degrade the quality of the
environment, substantially reduce the habitat of a fish or wildlife
species, cause a fish or wildlife population to drop below self-
sustaining levels, threaten to eliminate a plant or animal community,
reduce the number or restrict the range of a rare or endangered plant or
animal or eliminate important examples of the major periods of
California history or prehistory?, .
b) Does the project have the potential to achieve short-term, to the
disadvantage of long-term, environmental goals?
c) Does the project have impacts that are individually limited, but
cumulatively considerable? ("Cumulatively considerable" means that
the incremental effects of a project are considerable when viewed in
connection with the effects of past projects, the effects of other current
project, and the effects of probable future projects)?
d) Does the project have environmental effects which will cause
substantial adverse effects on human beings, either directly or
indirectly?
XVIII EARLIER ANALYSES.
X
1N
X
X
X
X
X
X
X
X
Earlier analyses may be used where. pursuant to the tiering, program EIR, or other CEQA process, one or more effects
have been adequately analyzed in an earlier EIR or negative declaration. Section_15063(c)(3)(D). In this case a
discussion should identify the following on attached sheets.
a) Earlier analyses used. Identify earlier analyses and state where they are available for review.
No earlier analyses specific to this project site have been used.
S;\City Cie rk\Resolutions\Reso52 EACkist.WPD
10
b) Impacts adequately addressed. Identify which effects from the above checklist were ii ithin the scope of and
adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were
addressed by Mitigation measures based on the earlier analysis.
Not applicable.
c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the
mitigation measures which were incorporated or refined from the earlier document and the extent to which they address
site-specific conditions for the project.
See attached Addendum.
SOURCES:
Master Environmental Assessment, City of La Quinta General Plan 1992.
SCAQMD CEQA Handbook.
General Plan, City of La Quinta, 1992.
City of La Quinta Municipal Code
Puerta Azul Vacation Villas Traffic Impact Analysis, Endo Engineering, December 2000
Noise Assessment and Noise Control Recommendations, Wieland Associates, Inc., March 2001
Preliminary Hydrology Report, Mainiero Smith and Associates, March 2001
Geotechnical Investigation Puerta Azul Resort Development, Sladden Engineering, January 2001
Paleontologic Assessment Puerta Azul Specific Plan, Section of Geological Sciences, San Bernardino County
Museum, August 2000
Historical/Archaeological Resources Survey Report Former La Quinta Art Park, CRM Tech, September 2000
S:\City C1erk\Reso1ut1ons\Reso52 EACklst.WPD
Addendum for Environmental Assessment 2001-414
I. d) The proposed project will occur on a currently vacant parcel which does not
generate any light, and will therefore represent an increase in light levels for
the area. The project will, however, be required to meet the City's standards
for outdoor lighting, which will ensure that lighting is directed downward and
contained within the project site. These standards will mitigate the potential
impacts of light and glare to a less than significant level.
III. c) & d)
The primary source of air pollution in the City is the automobile. The
proposed General Plan amendment and Change of Zone will result in a
change from Tourist Commercial to Medium density residential. Generally,
tourist commercial land uses generate higher numbers of trips, and therefore
higher concentration of air pollutants, than residential land uses. The traffic
study prepared for the proposed project estimates that the project at buildout
will generate 1,630 trips'. As shown in the Table below, the project will not
exceed any SCAQMD thresholds.
Running Exhaust Emissions
(pounds/day)
PM10 PM10 PM10
CO ROC NOx Exhaust Brakes Tires
50 mph 63.1
5
Daily
Threshold 550
2.43 12.9 --
5
75 100
0.27 0.27
150
Based on 1,630 trips/day and average trip length of 7.5 miles, using
EMFAC7G Model provided by California Air Resources Board. Assumes
catalytic light autos at 75°F. * Operational thresholds provided by SCAOMD
for assistance in determining the significance of a project.
The Coachella Valley is a non -attainment area for PM10 (particulate matter of
10 microns or smaller). In order to control PM10, the City has imposed
standards and requirements on development to control dust. SCAQMD also
suggests mitigation for vehicular emissions, which are integrated into the
following mitigation measures:
Traffic Impact Analysis, prepared by Endo Engineering, December, 2000.
S:\City Clerk\Resolu1ions\Resio52 EA-Add,WPD
1 . No earth moving activity shall be undertaken without the review and
approval of a PM10 Management Plan. The applicant shall submit same
to the City Engineer for review and approval.
2. Construction equipment shall be properly maintained and serviced to
minimize exhaust emissions.
3. Existing power sources should be utilized where feasible via temporary
power poles to avoid on-site power generation.
4. Construction personnel shall be informed of ride sharing and transit
opportunities.
5. Cut and fill quantities will be balanced on site.
6. Any portion of the site to be graded shall be pre -watered to a depth of
three feet prior to the onset of grading activities.
7. Watering of the site or other soil stabilization method shall 'be employed
on an on-going basis after the initiation of any grading activity on the
site. Portions of the site that are actively being graded shall be watered
regularly to ensure that a crust is formed on the ground surface, and shall
be watered at the end of each work day.
8. All disturbed areas shall be treated to prevent erosion until the site is
constructed upon.. Pad sites which are to remain undeveloped shall be
seeded with either a desert wildflower mix or grass seed.
9. Landscaped areas shall be installed as soon as possible to reduce the
potential for wind erosion.
10. SCAQMD Rule 403 shall be adhered to, insuring the clean up of
construction -related dirt on approach routes to the site.
11. All grading activities shall be suspended during first and second stage
ozone episodes or when winds exceed 25 miles per hour.
12. All buildings on the project site shall conform to energy use guidelines in
Title 24 of the California Administrative Code.
13. The project shall provide for non -motorized transportation facilities and
shall implement all feasible measures to encourage the use of alternate
transportation measures.
S:\City Clerk\Resolutions\Resio52 EA-Add.WPD
14. Bicycle racks and/or other mandated alternative transportation provisions
shall be included in project design, in conformance with City ordinances
in effect at the time of development.
With the implementation of these mitigation measures,' the impacts to air quality
from the proposed project will not be significant. Moreover, improvements in
technology which are likely to reduce impacts, particularly from motor vehicles
or the transit route improvements in the future which may occur at the project
site are not included in the analysis. Further, the air quality impacts from the
proposed project fall within what was studied in the General Plan EIR. The City
determined at that time that air quality impacts associated with the buildout of
the City required a Statement of Overriding Considerations, which determined
that the impacts to air quality of development of the Plan would be cumulatively
significant when considered in conjunction with regional development, and that
the City would implement all feasible measures to reduce emissions within its
boundaries.
V. b) A cultural resource survey and testing program was conducted for the -subject
property2. The survey found no resources on the site. The report further finds
that it is possible that buried artifacts could be encountered during the
construction process. In order to mitigate this potential impact, the Historic
Preservation Commission recommends the following mitigation measure shall
be implemented:
1. A qualified archaeological monitor shall be present during all earth moving
and grading activities. The monitor shall be empowered to stop or
redirect activities on the site should a resource be identified. A final
report shall be filed with the Community Development Department prior
to occupancy.
V. c) A paleontologic resource survey was prepared for the project site 3. The survey
report states that the probability of paleontologic resources is high on the
subject property. The report recommends the following mitigation measure to
mitigate the potential impacts to paleontologic resources on the site:
1 . A qualified paleontologic monitor shall be present during all earth moving
and grading activities. The monitor shall be empowered to stop or
redirect activities on the site should a resource be identified. A final
report -shall be filed with the Community Development Department prior
to occupancy.
2 Historical/Archaeological Resources Survey, prepared by CRM Tech, September 2000.
3 Paleontologic Assessment, Puerta Azul Specific Plan, prepared by the San Bernardino
County Museum, August, 2000.
S:\City C1erk\Reso1utions\Resio52 EA-Add.WPD
VI. a) i) & ii)
The proposed project lies in a Zone III groundshaking zone. The property, as
with the rest of the City, will be subject to significant ground movement in the
event of a major earthquake. In order to protect the City from this hazard, the
City has adopted the Uniform Building Code, and the associated construction
requirements for seismic zones. The City Engineer will require the preparation
of site-specific geotechnical analysis in conjunction with the submittal of
grading plans (please see below). This requirement will ensure that impacts from
ground failure are reduced to a less than significant level. This will be sufficient
to reduce impacts to a less than significant level.
VI. b) & c)
A geotechnical analysis was performed for the proposed project". The study
found that the site is composed primarily of silty sands. Sandy soils must be
properly compacted prior to construction to assure long-term stability. The
geotechnical engineer recommends the over -excavation of the project site to
mitigate this potential impact. The following mitigation measures will be
required in order to reduce the impacts of unstable soils on the proposed site:
1 . Prior to issuance of a grading permit for any structure on the proposed
site, the applicant shall submit, for review and approval by the City
Engineer, a detailed, site specific soil study, which shall include
recommendations designed for the specific structure(s) being
constructed.
2. Remedial grading, including over -excavation to a depth to be specified by
the project geotechnical engineer and approved by the City Engineer, and
recompaction shall be required for all building areas on the proposed site.
Vlll. b)
All development adds to demand for groundwater. Domestic water is provided
by the Coachella Valley Water District, which extracts groundwater from a
number of wells in the Lower Thermal sub -basin. The project will be required to
retain storm flows on-site, which will encourage percolation of storm 'water into
the ground. The project proponent will be required to implement the City's
standards for water conserving plumbing fixtures. Finally, the proposed project
will be required to meet the requirements of the City's water -conserving
landscaping ordinance, which requires that projects demonstrate that
landscaping plans are water -efficient. These mitigation measures will reduce
potential impacts to a less than significant level.
4 Geotechnical Investigation, prepared by Sladden Engineering. January. 2001.
c•\r'it.i r1nrlr\Rocnhitinnc\Rocin.9i') FG_GrIA %A/Pr)
VIII. c) -e)
The proposed project, through the construction of buildings and parking lots,
will create impermeable surfaces, which will change drainage patterns in a rain
event. The project site is located in an X Flood Zone. The project will,be
required to meet the City's standards for retention of the 100 year storm on-
site. This will control the amount of runoff which exits the site during a storm.
The preliminary drainage study completed for the proposed project includes
recommended retention area sizes on the proposed project site. The site's
drainage plan will be reviewed and approved by the City Engineer prior to the
issuance of grading permits. This will ensure that impacts to the City's flood
control system are reduced to a less than significant level.
XI. a) b) & c)
A noise impact analysis was prepared for the proposed projects. The analysis
found that noise levels will exceed the City's standard and that mitigation
measures will be required. Noise impacts exceeding the City's standards will
also occur during construction activities. Construction and operational mitigation
measures are offered below. These mitigation measures will ensure that impacts
from noise are reduced to less than significant levels.
1. Noise barriers of a minimum of 9.feet in height will be constructed along
the eastern property line, and along the north and south property lines to
a distance of 80 feet from the eastern property line. In order to meet the
City's standards, this height level shall be achieved by a combination of
walls and berms, with walls not'to exceed 6 feet in height.
2. All residential structures shall be constructed to achieve an interior noise
level of 45 dBA CNEL. The level of construction improvements required
shall be determined with the completion of precise grading plans.
3. All construction activities shall be limited to the hours prescribed in -the
La Quinta Municipal Code.
XIII. al
The construction of the proposed project will result in short-term potential
impacts for both police and fire services. The property, once developed, will
generate property tax. These taxes will contribute to the City's General Fund,
and off -set the potential impact to police and fire service. The project will also
be required to pay school fees., as required by law. The proposed project is not
expected to have a significant impact on municipal services or facilities.
S Noise Assessment and Noise Control Recommendations, prepared by Wieland Associates, March,
2001.
c.xr;-, r1orl.NRoenhitinnclRacin52 EA-Add.WPD
XV. a) & b)
A traffic analysis was prepared for the proposed project6. The analysis found
that the proposed project will generate approximately 1,630 trips per day at
buildout. The analysis found that surrounding intersections will operate at
acceptable levels of service, with or without the proposed project. Ultimately,
the intersections of Madison with Avenue 54 and 58 will require improvement,
with or without the project. In order to mitigate the project's impact on these
intersection, the following mitigation measure shall be required:
1. The project proponent will participate in the City's Impact Fee program.
XVI. a) -f)
The construction of the proposed project will have an impact on utilities and
public services. However, the overall impacts of the project on these services
is not expected to be significant, insofar as these suppliers will charge the
business operators for their services, and provide improvements to these
services as needed. In addition, connection fees will be required of the project
proponent at construction of the project. These fees and charges will mitigate
the potential impacts to a less than significant level.
6 Traffic Impact Analysis, prepared by Endo Engineering, December 2000.
CA AAA %AIMM
CITY OF LA QUINTA
MONITORING PROGRAM FOR CEQA COMPLIANCE
DATE: April 24, 2001 ASSESSORS PARCEL NO.: 761-090-008
CASE NO.: General Plan Amendment 2001- PROJECT LOCATION: West side of Madison, north of Avenue 58 and south of Airport
076, Change of Zone 2001-099, Blvd.
Specific Plan 2001-053,Tentative
Tract Map 30096
EAIEIR NO: 2001-414 APPROVAL DATE: In Process
APPLICANT: PUBRTA AZUL PARTNERS, LLC
THE FOLLOWING REPRESENTS THE CITY'S MITIGATION MONITORING PROGRAM IN CONNECTION WITH THE MITIGATED NEGATIVE
DECLARATION POR TI -It ArtuvII; UAWS
nUMIse,K
SUMMARY MITIGATION
RESPONSIBLE FOR
TIMING
CRITERIA
COMPLIANCE
DATE
MEASURES
MONITORING
CHECKED BY
I. AESTHETICS
MEASURE:
All lighting to meet City standards.
Community Development
Prior to issuance of building
Plan check
Angle lighting downward.
Department
permit
Zoning Ordinance
S:\City Clerk\Resolutions\Resp "52 EAMitig.Monit.wpd
SUMMARY MITIGATION
MEASURES
III. AIR QUALITY
RESPONSIBLE FOR
MONITORING
TIMING CRITERIA COMPLIANCE DATE
CHECKED BY
MEASURE:
COMPLIANCE
DATE
Prepare a PM10 Management Plan.
City Engineer, Community
Prior to issuance of grading Chapter 6.16, LQMC
Development Department
permits.
Maintain construction equipment.
Contractors
Project Construction SCAQMD standards
Utilize temporary power. _
Contractor
Project Construction IID standards
Balance cut and fill on site.
City Engineer
Prior to issuance of grading Municipal Code
permits.
Pre -water and stabilize soils.
City Engineer
Project Construction PM 10 Management
City standards for
Plan
Conform to Title 24.
Building Department
Prior to issuance of building Uniform Building
archaeological
permits. Code
Provide alternative transportation.
Community Development
Prior to the issuance of TDM ordinance.
resource analysis.
Department
grading permits
Paleontologic monitor to be on site during
Community Development
During earth moving.
SUMMARY MITIGATIONRESPONSIBLE
FOR
TIMING
CRITERIA
COMPLIANCE
DATE
MEASURES
MONITORING
CHECKED BY
V. CULTURAL RESOURCES
MEASURE:
Archaeological monitor to.be on site
Community Development
During earth moving.
City standards for
during all earth moving activities.
Department.
archaeological
resource analysis.
Paleontologic monitor to be on site during
Community Development
During earth moving.
City standards for
all earth moving activities.
Department.
paleontologic resource
analysis.
S:\City ClerMilesolutions\Reso 52 EAMitig.Monit.wpci
SUMMARY MITIGATION
MEASURES
I Vi. GEOLOGY AND SOILS
I MEASURE:
Comply with all City standards for
seismic construction.
I Prepare site-specific soil analysis.
I Complete remedial grading.
RESPONSIBLE FOR
MONITORING
City Engineer, Building
Department.
City Engineer
City Engineer
TIMING
Prior to the issuance of
grading and building
permits.
Prior to the issuance of
grading permits.
During site preparation
CRITERIA
Site specific soil study,
Uniform Building
Code.
Recommendations of
soil engineer
COMPLIANCE
CHECKED BY
DATE
SUMMARY MITIGATION
RESPONSIBLE FOR
TIMING
CRITERIA
COMPLIANCE
DATE
MEASURES
MONITORING
CHECKED BY
VIII. HYDROLOGYIWATER
QUALITY
MEASURE:
Prepare storm water management plan.
City Engineer
Prior to the issuance of
LQMC
building permits.
Install water conserving fixtures.
Building Department
During construction.
Unniife rm Building
Cod
Conform to water efficient -landscaping
City Engineer
Prior to the issuance of
LQMC
building permits.
ordinance.
s:\City Clerk\Resolutions\Reso 52 EAMitig.MonR.wpd
SUMMARY MITIGATION
RESPONSIBLE FOR
TIMING
CRITERIA
COMPLIANCE
DATE
MEASURES
MONITORING
CHECKED BY
XI. NOISE
MEASURE:
Community Development &
Building Departments.
Prior to issuance of any
permit.
State law.
Construct 9 foot barriers along east and
Building Department
During construction
LQMC
portions of north and south boundaries.
Maintain interior 45 dBA CNEL.
Public Works, Building Dept.
Prior to issuance of building
Plan check
permits.
Adhere to City construction hours.
Building Department
During construction
LQMC
SUMMARY MITIGATION
MEASURES
RESPONSIBLE FOR
MONITORING
TIMING
CRITERIA
COMPLIANCE
CHECKED BY
DATE
XIII. PUBLIC SERVICES
MEASURE:
Pay school impact fee.
Community Development &
Building Departments.
Prior to issuance of any
permit.
State law.
SUMMARY MITIGATION RESPONSIBLE FOR TIMING CRITERIA COMPLIANCE DATE
MEASURES MONITORING CHECKED BY
XV. TRANSPORTATION
MEASURE:
Participate in Impact Fee program. City Engineer Prior to issuance of grading LQMC
permits.
S:\City Clerk\Resolutions\Reso 52 EAMitig.Monit.wpd
RESOLUTION NO. 2001-53
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING A GENERAL PLAN
AMENDMENT TO CHANGE THE LAND USE DESIGNATION
FROM TOURIST COMMERCIAL (TC) TO MEDIUM DENSITY
RESIDENTIAL (MDR) ON APPROXIMATELY 19.64 ACRES
LOCATED AT 57325 MADISON STREET, LA QUINTA,
CALIFORNIA
CASE NO.: GENERAL PLAN AMENDMENT 2001-076
APPLICANT: PUERTA AZUL L.L.C.
WHEREAS, the City Council of the City of La Quinta, California, did, on
the 15th day of May, 2001, hold a duly -noticed Public Hearing to consider the request
of Puerta Azul Partners, L. L.C. for a General Plan Amendment as shown on Exhibit
"A", and more particularly described as:
A.P.N. 761- 090-008; and,
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 24"' day of April, 2001, hold a duly -noticed Public Hearing to consider the
request of Puerta Azul Partners, L. L.C. for a General Plan Amendment;
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
City Council did make the following mandatory findings to justify approving said
General Plan Amendment:
1. The new land use designation is suitable and appropriate for the property
involved because it is a residential design, scale, and density though will
accommodate a residential transient user and is a continuation of the adjacent
residential development.
2. The new land use designation is compatible with the designations on adjacent
properties because it is residential.
3. The proposed Amendment will not create conditions materially detrimental to
the public health, safety, and welfare in that the resulting land use does not
exceed the allowable density, in the Medium Density Residential category.
4. That the General Plan Amendment is within an area that will be provided with
adequate utilities and public services to ensure public health and safety.
r
Resolution No. 2001-53
Oenerel Plan Amendment 2000-077
May 15, 2001
Page 2
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
La Quinta, California, as follows:
1. That the above recitations are true and correct and constitute the findings of the
City Council in this case;
2. That it does hereby approve of the above-described General Plan Amendment
request for the reasons set forth in this Resolution.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
City Council held on this 15t" day of May, 2001, by the following vote, to wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff
NOES: Mayor Pena
ABSTAIN: None
ABSENT: None
JOHN J. PE" , -Mayor
-Mayor
City of La Quinta, California
ATTEST:
J N S, GREEK, CMC, It CI k
Ci o La Quinta, California
(City Seal)
Revolution No. 2001-53
General Plan Amendment 2000-077
May 15, 2001
Page 3
APPROVED AS TO FORM:
a
M. KATHERi E JENSO ity Attorney
City of La Quinta, California
EXHIBIT "A"
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EXHIBIT "A"
RESOLUTION NO. 2001-54
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING THE DESIGN
GUIDELINES AND DEVELOPMENT STANDARDS FOR 127
RESORT VILLA UNITS AND RECREATIONAL AMENITIES
CASE NO. SPECIFIC PLAN 2001-053
APPLICANT: PUERTA AZUL L.L.C.
WHEREAS, the City Council of the City of La Quinta, California, did, on
the 15th day of May, 2001, hold a duly -noticed Public Hearing to consider the request
of Puerta Azul Partners, L. L.C. for establishing guidelines and standards in a focused
development plan including the distribution of land uses, location and sizing of
supporting infrastructure, development standards, and requirements for public
improvements. The project area is located on Madison Street, north of Avenue 58,
more particularly described as:
A.P.N.: 761- 090-008; and,
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 24th day of April, 2001, hold a duly -noticed Public Hearing to consider the
request of Puerta Azul Partners, L. L.C. for establishing guidelines and standards in a
focused development plan including the distribution of land uses, location and sizing
of supporting infrastructure, development standards, and requirements for public
improvements.
WHEREAS, said Specific Plan 2001-053 has comb ied with the
requirements of the California Environmental Quality Act of 1 970las amended),
pursuant to the adoption of Resolution 83-68 by the City Council, in that the
Community Development Director has conducted an Initial Study (EA 2001-414), and
determined that the Specific Plan will not have a significant adverse impact on the
environment and a Mitigated Negative Declaration of Environmental Impact is
recommended; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
City Council did make the following mandatory findings of approval to justify a
approving said Specific Plan:
1. That the proposed Specific Plan is consistent with the goals and policies of the
La Quinta General Plan in that the property is designated Tourist Commercial
which permits the uses proposed for the property.
Resolution No. 2001-54
Specific Plan 2001-053
May 15, 2001
Page 2
2. That the Specific Plan is compatible with the existing and anticipated area
development in that the project, as conditioned, provides adequate circulation.
3. That the proposed Specific Plan will not create conditions materially detrimental
to the public health, safety, and welfare in that the resulting resort villa units
will require Planning Commission review and approval of future development
plans under a Site Development Permit, which will ensure adequate conditions
of approval.
4. That the proposed Specific Plan is conceptual; further review will be required
under a Site Development Permit review process at which time project related
conditions will be attached to mitigate impacts.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City
of La Quinta, California, as follows:
1 . That the above recitations are true and correct and constitute the findings of the -
City Council in this case;
2. That it does hereby adopt Environmental Assessment 2001-414, a Mitigated
Negative Declaration, indicating that the proposed Specific Plan will not result
in any significant environmental impacts as mitigated by the recommended
Conditions of Approval;
3. That it does hereby approve of the above-described Specific Plan request for the
reasons set forth in this Resolution, and subject to the attached Conditions of
Approval.
PASSED, APPROVED and ADOPTED at a regular meeting of the La
Quinta City Council, held on this 15th day of May, 2001, by the following vote, to
wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff
NOES: Mayor Peria
ABSTAIN: None
ABSENT: None
Resolution No. 2001-54
Specific Plan 2001-053
May 15, 2001
Page 3
JO N J. PENAJ, Wyor
City of La Quinta, California
ATTEST:
J GREEK, CMC, C erk
City of La Quinta, California
(City Seal)
APPROVED AS TO FORM:
M. KATHE INE JENSO , City Attorney
City of La Quinta, California
RESOLUTION NO. 2001-54
CONDITIONS OF APPROVAL - APPROVED
SPECIFIC PLAN 2001-053
MAY 15, 2001
GENERAL
1 . The applicant agrees to defend, indemnify, and hold harmless the City of La
Quinta (the "City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this application or
any application thereunder including, but not limited to, the Mitigated Negative
Declaration, General Plan Amendment 2001-076, Specific Plan 2001-053, Zone
Change 2001-099, and Tentative Tract Map 30096. The subdivider and his
agents or assignees also agree to defend, indemnify, and hold harmless the City
of La Quinta in defending any action arising out of a challenge to the Conditions,
Covenants and Restrictions (CC&R's) discussed in Condition No. 65. The City
shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the subdivider of any claim, action or proceeding
and shall cooperate fully in the defense.
2. Prior to the issuance of a grading, construction or building permit, the applicant
shall obtain permits and/or clearances from the following public agencies:
• 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)
The applicant is responsible for any requirements of the permits or clearances
from those jurisdictions. If the requirements include approval of improvement
plans, applicant shall furnish proof of said approvals .prior to obtaining City
approval of the plans.
The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit. This project requires a project -specific NPDES
permit, the applicant shall submit a copy of the CWQCB acknowledgment of the
applicant's Notice of Intent prior to issuance of a grading or site construction
permit. The applicant shall ensure that the required Storm Water Pollution
Protection Plan is available for inspection at the project site.
Resolution No. 2001-54
Cornditione of Approval - Approved
Specific Plan 2001-053
May 15, 2001
Page 2
PR PERTY RIGHTS
3. The applicant shall dedicate or grant public and private street right of way and
utility easements in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and as required by the City Engineer.
4. All lettered lots shall have minimum 28 -foot width of frontage on the streets.
5. Right of way dedications required of this development include:
A. PUBLIC STREETS
1) Madison Street (Primary Arterial): 55 -foot half of the 1 10 -foot right of
way.
B. PRIVATE STREETS
1) Residential: Lots A, C, and D. 31 -foot width with rolled curb
configuration. Right of way may reduced to 29 -ft with vertical curbs.
On -street parking is prohibited and the applicant must make provisions
for ongoing enforcement of the restrictions.
6. Right of way geometry for knuckle turns and corner cut-backs shall conform with
Riverside County Standard Drawings #801 and #805 respectively unless
otherwise approved by the City Engineer.
7. Dedications shall include additional widths as necessary for dedicated right and
left turn lanes, bus turnouts, and other features contained in the approved
construction plans.
S. The applicant shall dedicate ten -foot public utility easements contiguous with and
along both sides of all private streets. The easements may be reduced to five
feet with the express concurrence of IID.
9. The applicant shall create perimeter setbacks along public rights of way as
follows (listed setback depth is the average depth if meandering wall design is
approved):
Revolution No. 2001-54
Conditions of Approval - Approved
Specific Plan 2001-053
May 15, 2001
Page 3
A. Madison Street (Primary Arterial): 20 -foot
The setback requirement applies to all frontage including, but not limited to,
remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks,
the applicant shall dedicate blanket easements for those purposes.
10. The applicant shall dedicate easements necessary for placement of and access
to utility lines and structures, drainage basins, mailbox clusters, park lands, and
common areas.
11. The ,applicant shall vacate abutter's rights of access to public streets and
properties from all frontage along the streets and properties except access points
shown on the approved tentative map.
12. The applicant shall furnish proof of easements or written permission, as
appropriate, from owners of any abutting properties on which grading, retaining
wall construction, permanent slopes, or other encroachments are to occur.
13. If the applicant proposes vacation or abandonment of any existing rights of way
or access easements which will diminish access rights to any properties owned
by others, the applicant shall provide approved alternate rights of way or access
easements to those properties or notarized letters of consent from the property
owners
14. The applicant shall cause no easements to be granted or recorded over any
portion of this property between the date of approval of this tentative map by the
City Council and the date of recording of any final map(s) covering the same
portion of the property unless such easements are approved by the City Engineer.
UPROVEMENT PLANS
As used throughout these conditions of approval, professional titles such as "engineer,"
"surveyor," and "architect" refer to persons currently certified or licensed to practice
their respective professions in the State of California.
Remolution No. 2001-54
ConditionR of Approval - Approved
Specific Plan 2001-053
May 15, 2001
Page 4
15. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and landscape architects, as appropriate. Plans shall be
submitted on 24" x 36" media in the categories of "Rough Grading," "Precise
Grading," "Streets & Drainage," and "Landscaping." Precise grading plans shall
have signature blocks for Community Development Director and the Building
Official. All other plans shall have signature blocks for the City Engineer. Plans
are not approved for construction until they are signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike
paths, entry drives, gates, and parking lots. "Landscaping" plans shall normally
include irrigation improvements, landscape lighting and entry monuments.
"Precise Grading" plans shall normally include perimeter walls.
Plans for improvements not listed above shall be in formats approved by the City
Engineer.
16. The City may maintain standard plans, details and/or construction notes for
elements of construction. For a fee established by City resolution, the applicant
may acquire standard plan and/or detail sheets from the City.
17. When final plans are approved by the City, the applicant shall furnish accurate
AutoCad files of the complete, approved plans on storage media acceptable to
the City Engineer. The files shall utilize standard AutoCad menu items so they
may be fully retrieved into a basic Autocad program. At the completion of
construction and prior to final acceptance of improvements, the applicant shall
update the files to reflect as -constructed conditions.
If the plans were not produced in AutoCad or a file format which can be
converted to AutoCad, the City Engineer may accept raster -image files of the
plans.
IMPROVEMENT AGREEMENT
18. Depending on the timing of development of the lots or parcels created by this
map and the status of off-site improvements at that time, the subdivider may be
required to construct improvements, to construct additional improvements
subject to reimbursement by others, to reimburse others who construct
improvements that are obligations of this map, to secure the cost of the
improvements for future construction by others, or a combination of these
methods.
Resolution No. 2001-54
Conditions of Approval - Approved
Specific Plan 2001-053
May 15, 2001
Page 5
In the event that any of the improvements required herein are constructed2by the
City, the Applicant shall, at the time of approval of a map or other development
or building permit, reimburse the City for the cost of those improvements.
19. The applicant shall construct improvements and/or satisfy obligations, or furnish
an executed, secured agreement to construct improvements and/or satisfy
obligations required by the City prior to approval of a final map or parcel map or
issuance of a certificate of compliance for a waived parcel map. For secured
agreements, security provided, and the release thereof, shall conform with
Chapter 13, LQMC.
Improvements to be made or agreed to shall include removal of any existing
structures or obstructions which are not part of the proposed improvements.
20. If improvements are secured, the applicant shall provide estimates of
improvement costs for checking and approval by the City Engineer. Estimates
shall comply with the schedule of unit costs adopted by City resolution or
ordinance. For items not listed in the City's schedule, estimates shall meet the
approval of the City Engineer.
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies. Security is not required for telephone, gas, or T.V.
cable improvements. However, development -wide improvements shall not be
agendized for final acceptance until the City receives confirmation fromthe
telephone authority that the applicant has met all requirements for telephone
service to lots within the development.
21. If improvements are phased with multiple final maps or other administrative
approvals (e.g., Site Development Permits), off-site improvements and common
improvements (e.g., retention basins, perimeter walls & landscaping, gates) shall
be constructed or secured prior to approval of the first phase unless otherwise
approved by the City Engineer. Improvements and obligations required of each
phase shall be completed and satisfied prior to completion of homes or
occupancy of permanent buildings within the phase and subsequent phases
unless a construction phasing plan is approved by the City Engineer.
22. If the applicant fails to construct improvements or satisfy obligations in a timely
manner or as specified in an approved phasing plan or in an improvement
agreement, the City shall have the right to halt issuance of building permits or
final building inspections, withhold other approvals related to the development of
the project or call upon the surety to complete the improvements.
Resolution No. 2001-54
Conditions of Approval - Approved
Specific Plan 2001-053
May 15, 2001
Page 6
O
23. Prior to issuance of a grading permit, the applicant shall furnish a preliminary
geotechnical ("soils") report and an approved grading plan prepared by a qualified
engineer. The grading plan shall conform with the recommendations of the soils
report and be certified as adequate by a soils engineer or engineering geologist.
A statement shall appear on final maps (if any are required of this development)
that a soils report has been prepared pursuant to Section 17953 of the Health
and Safety Code.
24. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape
areas outside the right of way unless otherwise approved by the City Engineer.
25. The applicant shall endeavor to minimize differences in elevation at abutting
properties and between separate tracts and lots within this development.
Building 'pad elevations on contiguous lots shall not differ by more than three feet
except for lots within a tract or parcel map, but not sharing common street
frontage, where the differential shall not exceed five feet.
The limits given in this condition and the previous condition are not entitlements
and more restrictive limits may be imposed in the map approval or plan checking
process. If compliance with the limits is impractical, however, the City will
consider alternatives which minimize safety concerns, maintenance difficulties
and neighboring -owner dissatisfaction with the grade differential.
26. Prior to occupation of the project site for construction purposes, the applicant
shall submit and receive approval -of a fugitive dust control plan prepared in
accordance with Chapter 6.16, LQMC. The Applicant shall furnish security, in
a form acceptable to the city, in an amount sufficient to guarantee compliance
with the provisions of the permit.
27. The applicant shall maintain graded, undeveloped land to prevent wind and water
erosion of soils. The land shall be planted with interim landscaping or provided
with other erosion control measures approved by the Community Development
and Public Works Departments.
IN THE CITY OF LA QUINTA, STATE OF CALIFORNIA
TONTATIVM TRACT NO, 30088
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PUERTA AZyUL
"VACATION VILLAS
TENTATIVE TRACT No. 30096
- TENTATIVE TRACT MAP
P.O. Box 1504
78-495 CALLS TAMPICO (7 60) 777-7000
LA QUINTA, CALIFORNIA 92253 (TDD) (760) 777-1227
May 18, 2001
Mr. Dennis Zimmerly
Puerta Azul Partners L.L.C.
17700 Upper Boones Farm Road #100
Portland, Oregon 9722,?
SUBJECT: GENERAL PLAN AMENDMENT 2001-076, SPECIFIC PLAN 2001-053, TENTATIVE
TRACT 30096 - APPROVED CONDITIONS OF APPROVAL, AND ENVIRONMENTAL
ASSESSMENT 2001-414
Dear Mr. Zimmerly:
The La Quinta City Council, on May 15, 2001, approved General Plan Amendment
2001-076, Specific Plan 2001-053, Tentative Tract 30096, and certified
Environmental Assessment 2001-414 for your project "Puerta Azul" at 57325 Madison
Street. Attached are copies of the Resolutions and Approved Conditions of Approval
and the certified Environmental Assessment for this project. Ordinance 357 (case
number Zone Change 2001-099) will be in affect 30 days after the second reading
of the Ordinance which is scheduled for June 5, 2001. Please incorporate all
Conditions of Approval in the Final Specific Plan document ani submit five copies of
the Final Specific Plan document to the City.
Please note that if the conditions require any further review by staff, the Planning
Commission, etc., they will need to be done at the appropriate time. Should you have
any questions regarding the above information, please contact the undersigned.
Very truly yours,
JERRY HERMAN
COMMUNITY DEVELOPMENT DIRECTOR
2/
FRED BAKER, AICP
Principal Planner
Enclosure: Resolution and Approved Conditions of Approval and the Certified
Environmental Assessment
A:\Zimmerly Itr. COA.wpd
RESOLUTION NO. 2001-52
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, CERTIFYING A NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT PREPARED
FOR GENERAL PLAN AMENDMENT 2001-076, ZONE
CHANGE 2001-099, SPECIFIC PLAN 2001-053, AND
TENTATIVE TRACT MAP 30096
CASE NO.: ENVIRONMENTAL ASSESSMENT 2001-414
APPLICANT: PUERTA AZUL L.L.C.
WHEREAS, the City Council of the City of La Quinta, California, did, on
the 151 day of May, 2001 hold a duly -noticed Public Hearings . to consider a
recommendation from the Planning Commission on the Environmental Assessment
2001-414 for General Plan Amendment 2001-076, Zone Change 2001-099, Specific
Plan 2001-053 and Tentative Tract 30096 herein referred to as the "Project"
for Puerta Azul Partners L.L.C.-
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 24th day of April, 2001, hold a duly -noticed Public Hearing to consider
Environmental Assessment 2001-414 for General Plan Amendment 2001-076, Zone
Change 2001-099, Specific Plan 2001-053 and Tentative Tract 30096; and,
WHEREAS, said Project has complied with the requirements of "The Rules
to Implement the California Environmental Quality Act of 1970"(as amended;
Resolution 83-68 adopted by the La Quinta City Council) in that the Community
Development Department has prepared an Initial Study (EA 2001-414) to evaluate the
potential for adverse environmental impacts; and, -
WHEREAS, the Community Development Director has determined that
said Project could have a significant adverse effect on the environment unless
mitigation measures are implemented, and that a Mitigated Negative Declaration of
Environmental Impact could be filed; and,
WHEREAS, upon hearing and considering all testimony and arguments,
if any, of all interested persons desiring to be heard, said Planning Commission did find
the following facts, findings, and reasons to justify recommending certification of said
Environmental Assessment:
1. The Project will not be detrimental to the health, safety, or general welfare of
the community, either indirectly or directly, in that appropriate mitigation
measures have been imposed which will minimize project impacts.
Resolution No. 2001-52
Environmental Assessment 2001-414
May 15, 2001
Page 2
2. The proposed Project will not have the potential to degrade the quality of the
environment, substantially reduce the habitat of a fish.or wildlife population to
drop below self sustaining levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the range of a rare or endangered
plant or animal or eliminate important examples of :the major periods of
California history or prehistory.
3. Considering the record as a whole, there is no evidence before the City that the
proposed project will have potential for adverse effect on wildlife resources or
the habitat on which the wildlife depends.
4. The proposed Project does not have the potential to achieve short-term
environmental goals, to the disadvantage of long-term environmental goals as
no significant effects on environmental factors by the Environmental
Assessment.
5. The proposed Project will not have environmental effects directly or indirectly,
as no significant impacts have been identified which would affect human health,
risk potential or public services.
6. The City has on the basis of substantial evidence, rebutted the presumption of
adverse effect setforth in 14 CAL Code Regulations §753.5(d).
7. There is no substantial evidence in light of the whole record, including EA 2001-
414 and the comments received thereon, that the project will have a significant
impact upon the environment.
8. EA 2001-414 and the Mitigated Negative Declaration reflects the'' City's
independent judgment and analysis.
9. The location and custodian of the record of proceedings relating to this project
is the Community Development Department of the City of La Quinta, located at
78-495 Calle Tampico, La Quinta, California 92253.
NOW THEREFORE, BE IT RESOLVED by the City Council the City of La
Quinta, California, as follows:
1. That the above recitations are true and correct and constitutes the findings -of
the City Council for this Environmental Assessment. '
Resolution No. 2001-52
Environmental Assessment 2001-414
May 15, 2001
Page 3
2. That it does hereby certify Environmental Assessment 2001-414 for the
reasons set forth in this Resolution and as stated in the Environmental
Assessment Checklist and Addendum, on file in the Community Development
Department and attached hereto.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
City Council held on this 15th day of May, 2001; by the following vote, to wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff
NOES: Mayor Pena
ABSTAIN: None
ABSENT: None
ATTEST:
JUN REEK, CMC, City erk
City of La Quinta, California
(City Seal)
APPROVED AS TO FORM:
ATH INE JENS , City Attorney
City of La Quinta, Cal Calf
City of La Quinta, California
Environmental Checklist Form
1. Project Title: General Plan Amendment 2001-076, Change of Zone
2001-099, Specific Plan 2001-053, Tentative Tract
Map 30096
2. Lead Agency Name and Address: City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
3. Contact Person and Phone Number: Fred Baker, 760-777-7125
4. Project Location: West side of Madison Street, north of Avenue 58, and
south of Airport Blvd.
5. Project Sponsor's Name and Address:
Puerta Azul Partners, LLC
17700 SW Upper Boones Ferry Rd., Suite 100
Portland, OR 97227
6. General Plan Designation: Current: Tourist Commercial
Proposed: Medium Density Residential
7. Zoning: Current: Tourist Commercial
Proposed: Medium Density Residential
8. Description of Project: (Describe the whole action involved, including but not limited to
later phases of the project, and any secondary, support, or off-site features necessary, for
its implementation. Attach additional sheets if necessary.)
General Plan Amendment and Change of Zone to allow clustered resort
residential units at a density of approximately 6.5 units .per acre on a 19.64 acre
parcel. Specific Plan to establish development standards and guidelines for the
construction of resort residential units, a central recreational and open space
area, two pools, a clubhouse and associated facilities. Tentative Tract Map to
divide what is currently one parcel into 128 numbered lots, and lettered lots to
allow for streets, driveways and common areas.
9. Surrounding Land- Uses and Setting: Briefly describe the project's surroundings.
North, west and east: Existing PGA West development; golf course and
residential
South: Vacant desert lands designated for single family residential development.
10. Other agencies whose approval is required (e.g., permits, financing approval, or
participation agreement.)
SACity CIerk\Resolutions\Reso52 EACkIst.WPD
City Council Approved May 15, 2001
Dodonea viscosa
Hopseed Bush
Feijoa sellowiana
Pineapple Guava
Ligustrum j. `Texanum'
Waxleaf Privet
Myrtus compacta
Dwarf Myrtle
Nerium oleander `petite pink'
Dwarf Pink Juniper
Leucophyllum candidum `Silver Cloud'
Violet Silverleaf
Leucophyllum frutescens `Compactum'
Texas Ranger
Ligustrum japonion `Texanum'
Wax -leaf Privet
Osmanthus fragrans (Shade)
Sweet Olive
Photinia fraseri
Fraser's Photinla
Prunus carolinian'Compacta'
Carolina Laurel cherry
Simmondsia chinensis
Jojoba
Thevetis peruviana
Yellow Oleander
Xylosma conjestum
Shiny xylosma
Perennials:
Installed in flats minimum
Aptenia cordifolia Red Apple (flats)
Baileya multiradiata Desert Marigold (flats)
Lonicera japonica `Halliana' Hall's Honeysuckle
Oenothera berlandieri
Evening Primrose (flats)
Potentilla verna
Cinquefoil Verbena spp.
Evergreen Herbacious Ground Cover:
Installed in flats minimum
Fregaria `Lassen Tioga' Sand Strawberry (flats)
Gazania Species Gazania (flats)
Polygonum capitatum Pink Clover Blossom (flats)
Evergreen Prostrate Shrubs:
Installed in 1 gallon containers minimum
Specific Plan for Puerta Azul
37
City Council Approved May 15, 2001
Carissa prostrata
Natal Plum
Dalea greggii
Prostrate Indigo
Lantana montevidensis
Purple Trailing Lantana
Myoporum'Putah Creek'
Prostrate Myoporum
Rosemarinus o. 'prostratus'
Barbara Karst'
Trachelospermum jasminoides
Star Jasmine
Accents
African Iris
Installed in flats and 1 qt containers minimum
Desert Spoon
Agave Americana
Century Plant
Agave attenuata
Anigozanthos flavidus
Kangaroo Paw
Aloe barbadensis
Medicinal Aloe
Bougainvillea
Barbara Karst'
Caesalpinia pulcherrima
Red Bird of Paradise
Diets bicolor
African Iris
Dasylirion Wheeled
Desert Spoon
Hesperaloe parviflora
Red Hesperaloe
Kniphofia uvaria
Red -Hot Poker
Lavandula augustifolia
Lavender
Muhlenbergia rigens
Dwarf Mullee
Opuntia spp.
Prickly -Pear
Pennesetum setaceum cupreum
Purple Fountain Grass
Yucca recurvifolia
Pendulus Yucca
Yucca elata
Soaptree Yucca
Ground Cover - Turf
Hydro-Stolonized Bermuda #328 or Hydro -Seeded Perennial Rye or similar.
Vines or Espaliers on Walls/Fences
Installed in flats and iqt containers minimum
Bougainvillea species
Calliandra haematocephala Pink Powder Puff
Clytosotma callistegioides Violet Trumpet Vine
Specific Plan for Puerta Azul
38
Ficus repens
Gelsemium sempervirens
Grewia occidentalis
Hardenbergia violacea `Happy Wanderer'
Lonicera japonica'Halliana'
Mascagnia Iilacina
Rosa banksiae
Tecomaria capensis
Tecoma stans
Trachelospermum jasminoides
B. PROHIBITED PLANT LIST
City Council Approved May 15, 2001
Creeping Fig
Carolina Jessamin
Lavender Starflower
Lilac Vine
Hall's Honeysuckle
Lavender Orchid Vine
Lady Bank's Rose
Cape Honeysuckle
Yellow Bells
Star Jasmine
1. False Cypress (Chamaecyparis), Cedar (Juniperus), whose mature height may reasonably be expected to
exceed six feet (6) are prohibited. Olive Trees (Olea spp.) except'Wilsoni' or `Swan Hill'.
2. Mulberry Trees (Morus spp.)
3. Mexican Palo Verde (Parkinsonia spp.)
4. Common Burmuda Grass
Specific Plan for Puerta Azul
39
City Council Approved May 15, 2001
11.4 Maintenance Plan
A villa owners association or other designated authority will maintain the common areas,
common recreation facilities, open space, circulation systems, public and private landscape
areas, and building exteriors.
The vacation leasing and concierge activity functions will be centrally organized and
managed by the developer and or the villas owners association.
Garbage pick-up will be handled by Waste Management. Garbage will be brought to the
curb in approved lidded containers by those occupying the units on the morning of
scheduled pick-ups. There will be also be a dumpster located at the Great House facility that
will be used for additional garbage such as when maids clean the units and that which is
associated with the amenity complex.
Specific Plan for Puerta Azul
40
Puerta Azul
Vacation Villas
Amenity Landscape Zone
■ Water Features
■ Walkways
Palms, Flowering and Shade
■ Colorful Shrub Massing
■ Lawn
Private Landscape Zone
■ Privacy Walls and Fences
m Palm and Flowering Trees
■ Screening Elements
■ Patios
° Gardens and Lawn
Streetscape Zone Q
■ Limited Walls and Fences
■ Palm, Flowering and Shade Trees
■ Colorful Shrub Massing
• Lawn
Image Corridor Zone _ M
■ Citrus Tree Plantings
■ Flowering Tree Plantings
n Entry Walls and Gates
to Monument Signage
Colorful Shrub Massing
Lawn
w
w
z
0
LO
H
Q
Concept Landscape Plan
m
, it
ILLUSTRATIVE VILLA ELEVA TIONS
Resolution No. 2001-54
Conditiong of Approval - Approved
Speeific Plan 2001-053
May 15, 2001
Page 7
28. Prior to issuance of building permits, the applicant shall provide building pad
certifications stamped and signed by qualified engineers or surveyors. For each
pad, the certification shall list the approved elevation, the actual elevation, the
difference between the two, if any, and pad compaction. The data shall be
organized by lot number and listed cumulatively if submitted at different times.
DRAINAGE
The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and
the following:
29. Stormwater falling on site during the peak 24-hour period of a 100 -year storm
(the design storm) shall be retained within the development unless otherwise
approved by the City Engineer. The tributary drainage area shall extend to the
centerline of adjacent public streets.
30. Stormwater shall normally be retained in common retention basins. Individual -lot
basins or other retention schemes may be approved by the City Engineer for lots
2'/2 acres in size or larger or where the use of common retention is impracticable.
If individual -lot. retention is approved, the applicant shall meet the individual -lot
retention provisions of Chapter 13.24, LQMC.
31. Storm flow in excess of retention capacity shall be routed through a designated,
unimpeded overflow outlet to the historic drainage relief route.
32. Storm drainage historically received from adjoining property shall be retained on
site or passed through to the overflow outlet.
33. Retention facility design shall be based on site-specific percolation data which
shall be submitted for checking with the retention facility plans. The design
percolation rate shall not exceed two inches per hour.
34. Retention basin slopes shall not exceed 3:1. Maximum retention depth shall be
six feet for common basins and two feet for individual -lot retention.
35. Nuisance water shall be retained on site and disposed of in dry wells, or as
approved by the City Engineer.
Resolution No. 2001-54
Conditions of Approval - Approved
Specific Plan 2001-053
May 15, 2001
Page 8
36. In developments for which security will be provided by public safety entities (e.g.,
the La Quinta Safety Department or the Riverside County Sheriff's Department),
retention basins shall be visible from adjacent street(s). No fence or wall shall be
constructed around basins unless approved by the Community Development
Director and the City Engineer.
37. If the applicant proposes discharge of stormwater directly or indirectly to the
Coachella Valley Stormwater Channel, the applicant shall indemnify the City from
the costs of any sampling and testing of the development's drainage discharge
which may be required under the City's NPDES Permit or other City- or area -wide
pollution prevention program, and for any other obligations and/or expenses
which may arise from such discharge. The indemnification shall be executed and
furnished to the City prior to issuance of any grading, construction or building
permit and shall be binding on all heirs, executors, administrators, assigns, and
successors in interest in the land within this tentative map excepting therefrom
those portions required to be dedicated or deeded for public use. The form of the
indemnification shall be acceptable to the City Attorney. If such discharge is
approved for this development, the applicant shall make provisions in the CC&Rs
for meeting these potential obligations.
UTILITIES
38. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within the right of way and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electrical vaults, water
valves, and telephone stands, to ensure optimum placement for practical and
aesthetic purposes.
39. Existing aerial lines within or adjacent to the proposed development and all
proposed utilities shall be installed underground. Power lines exceeding 34.5 kv
are exempt from this requirement.
40. Utilities shall be installed prior to overlying hardscape. For installation of utilities
in existing, improved streets, the applicant shall comply with trench restoration
requirements maintained or required by the City Engineer. The applicant shall
provide certified reports of trench compaction for approval of the City Engineer.
Resolution No. 2001-54
Conditions of Approval - Approved
Specific Plan 2001-053
May 15, 2001
Page 9
STREET AN 7Q TRAFFIC IMPROVEMENTS
41. The applicant shall install the following street improvements to conform with the
General Plan street type noted in parentheses. (Public street improvements shall
conform with the City's General Plan in effect at the time of construction.)
A. OFF-SITE STREETS (MADISON STREET)
1) Construct 43 -foot half of 86 -foot improvement (curb face to curb face)
plus 6 -foot sidewalk meandering sidewalk. Applicant to construct
median modifications to allow left -turn in from Madison Street as
required by the Traffic Impact Analysis.
2) Applicant shall enter a secured agreement for the deferred installation
of a traffic signal at the southernmost site access when warrants have
been met. Applicant's share will be 50%.
B. PRIVATE STREETS
1) Residential: All private residential streets to have 28 -foot travel width
measured gutter flowline to gutter flowline with on -street parking.
prohibited. The applicant will provide for perpetual enforcement of the
restriction by the homeowners association.
2) Gated Entries: Provide minimum 2 -car stacking for inbound traffic.
3) Intersections of Street "C" and Lot "0" and Street "D" and Lot "L" shall
have 25 -foot radius corners.
C. CULS DE SAC
1) Use Riverside County Standard 800 (symmetric) or 800A (offset) with
38 -foot curb radius.
Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, bus
turnouts, dedicated turn lanes, and other features contained in the approved
construction plans may warrant additional street widths as determined by the
City Engineer.
Resolution No. 2001-54
Conditions of Approval - Approved
Specific Plan 2001-053
May 15, 2001
Page 10
42. 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.
43. The applicant may be required to extend improvements beyond development
boundaries to ensure they safely integrate with existing improvements (e.g.,
grading; traffic control devices and transitions in alignment, elevation or
dimensions of streets and sidewalks).
44. Improvements shall be designed and constructed in accordance with the LQMC,
adopted standards, supplemental drawings and specifications, and as approved
by the City Engineer. Improvement plans for streets, access gates and parking
areas shall be stamped and signed by qualified engineers.
45. Knuckle turns and corner cut-backs shall conform with Riverside County Standard
Drawings #801 and #805 respectively unless otherwise approved by the City
Engineer.
46. Streets shall have vertical curbs or other approved curb configurations which
convey water without ponding and provide lateral containment of dust and
residue for street sweeping. If a wedge or rolled curb design is approved, the lip
at the flowline shall be vertical (1/8" batter) and a minimum of 0.1' in height.
Unused curb cuts on any lot shall be restored to normal curbing prior to final
inspection of permanent building(s) on the lot.
47. The applicant shall design street pavement sections using Caltrans' design
procedure (20 -year life) and site-specific data for soil strength and anticipated
traffic loading (including construction traffic). Minimum structural sections shall
be as follows (or approved equivalents for alternate materials):
Residential & Parking Areas 3.0" a.c./4.50" c.a.b.
Collector 4.0"/5.00"
Secondary Arterial 4.0"/6.00"
Primary Arterial 4.5"/6.00"
Major Arterial 5.5"/6.50"
Resolution No. 2001-54
Conditions of Approval - Approved
Specific Plan 2001-053
May 15, 2001
Page 11
48. 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.
49. The City will conduct final inspections of homes and other habitable buildings
only when the buildings have improved street and (if required) sidewalk access
to publicly -maintained streets. The improvements shall include required traffic
control devices, pavement markings and street name signs. If on-site streets are
initially constructed with partial pavement thickness, the applicant shall complete
the pavement prior to final inspections of the last ten percent of homes within
the tract or when directed by the City, whichever comes first.
50. General access points and turning movements of traffic are limited to the
following:
A. Primary Entry (North Access): Right turn in, right turn out.
LANDSCAPING
51. The applicant shall provide landscaping in required setbacks, retention basins,
common lots, and park areas.
52. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
The applicant shall submit plans for approval by the Community Development
Department prior to plan checking by the Public Works Department. When plan
checking is complete, the applicant shall obtain the signatures of CVWD and the
Riverside County Agricultural Commissioner prior to submitting for signature by
the City Engineer. Plans are not approved for construction until signed by the
City Engineer.
Resolution No. 2001-54
Conditions of Approval - Approved
Specific Plan 2001-053
May 15, 2001
Page 12
53. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no lawn
or spray irrigation within 18 inches of curbs along public streets.
PUBLIC 'SERVICES
54. The applicant shall provide public transit improvements as required by Sunline
Transit and approved by the City Engineer.
55. The applicant shall employ construction quality -assurance measures which meet
the approval of the City Engineer.
56. The applicant shall employ or retain qualified civil engineers, geotechnical
engineers, surveyors, or other appropriate professionals to provide sufficient
construction supervision to be able to furnish and sign accurate record drawings.
57. The applicant shall arrange and bear the cost of measurement, sampling and
testing procedures not included in the City's inspection program but required by
the City as evidence that construction materials and methods comply with plans,
specifications and applicable regulations.
58. Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all improvement plans which were signed by the City. Each
sheet shall be clearly marked "Record Drawings," "As -Built" or "As -Constructed"
and shall be stamped. and signed by the engineer or surveyor certifying to the
accuracy of the drawings. The applicant shall revise the CAD or raster -image
files previously submitted to the City to reflect as -constructed conditions.
MAINTENANCE
59. The applicant shall make provisions for continuous, perpetual maintenance of all
on-site improvements, perimeter landscaping, access drives, and sidewalks. The
applicant shall maintain required public improvements until expressly released
from this responsibility by the appropriate public agency.
Resolution No. 2001-54
Conditions of Approval - Approved
Specific Plan 2001-053
May 15, 2001
Page 13
■ &RAI a.#
60. The applicant shall pay the City's established fees for plan checking and
construction inspection. Fee amounts shall be those in effect when the applicant
makes application for plan checking and permits.
FIRE MARSHALL
62. Final conditions will be addressed when building plans are reviewed. A plan
check fee must be paid to the Fire Department at the time building plans are
submitted. All questions regarding Fire Marshall conditions should be directed
to the Fire Department Planning & Engineering staff at (760) 863-8886.
MI CE ANEOUS
63. Lots "C" and "D" will be required to allow emergency vehicle access and turn-
around areas at the west end. The turn -around areas will be required to be have
decorative brick pavers.
64. Parking Space Design (7.7) on page 26 of the Specific Plan shall be modified to
read: "Parking spaces shall be 9 feet: by 17 feet with a 2 foot overhang. The
travel way between parking spaces shall be 26 feet in width"
65. The Conditions, Covenants and Restrictions ("CC&R's) for the project shall
include a provision which states that the project is one intended for vacation use
and that any users or occupants of the unit, including owners, shall not remain
in the unit for a period that exceeds six months of any calendar year. The
CC&R's shall further provide that when any owner is not in residency at his unit,
said owner may rent his unit, provided however, that said owner shall be required
to collect and pay to the City Transient Occupancy Tax on all transient rentals in
accordance with the City's then existing Ordinances. The CC&R's shall also
include a provision that allows the City to enforce the provision of the CC&R's
(concurrently with the Home Owners Association) that contain the above
conditions. Further, the CC&R's also contain a provision that precludes the
Occupancy and Transient Occupancy Tax restriction of the CC&R's from being
changed by any party without the prior approval of the City. Prior to issuance of
the first building permit, applicant shall submit a copy of final CC&R's to the City
for compliance review of this condition.
Resolution No. 2001-54
Conditions of Approval - Approved
Specific Plan 2001-053
May 15, 2001
Page 14
66. The Final Specific Plan shall be modified prior to issuance of a grading permit to
include in the Concept Landscape Plan. In an effort to minimize the use of turf
where possible and enhance water conservation, Water Efficient Landscaping
(Chapter 8.13) requirements shall be calculated; substitute a factor of .6 for .8
as the adjustment factor for the Annual Maximum Applied Water Allowance
(Chapter 8.13.030 B.2)
67. The Final Specific Plan shall be modified prior to issuance of a grading permit to
define the proposed Phasing Plan. Phase I shall include off-site and on-site utility
and street improvements, recreational and other amenities.
68. Prior to issuance of a grading permit, the final Conditions of Approval shall be
incorporated in the Final Specific Plan document. Applicant shall work with staff
to correct internal document inconsistencies prior to final publication of Specific
Plan document. Specifically, clarify the parking table on page 25 of the Parking
Study (7.5).
RESOLUTION NO. 2001-55
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING A
127 LOT SUBDIVISION AND MISCELLANEOUS
AMENITY LOTS ON APPROXIMATELY 19:64 ACRES
LOCATED ON MADISON STREET, NORTH OF
AVENUE 58
CASE NO.: TENTATIVE TRACT MAP 30096
APPLICANT: PUERTA AZUL, L.L.C.
WHEREAS, the City Council of the City of La Quinta, California, did, on
the 15th day of May, 2001, hold a duly -noticed Public Hearing , to consider the request
of Puerta Azul Partners, L. L.C. for approval of a Tentative Tract Map, and more
particularly described as:
A.P.N. 761-090-008; and,
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 24h day of April, 2001, hold a duly -noticed Public Hearing , to consider the
request of Puerta Azul Partners, L. L.C. for approval of a Tentative Tract Map.
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
City Council did make the following Mandatory Findings of approval to justify said
Tentative Tract Map 30096:
A. The proposed map is consistent with the City of La Quinta General Plan.
The project is a Medium Density Residential (MDR) District per the provisions
of the General Plan; therefore, all provisions of Land Use Element (Chapter 2)
shall be met. Tentative Tract Map 30096 is consistent with the goals, policies
and intent of the La Quinta General Plan provided conditions contained herein
are met to ensure consistency with the General Plan and mitigation of
environmental consequences pursuant to Environmental Assessment (EA) 2001-
414.
B. The design, or improvement of, the proposed subdivision is consistent with the
La Quinta General Plan and the Specific Plan, and Subdivision Ordinance.
All streets and improvements in the project conform to City standards
contained in the General Plan, Specific Plan and Subdivision Ordinance as
designed. Access for the single family lots will be provided from a street built
under the tentative tract map.
Resolution No. 2001-55
Tentative Tract Map 30096
May 15, 2001
Page 2
The design of the proposed lots is consistent with the City of La Quinta General
Plan in that the subdivision has on-site drainage, flood water retention, and
internal circulation system acceptable to the City Engineer.
C. The site is physically suitable for the type of development in that the slope and
topographic relief is acceptable, and the soil type is suitable for residential
development.
D. The design of the lots, or type of improvements are not likely to cause
substantial environmental damage, or substantially and unavoidably injure fish,
or wildlife, or their habitats in that a Mitigated Negative Declaration of
Environmental Impact was certified for EA 2001-414.
E. The design'of the lot, or type of improvements are not likely to cause serious
public health problems in that the Fire Marshall, Sheriff's Department, and the
City's Building and Safety Department have reviewed the proposal for public
health conditions and the project is conditioned as appropriate.
F. The design of the lot, or type of improvements, will not conflict with easements
acquired by the public at large, for access through or use of property within the
proposed subdivision in that the proposed internal streets will be privately
owned and maintained, and that there will be no publicly -owned improvements
within the tentative tract map.
NOW, THEREFORE,BE IT RESOLVED by the City Council of the City of
La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the City
Council in this case;
2. That it does approve of Tentative Tract Map 30096 for the reasons set forth
in this Resolution and subject to the attached conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
City Council , held. on this the 15th day of May, 2001, by the following vote, to wit:
Resolution No. 2001-55
Tentative Tract Map 30096
May 15, 2001
Page 3
AYES: Council Members Adolph, Henderson, Perkins, Sniff
NOES: Mayor Pena
ABSENT: None
ABSTAIN: None
ATTEST:
JU REEK, CMC, City
City of La Quinta, California
(City Seal)
APPROVED AS TO FORM:
/� /U'd 1-z
M. KATHER NE JENSO City Attorney
City of La Quinta, California
4-jLll�
JOH J. ENA, .ayor
City of La Quinta, California
RESOLUTION NO. 2001-55
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT 30096
MAY 15, 2001
GENERAL
1 . The applicant agrees to defend, indemnify, and hold harmless the City of La
Quinta (the "City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this application or
any application thereunder including, but not limited to, the Mitigated Negative
Declaration, General Plan Amendment 2001-076, Specific Plan 2001-053, Zone
Change 2001-099, and Tentative Tract Map 30096. The subdivider and his
agents or assignees also agree to defend, indemnify, and hold harmless the City
of La Quinta in defending any action arising out of a challenge to the Conditions,
Covenants and Restrictions (CC&R's) discussed in Condition No. 65. The City
shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the subdivider of any claim, action or proceeding
and shall cooperate fully in the defense.
2. This tentative map and any final maps thereunder shall comply with the
requirements and standards of §§66410 through 66499.58 of the California
Government Code (the Subdivision Map Act) and Chapter 13 of the La Quinta
Municipal Code (LQMC).
3. Prior to the issuance of a grading, construction or building permit, the applicant
shall obtain permits and/or clearances from the following public 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)
The applicant is responsible for any requirements of the permits or clearances
from those jurisdictions. If the requirements include approval of improvement
plans, applicant shall furnish proof of said approvals prior to obtaining City
approval of the plans.
R®solution No. 2001-55
Conditions of Approval - Approved
Tantative Tract 30096
May 15, 2001
Page 2
The applicant shall comply with applicable provisions of the City's NPDES
stormwater, discharge permit. This project requires a project -specific NPDES
permit, the applicant shall submit a copy of the CWQCB acknowledgment of the
applicant's Notice of Intent prior to issuance of a grading or site construction
permit. The applicant shall ensure that the required Storm Water Pollution
Protection Plan is available for inspection at the project site.
4. Final maps under this tentative map shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at -the
time of final map approval.
PR PE Y RI HT
5. Prior to approval of a final map, the applicant shall acquire or confer easements
and other property rights required of the tentative map or otherwise necessary
for construction or proper functioning of the proposed development. Conferred
rights shall include irrevocable offers to dedicate or grant access easements to
the City for emergency services and for maintenance, construction, and
reconstruction of essential improvements.
6. The applicant shall dedicate or grant public and private street right of way and
utility easements in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and as required by the City Engineer.
7. Right of way dedications required of this development include:
A. PUBLIC STREETS
1) Madison Street (Primary Arterial): 55 -foot half of the 1 10 -foot right of
way.
B. PRIVATE STREETS
1) Residential: Lots A, C, and D. 31 -foot width for rolled curb
configuration. Right of way may be reduced to 29 -ft with vertical
curbs. On -street parking is prohibited and the applicant must make
provisions for ongoing enforcement of the restrictions.
Resolution No. 2001-55
Conditions of Approval - Approved
Tentative Tract 30096
May 15, 2001
Page 3
8. Right of way geometry for knuckle turns and corner cut-backs shall conform with
Riverside County Standard Drawings #801 and #805 respectively unless
otherwise approved by the City Engineer.
9. 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.
10. If the City Engineer determines that access rights to proposed street rights of
way shown on the tentative map are necessary prior to approval of final maps
dedicating the rights of way, the applicant shall grant the necessary rights of way
within 60 days of written request by the City.
1 1. The applicant shall dedicate ten -foot public utility easements contiguous with and
along both sides of all private streets. The easements may be reduced to five
feet with the express concurrence of IID.
:r
12. The applicant shall create perimeter setbacks along public rights of way as
follows (listed setback depth is the average depth if meandering wall design is
approved):
A. Madison Street (Primary Arterial): 20 -foot.
The setback requirement applies to all frontage including, but not limited to,
remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks,
the applicant shall dedicate blanket easements for those purposes.
13. The applicant shall dedicate easements necessary for placement of and access
to utility lines and structures, drainage basins, mailbox clusters, park lands, and
common areas.
14. The applicant shall vacate abutter's rights of access to public streets and
properties from all frontage along the streets and properties except access points
shown on the approved tentative map.
15. The applicant shall furnish proof of easements or written permission, as
appropriate, from owners of any abutting properties on which grading, retaining
wall construction, permanent slopes, or other encroachments are to occur.
Resolution No. 2001-55
Conditions of Approval - Approved
Tentative Tract 30096
May 15, 2001
Page 4
16. If the applicant proposes vacation or abandonment of any existing rights of way
-or access easements which will diminish access rights to any properties owned
by others, the applicant shall provide approved alternate rights of way or access
easements to those properties or notarized letters of consent from the property
owners
17. The applicant shall cause no easements to be granted or recorded over any
portion of this property between the date of approval of this tentative map by the
City Council and the date of recording of any final map(s) covering the same
portion of the property unless such easements are approved by the City Engineer.
FINAL MAPS) AND PARCEL MAP(S)
18. Prior to approval of a final map, the applicant shall furnish accurate AutoCad files
of the complete map, as approved by the City's map checker, on storage media
acceptable to the City Engineer. The files shall utilize standard AutoCad menu
items so they may be fully retrieved into a basic AutoCad program.
If the map was not produced in AutoCad or a file format which can be converted
to AutoCad, the City Engineer may accept raster -image files of the map.
IMPROVEMENTPLANS
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.
19. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and landscape architects, as appropriate. Plans shall be
submitted on 24" x 36" media in the categories of "Rough Grading," "Precise
Grading," "Streets & Drainage," and "Landscaping." Precise grading plans shall
have signature blocks for Community Development Director and the Building
Official. All other plans shall have signature blocks for the City Engineer. Plans
are not approved for construction until they are signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike
paths, entry drives, gates, and parking lots. "Landscaping" plans shall normally
include irrigation improvements, landscape lighting and entry monuments.
"Precise Grading" plans shall normally include perimeter walls.
Resolution No. 2001-55
Conditions of Approval - Approved
Tentative Tract 30096
May 15, 2001
Page 5
Plans for improvements not listed above shall be in formats approved by the City
Engineer.
20. The City may maintain standard plans, details and/or construction notes for
elements of construction. For a fee established by City resolution, the applicant
may acquire standard plan and/or detail sheets from the City.
21. When final plans are approved by the City, the applicant shall furnish accurate
AutoCad files of the complete, approved plans on storage media acceptable to
the City Engineer. The files shall utilize standard AutoCad menu items so they
may be fully retrieved into a basic AutoCad program. At the completion of
construction and prior to final acceptance of improvements, the applicant shall
update the files to reflect as -constructed conditions.
If the plans were not produced in AutoCad or a file format which can be
converted to AutoCad, the City Engineer may accept raster -image files of the
plans.
IMPROVEMENT A REEMENT
22. Depending on the timing of development of the lots or parcels created by this
map and the status of off-site improvements at that time, the subdivider may be
required to construct improvements, to construct additional improvements
subject to reimbursement by others, to reimburse others who construct
improvements that are obligations of this map, to secure the cost of the
improvements for future construction by others, or a combination of these
methods.
In the event that any of the improvements required herein are constructed by the
City, the applicant shall, at the time of approval of a map or other development
or building permit, reimburse the City for the cost of those improvements.
23. The applicant shall construct improvements and/or satisfy obligations, or furnish
an executed, secured agreement to construct improvements and/or satisfy
obligations required by the City prior to approval of a final map or parcel map or
issuance of a certificate of compliance for a waived parcel map. For secured
agreements, security provided, and the release thereof, shall conform with
Chapter 13, LQMC.
Renolution No. 2001-55
Conditions of Approval - Approvnd
Tentative Tract 30096
May 15, 2001
Page 6
Improvements to be made or agreed to shall include removal of any existing
structures or obstructions which are not part of the proposed improvements.
24. If improvements are secured, the applicant shall provide estimates of
improvement costs for checking and approval by the City Engineer. Estimates
shall comply with the schedule of unit costs adopted by City resolution or
ordinance. For items not listed in the City's schedule, estimates shall meet the
approval of the City Engineer.
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies. Security is not required for telephone, gas, or T.V.
cable improvements. However, development -wide improvements shall not be
agendized for final acceptance until the City receives confirmation from the
telephone authority that the applicant has met all requirements for telephone
service to lots within the development.
25. If improvements are phased with multiple final maps or other administrative
approvals (e.g., Site Development Permits), off-site improvements and common
improvements (e.g., retention basins, perimeter walls & landscaping, gates) shall
be constructed or secured prior to approval of the first phase unless otherwise
approved by the City Engineer. Improvements and obligations required of each
phase shall be completed and satisfied prior to completion of homes or
occupancy of permanent buildings within the phase and subsequent phases
unless a construction phasing plan is approved by the City Engineer.
26. If the applicant fails to construct improvements or satisfy obligations in a timely
manner or as specified in an approved phasing plan or in an improvement
agreement, the City shall have the right to halt issuance of building permits or
final building inspections, withhold other approvals related to the development of
the project or call upon the surety to complete the improvements.
GRADING
27. Prior to issuance of a grading permit, the applicant shall furnish a preliminary
geotechnical ("soils") report and an approved grading plan prepared by a qualified
engineer. The grading plan shall conform with the recommendations of the soils
report and be certified as adequate by a soils engineer or engineering geologist.
Resolution No. 2001-55
Conditions of Approval - Approved
Tentative Tract 30096
May 15, 2001
Page 7
A statement shall appear on final maps (if any are required of this development)
that a soils report has. been prepared pursuant to Section 17953 of -the Health
and Safety Code.
28. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape
areas outside the right of way unless otherwise approved by the City Engineer.
29. The applicant shall endeavor to minimize differences in elevation at abutting
properties and between separate tracts and lots within this development.
Building pad elevations on contiguous lots shall not differ by more than three feet
except for lots within a tract or parcel map, but not sharing common street
frontage, where the differential shall not exceed five feet.
The limits given in this condition and the previous condition are not entitlements
and more restrictive limits may be imposed in the map approval or plan checking
process. If compliance with the limits is impractical, however, the City will
consider alternatives which minimize safety concerns, maintenance difficulties
and neighboring -owner dissatisfaction with the grade differential.
30. Prior to occupation of the project site for construction purposes, the applicant
shall submit and receive approval of a fugitive dust control plan prepared in
accordance with Chapter 6.16, LQMC. The Applicant shall furnish security, in
a form acceptable to the city, in an amount sufficient to guarantee compliance
with the provisions of the permit.
31. The applicant shall maintain graded, undeveloped land to prevent wind and water
erosion of soils. The land shall be planted with interim landscaping or provided
with other erosion control measures approved by the Community Development
and Public Works Departments.
32. Prior to issuance of building permits, the applicant shall provide building pad
certifications stamped and signed by qualified engineers or surveyors. For each
pad, the certification shall list the approved elevation, the actual elevation, the
difference between the two, if any, and pad compaction. The data shall be
organized by lot number and listed cumulatively if submitted at different times.\
DRAINAGE
The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and
the following:
Resolution No. 2001-55
Conditions of Approval - Approved
Tentative Tract 30096
May 15, 2001
Page 8
33. Stormwater falling on site during the peak 24-hour period of a 100 -year storm
(the design storm) shall be retained within the development unless otherwise
approved by the City Engineer. The tributary drainage area shall extend to the
centerline of adjacent public streets.
34. Stormwater shall normally be retained in common retention basins. Individual -lot
basins or other retention schemes may be approved by the City Engineer for lots
2'/2 acres in size or larger or where the use of common retention is impracticable.
If individual -lot retention is approved, the applicant shall meet the individual -lot
retention provisions of Chapter 13.24, LQMC.
35. Storm flow in excess of retention capacity shall be routed through a designated,
unimpeded overflow outlet to the historic drainage relief route.
36. Storm drainage historically received from adjoining property shall be retained on
site or passed through to the overflow outlet.
37. Retention facility design shall be based on site-specific percolation data which
shall be submitted for checking with the retention facility plans. The design
percolation rate shall not exceed two inches per hour.
38. Retention basin slopes shall not exceed 3:1. Maximum retention depth shall be
six feet for common basins and two feet for individual -lot retention.
39. Nuisance water shall be retained on site and disposed of in dry wells, or as
approved by the City Engineer.
40. In developments for which security will be provided by public safety entities (e.g.,
the La Quinta Safety Department or the Riverside County Sheriff's Department),
retention basins shall be visible from adjacent street(s). No fence or wall shall be
constructed around basins unless approved by the Community Development
Director and the City Engineer.
41. If the applicant proposes discharge of stormwater directly or indirectly to the
Coachella Valley Stormwater Channel, the applicant shall indemnify the City from
the costs of any sampling and testing of the development's drainage discharge
which may be required under the City's NPDES Permit or other City- or area -wide
pollution prevention program, and for any other obligations and/or expenses
which may arise from such discharge. The indemnification shall be executed and
furnished to the City prior to issuance of any grading, construction or building
Resolution No. 2001-55
Conditions of Approval - Approved
Tentative Tract 30096
May 15, 2001
Page 9
permit and shall be binding on all heirs, executors, administrators, assigns, and
successors in interest in the land within this tentative map excepting therefrom
those portions required to be dedicated or deeded for public use. The form of the
indemnification shall be acceptable to the City Attorney. If such discharge is
approved for this development, the applicant shall make provisions in the CC&Rs
for meeting these potential obligations.
UTILITIES
42. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within the right of way and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electrical vaults, water
valves, and telephone stands, to ensure optimum placement for practical and
aesthetic purposes.
43. Existing aerial lines within or adjacent to the proposed development and all
proposed utilities shall be installed underground. Power lines exceeding 34.5 kv
are exempt from this requirement.
44. Utilities shall be installed prior to overlying hardscape. For installation of utilities
in existing, improved streets, the applicant shall comply with trench restoration
requirements maintained or required by the City Engineer. The applicant shall
provide certified reports of trench compaction for approval of the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
45. The applicant shall install the following street improvements to conform with the
General Plan street type noted in parentheses. (Public street improvements shall
conform with the City's General Plan in effect at the time of construction.)
A. OFF-SITE STREETS (MADISON STREET)
1) Construct'43-foot half of 86 -foot improvement (curb face to curb face)
plus 6 -foot meandering sidewalk. Applicant to construct median
modifications to allow left -turn in from Madison Street as required by
the Traffic Impact Analysis.
2) Applicant shall enter a secured agreement for the deferred installation
of a traffic signal at the southernmost site access. Applicant's share
will be 50% of the signal cost.
Resolution No. 2001-55
Conditions of Approval - Approved
Tentative Tract 30096
May 15, 2001
Page 10
B. PRIVATE STREETS
1) Residential: All residential streets to have 28 -foot travel width
measured gutter flowline to gutter flowline with on -street parking
prohibited. The applicant will provide for perpetual enforcement of the
restriction by the homeowners association.
2) Gated Entries: Provide minimum 2 -car stacking for inbound traffic.
3) Intersections of Street "C" and Lot "O" and Street "D" and Lot "L" shall
have 15 -foot radius corners.
C. CULS DE SAC
1) Use Riverside County Standard 800 (symmetric) or 800A (offset) with
38 -foot curb radius.
Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, bus
turnouts, dedicated turn lanes, and other features contained in the approved
construction plans may warrant additional street widths as determined by the
City Engineer.
46. 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.
47. The applicant may be required to extend improvements beyond development
boundaries to ensure they safely integrate with existing improvements (e.g.,
grading; traffic control devices and transitions in alignment, elevation or
dimensions of streets and sidewalks).
48. Improvements shall be designed and constructed in accordance with the LQMC,
adopted standards, supplemental drawings and specifications, and as approved
by the City Engineer. Improvement plans for streets, access gates and parking
areas shall be stamped and signed by qualified engineers.
49. Knuckle turns and corner cut-backs shall conform with Riverside County Standard
Drawings #801 and #805 respectively unless otherwise approved by the City
Engineer.
Resolution No. 2001-55
Conditions of Approval - Approved
Tentative Tract 30096
May 15, 2001
Page 11
50. Streets shall have vertical curbs or other approved curb configurations which
convey water without ponding and provide lateral containment of dust and
residue for street sweeping. If a wedge or rolled curb design is approved, the lip
at the flowline shall be vertical (1/8" batter) and a minimum of 0.1' in height.
Unused curb cuts on any lot shall be restored to normal curbing prior to final
inspection of permanent building(s) on the lot.
51. The applicant shall design street pavement sections using Caltrans' design
procedure (20 -year life) and site-specific data for soil strength and anticipated
traffic loading (including construction traffic). Minimum structural sections shall
be as follows (or approved equivalents for alternate materials):
Residential & Parking Areas 3.0" a.c./4.50" c.a.b.
Collector 4.0"/5.00"
Secondary Arterial 4.0"/6.00"
Primary Arterial 4.5"/6.00"
Major Arterial 5.5"/6.50"
52. 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.
53. The City will conduct final inspections of homes and other habitable buildings
only when the buildings have improved street and (if required) sidewalk access
to publicly -maintained streets. The improvements shall include required traffic
control devices, pavement markings and street name signs. If on-site streets are
initially constructed with partial pavement thickness, the applicant shall complete
the pavement prior to final inspections of the last ten percent of homes within
the tract or when directed by the City, whichever comes first.
54. General access points and turning movements of traffic are limited to the
following:
Resolution No. 2001-55
Conditions of Approval - Approved
Tentative Tract 30096
May 15, 2001
Page 12
A. Primary Entry (North Access): Right turn in, right turn out.
B. Secondary Entry (South Access): No turning restrictions.
LANDSQAPING
55. The applicant shall provide landscaping in required setbacks, retention basins,
common lots, and park areas.
56. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
The applicant shall submit plans for approval by the Community Development
Department prior to plan checking by the Public Works Department. When plan
checking is complete, the applicant shall obtain the signatures of CVWD and the
Riverside County Agricultural Commissioner prior to submitting for signature by
the City Engineer. Plans are not approved for construction until signed by the
City Engineer.
57. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no lawn
or spray irrigation within 18 inches of curbs along public streets.
EUBLI-C SERVIQES
58. The applicant shall provide public transit improvements as required by Sunline
Transit and approved by the City Engineer.
59. The applicant shall employ construction quality -assurance measures which meet
the approval of the City Engineer.
60. The applicant shall employ or retain qualified civil engineers, geotechnical
engineers, surveyors, or other appropriate professionals to provide sufficient
construction supervision to be able to furnish and sign accurate record drawings.
Resolution No. 2001-55
Conditions of Approval - Approved
Tentative Tract 30096
May 15, 2001
Page 13
61. The applicant shall arrange and bear the cost of measurement, sampling and
testing procedures not included in the City's inspection program but required by
the City as evidence that construction materials and methods. comply with plans,
specifications and applicable regulations.
62. Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all improvement plans which were signed by the City. Each
sheet shall be clearly marked "Record Drawings," "As -Built" or "As -Constructed"
and shall be stamped and signed by the engineer or surveyor certifying to the
accuracy of the drawings. The applicant shall revise the CAD or raster -image
files previously submitted to the City to reflect as -constructed conditions.
MAINTENANCE
63. The applicant shall make provisions for continuous, perpetual maintenance of all
on-site improvements, perimeter landscaping, access drives, and sidewalks. The
applicant shall maintain required public improvements until expressly released
from this responsibility by the appropriate public agency.
FEES AND DEPQSITS
64. The applicant shall pay the City's established fees for plan checking and
construction inspection. Fee amounts shall be those in effect when the applicant
makes application for plan checking and permits.
65. FIRE MARSHALL
Final conditions will be addressed when building plans are reviewed. A plan
check fee must be paid to the Fire Department at the time building plans are
submitted. All questions regarding Fire Marshall conditions should be directed
to the Fire Department Planning & Engineering staff at (760) 863-8886.
MISCELLANF,Ql1S
66. Lots "C" and "D" will be required to allow emergency vehicle access and turn-
around areas at the west end. The turn -around areas will be required to be have
decorative brick pavers.
Resolution No. 2001-55
Conditions of Approval - Approved
Tentative Tract 30096
May 15, 2001
Page 14 .
67. The Conditions, Covenants and Restrictions ("CC&R's) for the project shall
include a provision which states that the project is one intended for vacation use
and that any users or occupants of the unit, including owners, shall not remain
in the unit for a period that exceeds six months of any calendar year. The
CC&R's shall further provide that when any owner is not in residency at his unit,
said owner may rent his unit, provided however, that said owner shall be required
to collect and pay to the City Transient Occupancy Tax on all transient rentals in
accordance with the City's then existing Ordinances. The CC&R's shall also
include a provision that allows the City to enforce the provision of the CC&R's
(concurrently with the Home Owners Association) that contain the above
conditions. Further, the CC&R's also contain a provision that precludes the
Occupancy and Transient Occupancy Tax restriction of the CC&R's from being
changed by any party without the prior approval of the City. Prior to issuance of
the first building permit, applicant shall submit a copy of final CC&R's to the City
for compliance review of this condition.
68. Phase I shall include off-site and on-site utility and street improvements,
recreational and other amenities.