SP 2003-064 Rancho Santana (2003) - FINALCDD Library Copy
RANCHO SANTANA SPECIFIC PLAN
CITY OF LA QUINTA
Prepared for
DESERT ELITE, INC.
78-401 Highway 111, Suite "G"
La Quinta, California 92253
AS ADOPTED by CITY COUNCIL
July 1, 2003
Resolution No. 2003-048 - Environmental Assessment
Resolution No. 2003-049 - Specific Plan
Resolution No. 2003-050 - Tentative Tract No. 31202
Prepared by
MAINIERO, SMITH AND ASSOCIATES, INC.
4 D PLANNING / CIVIL ENGINEERING / LAND SURVEYING
777 East Tah uitz Canyon Way, Suite 301, Palm Springs, CA 92262
Telephone (760) 320-9811 / FAX (760) 323-7893 / www.mainicrosmith.com
Rancho Santana
Specific Plan
Table of Contents
1. INTRODUCTION
Purpose.....................................................................................
ExecutiveSummary................................................................... 2
TheProcess..............................................................................3
Relationship to Other Agencies ................................................ 3
Il. SPECIFIC PLAN
ProjectDescription
10
..................................................................
Artin Public Places..................................................................10
PhasingPlan...........................................................................11
Hydrology and Flood Control ...................................................
11
GradingConcept.....................................................................
11
ErosionControl........................................................................
11
SWPPP/NPDES/PM 10........ ...................................................
11
Utilities.....................................................................................
12
Ill. LAND USE PLAN
LandUse................................................................................. 19
Development Standards.......................................................... 19
Alterations to the Specific Plan .... ............................................ 20
IV. CIRCULATION
Circulation....................................................................., ....21
IV. DESIGN GUIDELINES 1
LandscapeConcepts............................................................... 21
Landscape Maintenance.........................................................22
General Architectural Theme....................... ............................ 22
Rancho Santana Page 1
As adopted July 1, 2003
LIST OF EXHIBITS
Exhibit 1
Aerial Photograph...................................................................4
Exhibit 2
City General Plan....................................................................5
Exhibit 3
City Zoning Map......................................................................6
Exhibit4
Site Photos I............................................................................7
Exhibit4a
Site Photos II...........................................................................8
Exhibit 5
Tentative Tract /Site Plan........................................................9
Exhibit 6
Proposed Phasing................................................................14
Exhibit 7
Conceptual Grading Plan.......................................................15
Exhibit 8
Water Service Plan................................................................16
Exhibit 9
Sewer Service Plan...............................................................17
Exhibit 10
Existing Utilities Plan.............................................................18
Exhibit 11
Street Cross Sections............................................................
23
Exhibit 12
Monroe Street and Avenue 52 Landscape Plan ....................24
Exhibit 13
Circulation Key Exhibit..........................................................25
Exhibit 14
Equestrian Trail.....................................................................26
Exhibit 15
Equestrian Arena...................................................................27
Exhibit 16
Retention Basin Plan .............................................................28
Exhibit 17
Entry Plan..............................................................................
29
Exhibit 18
Entry Elevation......................................................................30
Exhibit 19
Entry Signage........................................................................
31
Exhibit 20
Common Area Plant Legend.................................................32
Exhibit 21
Architectural Elevation Plan 1 ................................................33
Exhibit 22
Architectural Elevation Plan 2 ................................................
34
Exhibit 23
Architectural Elevation Plan 3 .................................................35
Exhibit 24
Conceptual Front Yard Plan 1 ...............................................36
Exhibit 25
Conceptual Front Yard Plan 2 ...............................................
37
Exhibit 26
Conceptual Front Yard Plan 3 ...............................................
38
Rancho Santana Page 2
As adopted July 1, 2003
APPENDIX
Appendix One — General Plan Policies.....................................................39
Appendix Two — Section 9.140.070 La Quinta Municipal Code. . .............. . . ...47
Resolution No. 2003-048. .................................................................. —.57
ResolutionNo. 2003-049.......................................................................62
ResolutionNo. 2003-050.......................................................................67
SPECIAL REPORTS
(Submitted under separate cover)
Biological Assessment
Geotechnical Investigation
Paleonotological Assessment
Noise Analysis
Rancho Santana Page 3
As adopted July 1, 2003
Rancho Santana Specific Plan City of La Quinta
SECTION I INTRODUCTION-
PURPOSE
NTRODUCTION
PURPOSE
The purpose of this Specific Plan is to set forth the detailed development principles,
guidelines, and programs to facilitate the development of an 80 +/- acre site located
on the south side of Avenue 52 and west of Monroe Street. The proposed project is
single family subdivision.
This Specific Plan is intended to meet the requirements for a Specific Plan as set
forth in State law. The State authorizes cities and counties to adopt Specific Plans
as an appropriate tool in implementing their General Plans. Such a plan is to include
the detailed regulations, conditions, programs, and any proposed legislation that is
necessary for the systematic implementation of the General Plan. 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 the like. The Government Code (Section
65451) sets forth the minimum requirements of a Specific Plan and states:
"A Specific Plan shall include a text and diagram or diagrams which specify all
of the following in detail:
1). The distribution, location, and extent of the uses of land, including
open space, within the area covered by the plan.
2). The proposed distribution, location and extent and intensity 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 by the plan.
3). Standards and criteria by which development will proceed, and
standards for the conservation, development, and utilization of natural
resources, where applicable.
4). A program of implementation measures including regulations,
programs, public works projects, and financing measures necessary to
carry out paragraphs (1), (2), and (3)."
The Specific Plan shall include a statement of the relationship of the specific plan to
the General Plan. The establishment of specific performance, design, and
development standards is set forth to guide the development of the subject property
in such a way as to 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 document also acts to augment the City's Zoning Ordinance by
providing particular design guidelines, a tailored list of allowable, conditionally
allowable, and prohibited uses for the site, and unique development standards
Page 1 of 47
As adopted July 1, 2003
Rancho Santana Specific Plan City of La +Quinta
EXECUTIVE SUMMARY
Rancho Santana is a proposed single family subdivision located on approximately
80 acres of property located on the south side of Avenue 52 and west of Monroe
Street within Riverside County. An annexation request is pending to incorporate the
site into the City of La Quinta. The site is located within the City's Sphere of
Influence. The land use designation on the City's General Plan is LDR - Low
Density Residential up to 4 du/acres with an Agricultural/Equestrian Overlay, the
zoning is LD/A-E, Low Density/Agricultural Equestrian residential. (See Exhibits 2
and 3) This designation permits the development of single family homes on large
lots. The site is vacant and is currently being used for a turf farm. There is
approximately 8 feet of elevation change across the site.
The site has approximately 2,946 feet of frontage on Avenue 52 and 1,303 feet of
frontage along Monroe Street. Both streets are designated as Primary Arterials
according to the City's General Plan. Avenue 52 is designated as a Secondary
Image Corridor and Monroe Street is designated as an Agrarian Image Corridor.
The surrounding properties are either vacant or being used for agricultural purposes
except the property to the north which is the EI Dorado Polo Club, an equestrian
use. The property to the west is currently vacant, however, The Hideaway, a
residential and golf community is approved for the site. The project site is shown on
the Aerial Photograph on Exhibit 1. Site photos are on Exhibits 4 and 4a.
Environmental Studies were performed on the site including a biological
assessment, paleontological assessment, noise analysis, archaeological
assessment and soils and geotechnical analysis and a Phase I Environmental
Assessment were prepared for the site. The findings of the biological and
paleontological assessments were negative; indicating no sensitive plant or animal
species and no significant surface paleontological finds. The paleontological
assessment recommends as mitigation on site monitoring and recovery of any finds
unearthed during grading. The Phase I report indicated some minor soil
contamination due to agricultural operations. This can be mitigated through
excavation and disposal of the soil at an approved disposal site.
The project is a single family subdivision and will be constructed in four phases. The
homes will be one story structures some of the residences will be clustered around
open space areas. In the southeast corner of the site up to 14 lots will be available
for equestrian uses and will have access to a central riding/arena area and on site
trails. The project has been designed to allow for connection to off site equestrian
multi use trails. Landscaping and a multi use trail and sidewalk will surround the
perimeter of the development.
Exhibit 5 depicts the site plan (Tract Map) for the proposed development. Primary
access to the site will be on Avenue 52, a secondary access will be located on
Monroe Street. The development will contain private streets and will be gated.
Page 2 of 47
As adopted July 1, 2003
Rancho Santana Specific Pian City of La Quinta
THE PROCESS
Implementation of this Specific Plan is intended to carry out the goals and policies
contained in the General Plan of the City of La Quinta in a planned and orderly
fashion. The land use designation on the City's General Plan is LDR - Low Density
Residential up to 4 du/acres with an Agricultural/Equestrian Overlay, the zoning is
LD/A-E, Low Density/Agricultural Equestrian residential. The proposed project
density is below the maximum permitted (2.55 dwelling units per acre). The Land
Use Map of the 2002 General Plan for the site is shown in Exhibit 2. A comparison
of the development plan to the goals and policies of the adopted plan are contained
in Appendix One.
The property already has the proper land use designation for the uses proposed.
Exhibit 3 depicts the zoning on the site and the surrounding parcels. The City of La
Quinta requires a Specific Plan to provide a detailed plan for a selected area of the
City for the purpose of implementing the General Plan.
RELATIONSHIP TO OTHER AGENCIES
The site is currently located within unincorporated Riverside County and is part of an
annexation request pending before the County Local Agency Formation Commission
(LAFCO). The annexation hearing is scheduled for June 26, 2003. Upon completion
of the annexation the City can move forward with implementation of the development
plan. In addition to City approvals, permits will be required by the Coachella Valley
Water District (CVWD) for improvements to the water and sewer lines as well for the
improvement and relocation to the two irrigation lines that are located on the site.
Other infrastructure improvements to infrastructure will be required by Imperial
Irrigation District (electrical power), Verizon for telephone service and Time Warner
for cable TV service.
Page 3 of 47
As adopted July 1, 2003
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REVISIONS
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MARCH 2003
IN THE CITY OF LA OUINTA
COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
TENTATIVE TRACT
MAP NO. 31202
AND PRELIMINARY CRADINC PLAN
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C/L _ CENIEPUNE PROP.. PUWC UI USA. UOER0TIGIO SERVICE ALERT 100aN122.4189
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N.T.S.
Rancho Santana Specific Plan City of La Quinta
SECTION II SPECIFIC PLAN
PROJECT DESCRIPTION
The existing site is a total of 79.21 gross acres. The site is vacant and there are no
significant landforms or scenic features on the site except for a grouping of palms in
the middle of the site. The site plan will provide a grouping of lots around open
space areas. The Plan will integrate architecture and landscape architecture into a
pleasant residential setting.
Rancho Santana will be a gated community consisting of up to 201 single-family
homes on lots ranging in size from 8,000 to approximately 27,000 square feet,
including up to 14 large lots ('/2 acre) for semi -custom or custom homes
incorporating equestrian amenities accessing a common area riding area and trails.
The floor plans for the 188 home sites will range in size from approximately 2,000-
2,800 square feet. Almost all homes will enjoy a view of the Santa Rosa Mountains
and will accommodate the construction of a pool and spa in the rear yard. Each floor
plan will have two front elevations illustrating a contemporary
Spanish/Mediterranean theme with earth -tone stucco colors accented by a subtle
equestrian theme featuring stone veneer fascia, exterior shutters and split rail
fencing in the front courtyard entries and porches. Other exterior standard features
include detached casitas, covered rear yard porches and patios, three car garages,
6' block walls, and turnkey front yard landscaping.
Rancho Santana will be surrounded by a 6' tan split face block wall with contrasting
brown cap and pilasters and desert friendly landscaping on the perimeter, including
the multi-purpose trail, as required by the City of La Quinta General Plan. There will
be two gated entries into the project; both gated entries will include monument
signage. The main gated entry on Avenue 52 will include extensive entry features
and landscaping. A multi purpose trail, on street bicycle path and meandering
sidewalk will also be provided.
The project will include privately maintained streets and open space with low profile
lighting to preserve the visibility of the naturally clear skies of the desert.
Art in Public Places and Recreation
The requirement for Art in Public Places will be satisfied in accordance with Chapter
2.65 of the La Quinta Municipal Code. Recreational requirements will be satisfied in
accordance Section 13.65 of the La Quinta Municipal Code.
Page 10 of 47
As adopted July 1. 2003
Rancho Santana Specific Pian --city of La 4uinta
Phasing Plan
As currently scheduled, the project will be constructed in four phases. Phases I and
II will be located west of the center trail; Phase III will be the large equestrian
oriented lots located in the southeast corner of the site. Phase IV will be the
northeast portion of the site. All areas left vacant during construction will be
stabilized using soil stabilization materials. Prior to the first certificate of occupancy
the applicant shall complete the parkway landscaping, walls and gates along Avenue
52. See Exhibit 6.
Hydrology and Flood Control
The site lies in flood Zone C according to Community Panel No. 060245-2300 B
dated March 23, 1983. Zone C is an area of minimal flooding no special protection
or measures are required.
Grading
The site may be graded in a single phase. It is anticipated that there will be a
balance of material on the site. The preliminary grading concept for the property
shows retention basins located throughout the site for retention of storm flows and
nuisance water. See Exhibit 7
Erosion Control
The project will comply with the City's 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 erosion
control shall be included in the project's Storm Water Pollution Prevention Plan
(SWPPP) and PM 10 Plan.
Pre Grading --The portions of the site to be graded shall be prewatered to a
depth designated by the soils engineer prior to the onset of grading operations.
• During Grading -- Once grading has commenced, and until grading has been
completed, watering of the site and/or other treatment(s) determined to be
appropriate shall be ongoing.
Post Grading -- All disturbed areas shall be treated to prevent erosion for the
term that the area will remain undeveloped. Wherever feasible, final landscape
and irrigation shall be installed.
SWPPP/NPDES/PM 10
Since the Coachella Valley experiences periods of moderate to heavy wind
conditions, wind-blown dust and sand is a concern with mass grading operations.
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 Pollutant Discharge Elimination System program.
Page 11 of 47
As adopted July 1, 2003
Rancho Santana Specific Plan City of La Qidnta
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 programs.
UTILITIES
Water Plan
Coachella Valley Water District (CVWD) provides water service in the City. There is
an existing 18" water line located in Avenue 52 that terminates at the Desert Sands
school site approximately one-half mile east of the site. There is also water service
(18" line) in Monroe Street approximately three-quarters of a mile west of the site.
CVWD has indicated either point is a viable connection point to serve the site.
Exhibit 8 shows the schematic design for water service.
The Coachella Valley Water Management Plan, November 2000, was prepared to
address a valley -wide overdraft of the groundwater basin. Water conservation goals
within the plan include reducing urban water demand by 10 percent. This project will
positively contribute to offsetting the overdraft by incorporating the goals of the
management plan and implementing water conservation measures. Measures that
promote water conservation include more efficient landscaping, irrigation and
plumbing fixtures.
Sewer Plan
Sanitary sewer facilities for La Quinta are provided by Coachella Valley Water
District (CVWD). There are no facilities in front of the site. The District has indicated
that a project specific temporary lift station will be necessary and a connection to the
6 " force main located at Avenue 52 and Monroe Street will be required. Exhibit 9
shows the schematic design sewer service.
Electrical Plan
The Imperial Irrigation District provides electric facilities in La Quinta. There are
overhead services adjacent to the site. The City will require the installation of these
services to be underground if the voltage is less than 34 KV.
Other Utilities
The Gas Company provides natural gas services. There is service is Avenue 52 that
will be utilized for the development. Time Warner Cable provides television cable
service. There is service is available at Avenue 52 and Monroe Street that will serve
as the connection point. Verizon will provide telephone service. There are service
connection points in Monroe Street and Avenue 52.
Page 12 of 47
As adopted July 1, 2003
Rancho Santana Specific Plan City of La Quinta
Waste Management of the Desert provides waste disposal service. Plans for
incorporating recycling facilities will be considered with the development. All
appropriate City staff shall review facilities for compliance with all City ordinances.
See Exhibit 10 for existing utilities.
Page 13 of 47
As adopted July 1, 2003
AVENUE 52
LOT "M"
LOT 112 LOT 113 LOT 114 LOT 115 LOT 116 LOT 117 LOT 11- T 119 LOT 120 LOT 121 LOT "A"
LOT 111
LOT 122
RANCHO 8ANT_N DR.
LOT 110 a LOT 123
LOT 140 LOT 139 LOT 138 LOT 137 LOT 136 LOT 135. LOT 134 LOT 133 LOT 124
LOT 141
LOT 109 LOT 132 LOT 125
LOT 131
LOT 108 LOT 174 LOT 175 LOT 17 .OT 177 LOT 178 LOT 179 LOT 180 LOT 181 LOT 182 LOT 183
- - - LOT 184 LOT 130
LOT "N"1_"1 LOT 98 I LOT 97 I LOT 96 1 LOT 95 1 LOT 94 I LOT 93 I LOT 92 1 LOT 91 I LOT 90 I LOT 89 I LOT 88 I LOT 07 1 LOT 86
TRACT
# OF LOTS
ACREAGE
LOT 10
31202-1
62 RESIDENTIAL LOTS
30.43 ACRES
31202-2
62 RESIDENTIAL LOTS
LOT
107
31202-3
47 RESIDENTIAL LOTS
15.04 ACRES
31202-4
30 RESIDENTIAL LOTS
14.95 ACRES
LOT 22
TOTAL
201 RESIDENTIAL LOTS
79.21 ACRES
C7
LOT 9
LOT 31
LOT
142
LOT
173
LOT 36 LOT 35 LOT 34 LOT 33 -
LOT 196
LOT 197
LOT 198
LOT 199
LOT 200
LOT 185
LOT 129
LOT
106
LOT 7
LOT 77
-
_ A
LOT 76
LOT 6
LOT 201
LOT 43 44
LOT 45 LOT 46 LOT 47 LOT 48
LOT 49
COTlOT
LOT 42
LOT
105
LOT 75
LOT
143
LOT
172
LOT 5
LOT 74
LOT 60 LOT 59
LOT 58 LOT 57
LOT 186
LOT 128
93
LOT 51
LOT 4
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LOT ..K'.
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LOT "J.
L01 L
LOT 3
LOT 73
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LOT
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LOT 2
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LOT 62
LOT 63 LOT 64 LOT 65
LOT 66
LOT 187
LOT 127
LOT
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LOT
171
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LOT 195
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LOT 71
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LOT 70
LOT 69
LOT 68 LOT 67
LOT "F"
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LOT
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LOT
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LOT
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LOT 194
LOT 193
LOT 192
LOT 191
LOT 190
.
LOT 189
LOT 188
LOT 126
LOT
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LOT
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- -
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LOT
101
LOT
158
LOT
167 LOT 166 LOT 165
LOT 164
LOT 163
LOT 162
LOT
161
'LOT 160
LOT 159
LOT
147
LOT
100
LOT 99
LOT 148
LOT
149
LOT
150
LOT
151 LOT 152 LOT 153
LOT 154
LOT 155
LOT 156
LOT
157
LOT 158
LOT "N"1_"1 LOT 98 I LOT 97 I LOT 96 1 LOT 95 1 LOT 94 I LOT 93 I LOT 92 1 LOT 91 I LOT 90 I LOT 89 I LOT 88 I LOT 07 1 LOT 86
LOT 78
LOT 79
_L011-
LOT
01 lLOT 80
LOT 81
LOT 82
LOT 83
LOT 84
LOT 85
LOT "C"
LOT 'H'
LOT "8" LOT 18 LOT 17 LOT 16 LOT 15 LOT 14 LOT 13 LOT 12 LOT 11
LOT 19
LOT 20
LOT "C"
LOT 21 LOT 24
TRACT
# OF LOTS
ACREAGE
LOT 10
31202-1
62 RESIDENTIAL LOTS
30.43 ACRES
31202-2
62 RESIDENTIAL LOTS
18.78 ACRES
31202-3
47 RESIDENTIAL LOTS
15.04 ACRES
31202-4
30 RESIDENTIAL LOTS
14.95 ACRES
LOT 22
TOTAL
201 RESIDENTIAL LOTS
79.21 ACRES
LOT 78
LOT 79
_L011-
LOT
01 lLOT 80
LOT 81
LOT 82
LOT 83
LOT 84
LOT 85
LOT "C"
LOT 'H'
LOT "8" LOT 18 LOT 17 LOT 16 LOT 15 LOT 14 LOT 13 LOT 12 LOT 11
LOT 19
LOT 20
LOT "C"
LOT 21 LOT 24
LOT 25 LOT 26 LOT 27 LOT 28
LOT 29
LOT 10
LOT
23
LOT 30
LOT 22
T
LOT 9
LOT 31
LOT 8
LOT 38 LOT 37
LOT 36 LOT 35 LOT 34 LOT 33 -
LOT 40 LOT 39
LOT 32
LOT 7
LOT 77
-
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LOT 76
LOT 6
LOT 43 44
LOT 45 LOT 46 LOT 47 LOT 48
LOT 49
COTlOT
LOT 42
LOT 50
LOT 75
LOT 5
LOT 74
LOT 60 LOT 59
LOT 58 LOT 57
LOT 56 LOT 55 LOT 54 LOT 53
LOT 52
93
LOT 51
LOT 4
I
LOT 3
LOT 73
-
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LOT 61
LOT 62
LOT 63 LOT 64 LOT 65
LOT 66
LOT 72
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LOT 70
LOT 69
LOT 68 LOT 67
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REVISIONS
1
MARCH 2003
-EASEMENT TO BE ABANDONED.
'
IN THE CITY OF L A OUINTA
`•
UTILITIES•
COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
TENTATIVE TRACT
MAP NO. 31202
GAG- THE GAB COMPANY 19091335-7929
AND PRELIMINARY GRADING PLAN
TELEPHONE, VERIZON COMPANY (760)779-3803
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C/L - CENTERLINE
D, TOWNSHIP S SOUTH. RANGE 7 EAST, BAN
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CONTACT.MR. JOHN PEDALNO
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76-401
76.401 HIGHWAY M SUITE 'G`
I LA OUINTA, CALIFORNIA ON63
14 TELEPHONE• (/60)777-0920
17 FAX- (7601654-5207
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21615 of
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PROP,
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MANERO, SMITH AND AS8001ATE9, INC.
777 E TAHQUFTZ CANYON WAY, SUITE 301
PALM SPRINGS, CALIFORNIA 92202
LOT 10 `
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PRIVATE STREETS -STREETS •A• THRU 1• (M37 ACRES)
EA TS NA TS / RETENTION / LANDSCAPE / AMENITIES -
dP LOTS •A• THRU 'E' A'W TNNU •M M911ACRES)
2
LOT 6
6•'
$ 10400 of $ I
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6
LOT 4 11
PUBLIC STREET DEDICATXNY 82ND AVENUE AND MONROE
10400 of Wr
3" STREET (497 ACRES)
IS,Y "'
GROSS ACREAGE- 79.21 ACRES
LOT 3
910400 3f
NET ACREAGE- 79.69 ACRES
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LOT 2
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MINUIR4 PRIVATE STREET CENTERLRE RADIUS - 190'.
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EASEMENTS NOTES
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A20' EASEMENT FOR IRRIGATION PIPES PER BUREAU OF
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LOT 1
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UTILITIES•
ELECTRIC IMPERIAL IRRIGATION DISTRICT (76C)398-6944
GAG- THE GAB COMPANY 19091335-7929
TELEPHONE, VERIZON COMPANY (760)779-3803
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WATER- COACHEILA VALLEY WATER DISTRICT (Y00)890-2851
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Rancho Santana Specific Plan City of La Quinta
SECTION III LAND USE -- --
Land Use Plan
The Tentative Tract Map (No. 31202) will serve as the development plan for Rancho
Santana. See Exhibit 5.
Development Standards
The uses and development standards will generally be in accordance with the
provisions of the La Quinta Zoning and General Plan regulations. Should conflict
occur between the regulations and the Plan, the provisions of the Plan and
supporting text shall prevail. The following proposed development standards are
applicable to the Rancho Santana Specific Plan and are meant to augment Sections
9.40 -9.60 and 9.140 of the City's Municipal Code. Section 9.140 is included as
Appendix Two.
PERMITTED USES
Single-family dwellings
Attached or Detached Casitas, subject to a Minor Use Permit
Garages and carports, subject to Section 9.06.060 of the La Quinta Municipal Code
Patio Covers, decks and gazebos, subject to Section 9.06.040 of the La Quinta Municipal Code
fences and walls, subject to Section 9.06.030 of the La Quinta Municipal Code
Swimming pools, spas and cabanas, subject to Section 9.06.070 of the La Quinta Municipal
Code
Parks and Open Space, bicycle, equestrian and hiking trails
Satellite dishes and antennas subject to Section 9.06.070 of the La Quinta Municipal Code
Private stables, not more than two horses per 20,000 square feet of lot area
AGRICULTURAL/EQUESTRIAN
I� J Overlay
Minimum lot size for single-family dwellings
(sq. ft.)
Minimum lot frontage for single-family
dwellings (ft.)
Minimum lot frontage on cul-de-sacs and
knuckles/ irregular lots
Minimum lot frontage for flag lots I
Maximum structure height (ft.)1
Maximum number of stories
inimum front yard setback (ft.
Page 19 of 47
As adopted July 1, 2003
8,000
80
35/70
15
22
20
Rancho Santana Specific Plan City of La Quinta
Minimum setback to accessory structures
Minimum setback to manure storage
Minimum perimeter setback for a project
Minimum side yard setback (ft.)
lm —Urn rear yard setback (ft.) 4
Maximum lot coverage (% of net lot area)
inimum livable area excluding garage (sq. ft.)
Minimum/average perimeter landscape
setbacks (ft.) 5
20
25
10/20
14 combined no less than 5 on interior side
20
40
*GENERAL NOTES*
10/20
1. The maximum structure height for all buildings shall be 22 feet for all buildings located within
150 feet of any general plan -designated image corridor.
2. Minimum garage setback shall be 20 feet if "roll -up" type garage door is used.
3. Casitas may have a front yard setback of fifteen (15) feet. Separation between the main
house and a detached casita shall be 10 feet.
4. Patio structures may have a rear yard setback of fifteen (15) feet.
5. Perimeter landscape setbacks are adjacent to perimeter streets: first number equals minimum
at any point; second number equals minimum average over entire frontage (thus, 10/20).
ALTERATIONS TO THE SPECIFIC PLAN
The Director of Community Development shall have the authority to determine
substantial conformance with the provisions of this Specific Plan when the changes
are less than 5%; The Planning Commission shall review changes that vary between
5% and 10%; the City Council shall review all changes greater than 10%.
Page 20 of 47
As adopted July 1, 2003
Rancho Santana Specific Plan City of La Quinta
SECTION IV CIRCULATION
The Plan will utilize the adjacent street system in a manner consistent with the City
of La Quinta General Plan Circulation Plan. The property is located on the south
side of Avenue 52 and west of Monroe Street; both are designated by the City's
General Plan as Primary Arterials. Avenue 52 is designated as a Secondary Image
Corridor and Monroe Street is designated as an Agrarian Image Corridor. Additional
street widening and improvements will be completed as part of this development.
The main entrance is located on Avenue 52, Monroe Street will provide secondary
access and an emergency access is proposed at the northwest corner of the site.
Secondary access Street cross sections are shown on Exhibit 11. The landscape
design along the project frontage shall be complimentary to the landscaping in the
area and the goals of the General Plan for image corridors. See Exhibit 12.
Rancho Santana will be a gated community with private streets. A multi use trail and
sidewalk will surround the site's perimeter connecting to other trails. See Exhibit 13.
The interior will contain walking paths as well as an equestrian trail. The trail will
provide access from the equestrian lots to and from the exercise arena located in the
southeast portion of the site. See Exhibit 15. In addition there is a central riding path
that will connect to trails on the site perimeter. See Exhibit 14. The retention areas
will provide opportunity for walking and passive recreation. See Exhibit 16.
Section V. DESIGN GUIDELINES
LANDSCAPE CONCEPTS
The proposed Rancho Santana landscape theme captures the equestrian essence
of the eastern portion of La Quinta. Canopy trees, split rail fencing, enhanced desert
planting, stone walls, and lawn create a dynamic landscape statement to this new
development. The proposed plant palette for the common areas is shown on Exhibit
20.
The generous setback to the proposed perimeter wall allows for a dramatic
streetscape, which incorporates equestrian trails, split rail fencing and decorative
stone walls at the project entries. In addition, canopy trees, enhanced desert
planting and rolling turf compliment the equestrian landscape theme. The project
entries display stone pilasters with oversized rustic vehicular and pedestrian gates
which compliment the equestrian theme. Canopy trees, enhanced paving and accent
planting also embrace the landscape theme at the project entry. See Exhibit 17.
The interior of the project follows the equestrian theme. Trails of decomposed
granite bordered by rustic split rail fencing meander throughout the Rancho Santana
site. See Exhibit 13 and 14. There is a specifically designed area for horse related
activities. Trails and obstacles with accent landscaping flourish in the area used for
equestrian riders. See Exhibit 15.
Page 21 of 47
As adopted July 1, 2003
Rancho Santana Specific Plan City of La Quinta
The two additional open spaces are for passive and active use. Pedestrian trails,
free play (lawn), park benches and gazebos occupy the open spaces for non -
equestrian use. See Exhibit 16.
The equestrian landscape theme at Rancho Santana is supported by large interior
lots, rustic split rail fencing, stone accent walls, and canopy trees. Enhanced desert
planting with splashes of color all of which will make for a special community
development. Landscaping for each of the front yards will contain two trees (a
minimum of 1.5 inch caliper measured 3 feet from grade); ten 5 -gallon shrubs and
groundcover. Palms with a minimum of six feet of trunk may qualify for required tree
plantings. Not more than 50% of the front yard landscaping shall be devoted to turf.
Prospective buyers will offered a "no -turf' option for the front yards. The entry area
will have decorative gates, stone pilasters, split rail fences and project identification.
See Exhibits 18 and 19.
Landscape Maintenance
The common areas will be maintained by the Home Owner's Association. Trees will
be double staked with two inch minimum lodge poles and shall be irrigated with
bubblers or emitters. No spray irrigation shall be placed within 18 inches of street
curbs. Prior to installation the City shall inspect tress to determine appropriate size.
General Architectural Theme
This gated community will include a mixture of semi -custom and custom homes that
will include equestrian amenities. The floor plans will range in size from
approximately 2,000-2,800 square feet. Each floor plan will have two front
elevations illustrating a contemporary Spanish/Mediterranean theme with earth tone
stucco colors accented by a subtle equestrian theme featuring stone veneer fascia,
exterior shutters and split rail fencing in the front courtyard entries and porches. See
Exhibits 21, 22, and 23. Landscape concepts for the front yards will vary depending
on lot shape. See Exhibits 24, 25, and 26.
Page 22 of 47
As adopted July 1, 2003
PROP. EP
7' NORTH
OF EX. EP
EX. EP *
po
30,
END OF RAISED
MEDIAN AND
BEGINING OF
STRIPE LINE 120'
INTERSECTION OF AVENUE 52 and MONROE AVENUE
X. LX.
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ISTING ASPHAIA":XISTING ASPHALI
PROP. PROP. ify FUTURE
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ADDITIONAL PROP. 55 DEDICATION
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0.50' Irt
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MAX
55 FUTURE BY OTHERS
9' 9' 34' 12'
SECTION A -A
52ND AVENUE AND MONROE STREET
N.T.S.
W 37.0'
18.0'
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SECTION B -B
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cho Santana Specific Plan City of La Quinta
APPENDIX ONE
GENERAL PLAN POLICIES
le 39 of 47
arinnrPri h iv 1 gnna
Rancho Santana Specific Plan City of La Quinta
APPLICABLE GENERAL PLAN POLICIES
The General Plan of the City of La Quinta includes Goals, Policies and Programs
that were deemed by the City necessary to properly implement the plan. Following
is an evaluation of the key policies and programs (in Italics) that affect the
development of the subject property and project compliance.
LAND -USE ELEMENT
Land Use Goals, Policies and Programs
Policy 4: "Specific Plans shall be required under the following
• For all projects 10 acres or more in the Commercial Park, Industrial/Light
Manufacturing, Tourist Commercial, Resort Mixed Use and Regional
Commercial designations, prior to any land use divisions or subdivisions.
• For all projects proposing the integration of golf course, tourist commercial
and residential uses.
• For all projects proposing flexible development standards differing from the
City's Development Code.
The Rancho Santana Specific Plan proposes to modify the existing development
standards so that the property can be utilized fully without compromise to the
surrounding land uses.
Program 4.2 "For approved Specific Plans, the Director of Community Development
shall have the authority to determine substantial conformance in a Specific Plan, and
waive the need for a Specific Plan amendment under the following circumstances:
• When changes in the land use allocation within the Specific Plan are less
than 5%,
• When no new land use is proposed,
• When off-site circulation pattern and turning movements will not be altered by
the proposed change."
The Rancho Santana Specific Plan provides methods for alterations to the Plan that
conform to the guidelines of the General Plan.
Policy 8: The City shall carefully consider sphere of influence and subsequent
annexations to accommodate growth.
The Rancho Santana site is located within the City's Sphere of Influence, annexation
into the City is a logical extension of the boundaries.
Page 40 of 47
As adopted July 1, 2003
Rancho Santana Specific Plan City of La Quinta
Program 8.1 All annexation application by landowners shall be accompanied by
required environmental and fiscal impact analyses to ensure orderly
development of the City.
The annexation request submittal by representatives of the Hideaway Country Club
contains the fiscal and environmental analysis necessary to support the annexation.
Policy 9: Agricultural and equestrian uses are encouraged.
The Rancho Santana plan includes 14 lots of at lease one-half acre in size to
accommodate equestrian uses. The Plan also includes trails, connections to
existing trails and exercise areas within the development.
Residential Goals, Policies and Programs
Goal 2 A broad range of housing types and choices for all residents of the City.
The Rancho Santana plan provides a choice of housing, equestrian oriented or
conventional single-family homes.
Program 1.2 Apply the City's discretionary powers and site development review
process consistently to assure that subdivision and development plans
are compatible with existing residential areas
Policy 5 The City shall maintain residential development standards including
setbacks, height, pad elevations and other design and performance
standards that assure a high quality of development.
Program 5.1 The Development Code shall include development standards and
design guidelines for each residential zoning designation.
The Rancho Santana Plan provides development standards consistent with
standards contained win the Development Code for lands designated Residential
Low w/ Agriculture Equestrian Overlay. The homes will be subject to the City's Site
Development Permit process.
Page 41 of 47
As adopted July 1, 2003
Rancho Santana specific Plan City of La_Quinta
TRAFFIC AND CIRCULATION .ELEMENT ,
Traffic and Circulation Goals, Policies and Programs
Program 2.4 On Primary Art Arterials, the minimum intersection spacing shall be
1,060 feet. The design speed shall be 50 mph. Left turn median cuts
may be authorized if turn pocket does not interfere with other existing
or planned left turn pockets. Right 101out access driveways shall
exceed the following minimum separation distances:
More than 250 feet on the approach leg to a full turn
intersection;
More than 150 feet on the exit leg from a full turn intersection;
More than 250 feet between driveways
Policy 6 Develop and encourage the use of continuous and convenient bicycle
routes and multi -use trails and development to places of employment,
recreation, shopping, schools, and other high activity areas with
potential for increased bicycle, equestrian, golf cart and other non-
vehicular use.
Policy 13 Continue to implement the Image Corridors in the City and identify new
image corridors for streets into the City through annexation.
Policy 14 In order to preserve the aesthetic values on the City's street, minimum
landscape setbacks shall be as follows:
Highway 111 — 50 feet
Other Major Arterials & Primary Arterials: 20 feet
Secondary Arterials & Collector Streets: 10 feet
The Rancho Santana Plan provides for controlled access to the perimeter streets.
The access points are in compliance with the policies on intersection spacing. The
Plan also provides for the construction of sidewalks & multi -use trails around the
perimeter adjacent to Ave. 52 and Monroe Street
Page 42 of 47
As adopted July 1, 2003
Rancho Santana Specific Plan City of La Quinta
t7PEN SPACE- ELEMENT
Open Space Element Goals Policies and Programs
Policy 7: The City shall encourage the preservation of open space in privately
owned development projects.
The Rancho Santana Plan includes private open space w/ passive and active
recreational opportunities.
Policy 4: The City shall develop and implement plans for linkages between open
space areas, parks, recreational facilities and cultural resources.
The Rancho Santana Plan will provide private recreational opportunities in addition
to payment of required park fees. In addition the Plan will provide linkages to the
City's trails and bikeways.
Parks and Recreation Element
Parks and Recreation Element Goals, Policies and Programs
Policy 4: The City shall develop and implement plans for linkages between open
space areas, parks, recreational facilities and cultural resources.
The Rancho Santana Plan will provide private recreational opportunities in addition
to payment of required park fees. In addition the Plan will provide linkages to the
City's trails and bikeways via Avenue 52 and Monroe Street.
Natural. Resources Element
Air Quality Goals, Policies and Programs
Program 5.1: The City shall support the development of golf -cart and pedestrian
orientated retail centers, community -wide trails and dedicated bike
lanes.
The Rancho Santana plan is providing links to bicycle paths, community trails and
golf -cart paths.
Page 43 of 47
As adopted July 1, 2003
Rancho Santana Specific flan _ City of La Quinta
Energy and Mineral Resources Goals, Polices and Programs
Program 3.2: The City shall support the development of local and regional bikeways
to provide residents and visitors with non -vehicular travel alternatives.
The Rancho Santana plan is providing links to bicycle paths, community trails and
golf -cart paths.
Biological Goals, Policies and Programs
Program 2.4: A qualified biologist shall perform all biological studies. The City shall
prepare and adopt standards for the performance of biological
resource analyses and provide these to all applications. Standards
shall include personnel qualifications; field monitoring, recordation,
documentation and sampling requirements.
A biological resource assessment was performed by GWC Ecological Services, the
results of which were negative for any endangered, threatened or rare species.
Paleontological Goals, Policies and Programs
Policy 1: The City shall require the preparation of paleontological resource
analyses by a qualified paleontologist for all development proposals,
which occur in areas of High Sensitivity.
A paleontological assessment was performed by the Division of Geological Services
of the San Bernardino County Museum. The results of the assessment were
negative. However, mitigation measures are suggested in the event resources are
encountered during grading operations.
Water Resources Goals, Policies and Programs
Program 2.2: The City shall continue to implement, its on-site retention requirements
for new development proposals where possible as a potential way or
recharging groundwater.
The Rancho Santana Plan proposes to retain on-site 100% containment of 100 -year
storm flows and nuisance flows.
Page 44 of 47
As adopted July 1, 2003
Rancho Santana Specific Plan City of La Quinta
[INFRASTRUCTURE AND P013LIC SERVICES ELEMENT
Infrastructure and Public Services Goals, Policies and Programs
Education Facilities Goal
Policy 3: The city shall support the process of securing school impact mitigation
fees from developers in accordance with State law.
The Rancho Santana development will participate in the payment of mitigation fees
in accordance with State law.
Surface Water & Storm Drainage Goal
Policy 3: All new development shall include on-site retention/detention basins
and other necessary storm water management facilities to
accommodate run-off from the 100 -year storm.
The Rancho Santana plan proposes to retain on-site containment of the 100 -year
storm run-off.
Domestic Water Goal
Policy 3: New development projects shall be required to use native drought
tolerant landscaping materials to promote and enhance water
conservation efforts.
The Rancho Santana plan proposes to use native and drought tolerant plant
materials combined with efficient irrigation methods to promote water conservation.
Public Utilities Goal
Policy 3: All utility and electric wires up to 34.5 kilovolts serving new
development shall be installed under ground.
Rancho Santana proposes to underground utility services that re less than 34.5
kilovolts.
Page 45 of 47
As adopted July 1, 2003
Rancho Santana Specific Plan CitV of La Quinta
ENVIRONMENTAL HAZARDS ELEMENT
Geologic and Seismic Hazards, Goals, Policies and Programs
Policy 3: Development in areas subject to collapsible or expansive soils shall be
required to conduct soil sampling and laboratory testing and to
implement mitigation measures, which minimize such hazards.
A Soils and Geotechnical investigation was performed by Sladden
Engineering. Construction shall conform to the recommended
measures and standards construction practices.
Page 46 of 47
As adopted July 1, 2003
echo Santana Specific Plan City of La Quinta
APPENDIX TWO
SECTION 9.140.070
La Quinta Municipal Code
3e 47 of 47
„4„nroA I.,]" 1 90n 7
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Ordinance No. 368 EXHIBIT "A"
Adding Section 9.140.070 A
Adopted: March 20, 2002
SECTION 9.140.070
LOW DENSITY/AGRICULTURAL-EQUESTRIAN RESIDENTIAL DISTRICT
TABLE
PERMITTED USES IN THE AGRICULTURAL/EQUESTRIAN RESIDENTIAL DISTRICT
Mobile Home Subdivisions and manufactured homes on individual lots
P
Child day care facilities as an accessory use, serving 8 or fewer children, subject to A
Section 9.60.190
Child. day care facilities as an accessory use, serving 9-14 children, subject to MSection 9.60.190
Tennis Court or other game court as an accessory use -associated with a private
residence
Satellite dishes and other antennas subject to Section 9.60.080
Swimming pools, spas and cabanas, subject to Section 9.60.070
SACity Clerk%Ordinances\ZCA071ExhB,WPD
M
Ulm
•
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Ordinance No. 368
Adding Section 9.140.070
Adopted: March 20, 2002
EXHIBIT "q"
Second units, "granny flats" and employee quarters; subject to Section 9.60.090
C-,ararzo-c =r,ra ��._: _�_ N
ales,
The grazing and breeding of cattle, horses, llamas, or other farm stock or animals
not including hogs, not to exceed five animals per acre of all the land available F
The grazing and breeding of sheep or goats, not to exceed 15 animals per all land available p acre of p
The drying, packing, canning, freezing and processing of produce resulting from
permitted uses when such activity is conducted within permanent buildings and
F
structures
Non-commercial raising of hogs, not to exceed two per acre
Cnrnmt 1nity -- -, . _ . p
Kennels and Catteries, 10 to 25 animals on 1 acre minimum
SACity C1erk%0rdinances%zCA071Exh8.WPD
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Ordinance No. 368 EXHIBIT "A"
Adding Section 9.140.070
Adopted: March 20, 2002
Communication towers and equipment subject to Section 9.170
C
S:Mty Clerkl0rdinanceAZCA071 ExhB.WPD
Ordinance No. 368 EXHIBIT '.'A"
Adding Section 9.140.070
Adopted: March 20, 2002
A. Residential Development Standards
TABLE 501
RES/DENT/AL DEVELOPMENT STANDARDS
DISTRICT
DEVELOPMENT STANDARD
E/A R
Min. Lot Size for Single Family Dwelling (s q'
10,000
ft.)
'
Min. Project Size for Multifamily Projects (sq.
20,000
ft.)
Min. Lot Frontage for Single Family Dwelling
or Multifamily Projects (ft.)
100
ucture Height (ft.)
MaxENo.
28
Maxof Stories
2
•- Min. Front Yard Setback. (ft.)
30
Min. Garage Setback
30
Min. Side Yard Setback (ft.)
20
-1
Min. Rear Yard Setback (ft.)
30
Max. Lot Coverage (% of net lot area)
40
Min. Livable Area Excluding Garage (sq. ft.)
1,400
'
Min. Perimeter Landscape Setbacks (ft.)
20
Max. No. of Horses for Private Use (per
5
acre)
Parking shall be provided as, required by Chapter 9.150.
B. Development Standards, All Non -Residential Uses
1 . All buildings shall be limited to two stories in height and a maximum of 35 feet,
measured from the finished grade of the pad.
•
SAChy Cie rkWrdinance32CNO7.lExhB.Wpo
Ordinance No. 368
Adding Section 9.140.070 EXHIBIT "A"
Adopted: March 20, 2002
2. Setbacks: The following minimum setbacks shall apply from the property•line:
Pasture: 0 feet
Accessory buildings: 20 feet
Accessory structures: 20 feet
Manure storage: 25 feet
3. Fencing: Properties containing one or more uses may be fenced to a maximum
of 6 feet. Permitted fencing materials include chain link, gement block, wood,
wrought iron or tubular steel. Razor wire or concertina wire is permitted for
those uses listed under "Equestrian and Agri culture'Uses" in Table
4. Parkino: Parking shall be provided as required by Chapter 9.150.
5. Licahtncr: All lighting shall comply with Sections 9.60.160 and •9.100.150.
6. Loudspeakers: Loudspeaker systems or other amplified sound are limited to
operation or use between 8 a.m. And 10 P.M. Unless otherwise specified by an
approved conditional use permit.
• C. Definitions
"Accessory building" means any building subordinate to a permitted or conditionally
permitted use, including but not limited to hay and tack barns, storage sheds and other
.structures and uses customarily appurtenant to the primary permitted use.
"Accessory structure" means any structure subordinate to a permitted or conditionally
permitted use, including but not limited to exercise rings, arenas, corrals, and other
structures associated with the permitted or conditionally permitted use. Fences are not
considered structures for the purposes of this Section.
"Agricultural Activity, Operation, or Facility, or Appurtenances thereof." The phrase
"agricultural activity, operation, or facility, or appurtenances thereof" shall include all
uses allowed under the Agricultural Overlay District, including, but be limited to, the
cultivation and tillage of the soil, dairying, the production, cultivation, grooving, and
harvesting of any agricultural commodity, including timber viticulture, apiculture, or
horticulture, the raising of livestock, fur bearing animals, fish, or poultry, and any
practices performed by a farmer or on 'a farm as incident to or in conjunction with such
farming operations, including preparation for market, delivery to storage or to market,
_ or to carriers for transportation to market.
"Land Zoned For Primarily Agricultural Purposes." The phrase "land zoned for primarily
4 S:%City Clerk.MrdinanceS\ZCA071ExhB.WPD
•
Ordinance No. 368
Adding Section 9.140,070
Adopted: March 20, 2002
EXHIBIT "A"
agricultural purposes" means any land lying within the Agricultural Overlay District.
"Arena" -- see Corral.
"Caretaker Residence" means a residential unit not exceeding 1,000 square feet,
which is not .the principal use ort the property, to be occupied by , a caretaker or
watchman who is responsible for the security of the principal use of the property.
"Cattery" means any building, structure; enclosure or premises within which five or
more cats are kept or maintained primarily for financial profit for the purpose of
boarding, breeding, training, marketing, hire or any other similar purpose.
"Commercial stable" means any facility specifically designed or used for the stabling
of more than 5 horses not owned by the residents of the property on which the stable
is located, and for which the residents or land owner receives compensation. Services
provided by a commercial stable including boarding, breeding, training, riding or other
recreational use of the horse,
"Community auction and sales yard" means a facility which periodically holds auctions
of farm equipment, fixtures and other related materials in an enclosed building.
"Corral" means an enclosure designed for use, as an open holding area -for horses for
the purpose of confinement within that- area for an indeterminate period of time.
"Farm" means a parcel of land devoted to agricultural uses where the principal use is
the propagation, care and maintenance of viable plant and animal products for
commercial purposes.
"Farmworker housing" means' any building or group of buildings where s
farm employees are housed. ix or more
"Kennel" means any building, structure, enclosure or premises within which five or
more dogs are kept or maintained primarily for financial profit for the purpose of
boarding, breeding, training, marketing, hire or any other similar purpose.
"Menagerie" means' a lot on which more than one wild, non-domestic reptile (not
including turtles or tortoises), bird (not including poultry) or mammal is'kept. A tamed
or trained wild animal shall not be considered a domestic animal.
"Pasture" means an enclosed holding area consisting of grass or similar vegetation,
specifically used for purposes of grazing or feeding of animals.
SACity C1erk\0rdinances\ZCA071 ExhB.WPD
Ordinance -No. 368 EXHIBIT "A"
Adding Section 9.140.070
Adopted: March 20, 2002
"Guest Ranch" means any property of five acres or more operated as a ranch which
offers guest rooms for rent and which -has outdoor recreational facilities such as
horseback riding, swimming or hiking.
"Riding Academy" means a facility designed and used primarily for recreational.riding,
training and instruction, and allowing both on-site boarding or trailering of horses to
the facility.
"Stable" means a building or structure containing multiple stalls for the purposes of
sheltering, feeding, boarding, accommodating or otherwise caring for horses.
"Stall" means a division of astable accommodating one horse into an adequately sized
enclosure. for the purposes of confining individual horses within a sheltered
environment as may be necessary for security, safety or other reasons pertinent to the
health, welfare and daily care of each animal.
D. "Right to Farm" Intent and Policies
• Intent
It is the intent of the City of La Quinta tp conserve, protect and encourage the
development, improvement, and continued viability of its agricultural land and
industries for the long-term production of food and other agricultural products, and for
the economic well-being of the City's residents, It is also the intent of the City to
balance the rights of farmers to produce food and other agricultural product's with the
rights of non -farmers. who -own, occupy, or u'se land within or adjacent to agricultural
areas, It is the intent of this ordinance•to reduce the loss to the area of its agricultural
resources by limiting the circumstances, under which agricultural operations may be
deemed'o constitute a nuisance. Nothing in this ordinance shall be construed to limit
the right of any owner of real property to request that the City consider a change in
the zoning classification of his property inti accordance with the procedures set forth
in the La Quinta Development Code.
Policies
T. No agriculturai activity, operation, or facility, or appurtenances thereof,,in a
manner consistent with proper and accepted customs and standards, as
established and followed by similar agricultural operations in the same locality,
shall be or- become a nuisance, private or public, due to any changed condition
in or about the locality, after the same has been in operation for more than three
(3) years if it was not a nuisance at, the time it began.
SACity Clerk\OrdinanceslZCA071-ExhB.WPD
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Ordinance No. 368 EXHIBIT "A"
Adding Section 9.140.070
Adopted: March 20, 2002
2. This section shall not invalidate any provision contained in'the Health and Safety
Code, Fish and Game Code, Food and Agricultural Code, or Division 7
(commencing with Section 13000) of the Water Code of the State of California,
if the agricultural activity, operation, or facility, or appurtenances thereof,
constitutes a nuisance, public or private, as specifically defined or described in
any such provision.
3. This section is not to be construed so as to modify abridge the state law set out
in .the California Civil Code relative to nuisances, but rather it is only to be
utilized in the interpretation and enforcement of the provisions of county
ordinances and regulations.
E. Notice to Buyers of Land
1. The Director of Community [development shall cause the following notice to be
included on all tentative land division proposed that lies partly or wholly within,
or within 300 feet of any land zoned for primarily agricultural purposes:
Lot(s) No. , as shown on this map, is (are) located partly or wholly
within, or within 300 feet of land zoned for primarily agricultural
purposes by the County of Riverside and -the City of La Quinta. it is the
declared policy, of the City of La Quinta'that no agricultural activity,
operation, or facility, or appurtenances thereof, conducted or maintained
for commercial purposes in the City, and in a manner consistent with
proper and accepted customs and standards, as established and followed
by similar agricultural operations in the same locality, shall be or becoMe
a nuisance, private or public, due to any changed condition in or about
the locality, after the same has been in operation for more than three (3)
years, if it was not a nuisance at the time it began. The term "agriculture
activity, operation, ,or facility, or appurtenances thereof" includes all uses
permitted in the Agricultural Overlay District, and includes but is not
limited to, equestrian activities, the cultivation and tillage of the soil,
dairying, the production, cultivation, growing, and harvesting of any
agricultural commodity, including timber, viticulture, apiculture, or
horticulture, the raising of livestock, for bearing animals, fish, or poultry,
and any practices performed by a farmer or on a farm as incident to or in
conjunction with such farming operations, including preparation for
market, delivery to storage or to market, or to carriers for 'transportation
to market.
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Ordinance No. ass EXHIBIT "A"
Adding Section 9.140.070
Adopted: March 20, 2002
2. The City Engineer shall cause the notice described in subsection (1) to be
included on any final land division proposed for recordation that lies partly or
wholly within, or within 300 feet of, any land zoned for primarily agricultural
purposes.
F. Preservation of Agricultural Land Uses in Perpetuity
Any land owner wishing to continue a land use listed in Table _, Permitted Uses in
the Agricultural/Equestrian Residential District, may, at any time, exercise his or her
rights under Chapter 9.190: Transfer of Development Rights.
SACity C1erk\0rdinances\ZCA071 ExhB.WPD
9.60.051
lop C. Lot Coverage Maximums. The placement of accessory buildings on a lot shall not result in violatio)
of the lot. coverage maximums set forth in Section 9.50.030.
D. Standards.
Setbacks and Maximum Height. Detached accessory buildings shall conform to the following setbac;
standards:
Table 9-3 Standards for Detached Accessory Buildings
Roof Area of
Minimum Setback (ft.)
Structure
Maximum
Separation
(sq. ft.)
Height
from Main'
Front Yard Interior
Exterior
Rear
Building
Side Yard
Side Yard '
Yard
0-100
10
5
20 3.5
10
3.5
101-200
10
5
20- 5
10
5
201+
17
10
Same as for main
building
(Ord. 299 § 1. (part), 1997; Ord. 284 § 1 (Exhs. A, B) (part), 1996)
9.60.060 . Garages and carports.
A. Height. The maximum structure height shall be fourteen feet for a detached carport and seventee
feet for a detached garage, except that garages may be up to twenty-eight feet in height if a second dwellin
unit complying with the provisions of Section 9.60.090 is located above the garage.
B. Setbacks.
1. In the RVL district, the minimum garage or carport setback shall be thirty feet. In all other residenti,
districts, the minimum setback for front�entry type garages or carports shall be twenty-five feet if a standar
"pivot" type garage door- is used, twenty feet if a "roll -up" type garage door is used, and twentyfeet for
carport. -For side -entry type garages, the minimum garage setback -shall be twenty feet in the RVL distric
and fifteen feet in all other residential districts.
2. When alleys, private streets or common driveways at the rear of a lot are provided specifically a
vehicular access to garages and carports and when separate access and circulation systems are provided fc
pedestrians, guests and emergency vehicles; garages and carports may be placed up to a minimum of fik
feet from such alley, private street or common driveway.
C. Lot Coverage Maximums. The placement of a garage or carport on a lot shall mot result is violatic
of the lot coverage'maximusus set forth in Section 9.50.030. (Ord. 284 § 1 (Exh. A) (part), 1996)
9.60.070 Swimming pools.
A. Applicability. The provisions of this section shall apply to any outdoor swimming pool, wlurlpoc
spa (in -ground or above -ground), car open tank or pond containing or normally capable of containing wat,
to'a depth of eighteen inches or more at any point. For purposes of this section, the terra "pool" means z
or any -of the foregoing facilities.
B. Standards. Pools are permitted as accessory uses in residential districts subject to the followir
requirements:
s ' , 1. Location. Pools shall be located at least three feet (measured from water's edge) from any proper
line. No adjustments to this rninimumr shall be approved, with the exception of private gated comrnuniti.
�he ny-property line is adjacent, to common open area.
F �.srF _.
Filter and Heating Equipment. Mechanical pool equipment, such as a pump, filter or heater, may l
le�cated within the required front or rear, yard setback areas. The equipment shall be enclosed, with the'exceptic
of a roof.. A five-fdot side yard, clear of any permanent obstructions, shall be maintained between the si.
yard property line and the building. Pool equipment that can be accommodated in this. area.shall be enclose
with the exception of a roof. The community development director shall determine if this provides effecti'
noise and vibration attenuation. Equipment shall be screened from view from the street when in the front yaj
In addition, equipment shall be screened from ground view of surrounding properties. Such visual screen;
may consist of .perimeter walls or fencing (if permitted), screen walls, or landscape planting.
239 (La QuinLa 3
echo Santana Specific Flan City of La Quinta
RESOLUTION NO. 2003-048
ENVIRONMENTAL ASSESSMENT
Arinn+ari . h dw 1 qnn� Paae 57
RESOLUTION NO. 2003-048
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, CERTIFYING A MITIGATED
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
FOR ENVIRONMENTAL ASSESSMENT 2003-472
PREPARED FOR SPECIFIC PLAN 2003-064 AND
TENTATIVE TRACT MAP 31202
ENVIRONMENTAL ASSESSMENT 2003-472
APPLICANT: DESERT ELITE
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 10th day of June, 2003 hold a duly noticed Public Hearing -to consider
Environmental Assessment 2003-472 for Specific Plan 2003-064 and Tentative Tract
Map 31202 (the "Project"), for lands bounded by Avenue 52 on the north, Monroe
Street on the east, more particularly described as follows:
APN 767-200-004 and 767-200-005
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 facts, findings, and reasons to adopt Resolution 2003-038 recommending
certification of said Environmental Assessment:
WHEREAS, said Environmental Assessment has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" (as amended; Resolution 83-68 adopted by the La Quinta City Council) in that
the Community Development Department has prepared an Initial Study (EA 2003-472)
and has determined that although the proposed Specific Plan 2003-064 and Tentative
Tract Map 31202 could have a significant adverse impact on the environment, there
would not be a significant effect in this case because appropriate mitigation measures
were made a part of the assessment and included in the conditions of approval and a
Mitigated Negative Declaration of Environmental Impact should be filed; and,
WHEREAS, the City Council of the City of La Quinta, California, did, on
the 1 st day of July, 2003 hold a duly noticed Public Hearing to consider Environmental
Assessment 2003-472 for the Project; and
WHEREAS, upon hearing and considering all testimony and arguments, if
any, of all interested persons desiring to be heard, said City Council did, find the
following facts, findings, and reasons to justify recommending certification of said
Environmental Assessment:
Resolution No. 2003-048
EA 2003-472 / Desert Elite, Inc.
Adopted: July 1, 2003
Page 2
1 • The proposed Project will not be detrimental to the health, safety, or general
welfare of the community, either indirectly, or directly, in that no significant
unmitigated impacts were identified by Environmental Assessment 2003-472.
2. The proposed Project will not have the potential to degradd 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 rare or endangered plants
or animals or eliminate important examples of the major periods of California
history or prehistory.
3. There is no evidence before the City that the proposed project will have the
potential for an 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 have been identified by the
Environmental Assessment.
5• The proposed Project will not result in impacts which are individually limited or
cumulatively considerable when considering planned or proposed development in
the immediate vicinity, as development patterns in the area will not be
significantly affected by the proposed Project.
6. The proposed Project will not have environmental effects that will adversely
affect the human population, either directly or indirectly, as no significant
impacts have been identified which would affect human health, risk potential or
public services.
7. There is no substantial evidence in light of the entire record that the Project may
have a significant effect on the environment.
8. The City Council has considered the Environmental Assessment 2003-472 and
the Environmental Assessment reflects the independent judgment of the City.
9. The City has on the basis of substantial evidence, rebutted the presumption of
adverse effect set forth in 14 CAL Code Regulations 753.5(d).
Resolution No. 2003-048
EA 2003-472 / Oe®art Elite, Inc.
Adopted: July 1. 2003
Page 3
10. The location and custodian of the City's records relating to this Project is the
Community Development Department located at 78-495 Calle Tampico, La
Quinta, California.
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 for this Environmental Assessment.
2. That Environmental Assessment 2003-472 reflects the independent judgement
of the City.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
City Council held on this 1 st day of July 2003, by the following vote, to wit:
AYES: Council Members Henderson, Sniff, Mayor Adolph
NOES: Council Members Osborne, Perkins
ABSENT: None
ABSTAIN: None
DON Aft LPH, ayor
City of La Quinta, California
ATTEST:
JUNWRfEK, CMC, City
City of La Quinta, California
(CITY SEAL)
Resolution No. 2003-048
EA 2003-4721 Desert Elks. Inc.
Adopted: July 1, 2003
Pegs 4
APPROVED AS TO FORM:
M.{CATH IN JENSON40ty /bbrn�e—y-----..
City of La Quinta, California
echo Santana Specific Pian City of La Quirita
RESOLUTION NO. 2003-049
SPECIFIC PLAN
adopted Julv 1, 2003 Page 62
RESOLUTION NO. 2003-049
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING DESIGN
GUIDELINES AND DEVELOPMENT STANDARDS FOR A
79.21 ACRE SINGLE FAMILY RESIDENTIAL SUBDIVISION
LOCATED AT THE SOUTHWEST CORNER OF AVENUE 52
AND MONROE STREET
CASE NO.: SPECIFIC PLAN 2003-064
APPLICANT: DESERT ELITE
WHEREAS, the Planning Commission of the City of La Quinta, California, did
on the 10th day of June, 2003, hold a duly noticed Public Hearing to consider
Specific Plan 2003-064, to allow the development of a 79.21 acre single family
residential subdivision, located at the southwest corner of Avenue 52 and Monroe
Street, and more particularly described as:
APN's 767-200-004 and 767-200-005
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Planning Commission did make the mandatory findings of approval to adopt
Resolution 2003- 039, recommending City Council approve Specific Plan 2003-
064; and
WHEREAS, said Specific Plan has complied with the requirements of "The
Rules to Implement the California Environmental Quality Act of 1970" as amended
(Resolution 83-63), in that an Environmental Assessment (EA 2003-472) was
prepared for Specific Plan 2003-064 and found that although the proposed project
will have environmental impacts, all impacts can be mitigated to a less than
significant level; and
WHEREAS, the City Council of the City of La Quinta, California, did on the
1" day of July, 2003, hold a duly noticed Public Hearing to consider Specific Plan
2003-064, to allow the development of a 79.21 acre single family residential
subdivision; 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
approval of Specific Plan 2003-064:
Rasolutlon No. 20034049
Speciflc Plan 2003-064 / Desert Elite, Inc.
Adopted: July 1, 2003
Pape 2
1. The proposed Specific Plan is consistent with the goals and policies of the La
Quinta General Plan in that the project has been designated for Low Density
Residential with equestrian amenities.
2. This Specific Plan will not create conditions materially detrimental to the
public health, safety, and welfare in that the development allowed under the
Specific Plan is compatible with existing uses and the development standards
contained in the Specific Plan will ensure high quality development.
3. That the Specific Plan is compatible with the existing and anticipated area
development in that the project is to be located on land designated as Low
Density Residential.
4. That the project will be provided with adequate utilities and public services
to ensure public health and safety.
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 hereby confirm the conclusion that Environmental Assessment
2001-436 assessed the environmental concerns of the Specific Plan; and,
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Council held on this 1st day of July, 2003, by the following vote, to
wit:
AYES: Council Members Henderson, Sniff, Mayor Adolph
NOES: Council Members Osborne, Perkins
ABSENT: None
ABSTAIN: None
Resolution No. 2003-049
Specific Plan 2003-064 / Darert Elite, Inc.
Adopted: July 1, 2003
Pepe 3
DON ADOL H, kliyor
City of La Quinta, California
ATTEST:
�9L JUNE GR EK, GMC, City bkk
City of La Quinta, California
(CITY SEAL)
APPROVED AS TO FORM:
M. KA ERI JENSON, Cityttor ey
City of La Quinta, California
CITY COUNCIL RESOLUTION NO. 2003-049
CONDITIONS OF APPROVAL - FINAL
SPECIFIC PLAN 2003-064
DESERT ELITE - RANCHO SANTANA
ADOPTED: JULY 1, 2003
LANDSCAPING
1. The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta ("City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Specific Plan.
The City shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
2. Front yard landscaping shall consist of two trees (i.e., a minimum 1.5 inch
caliper measured three feet up from grade level after planting), ten 5 -gallon
shrubs, and groundcover. Palm trees may count as a shade tree if the trunk is
six feet tall. Double lodge poles (two-inch diameter) shall be used to stake trees.
All shrubs and trees shall be irrigated by bubbler or emitters. To encourage
water conservation, no more than 50% of the front yard landscaping shall be
devoted to turf. Future home buyers shall be offered an option to have no turf
areas in their front yard through the use of desertscape materials.
3. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being
placed within 18 inches of street curbs.
4. Once the trees have been delivered to the site for installation, a field inspection
by the Community Development Department is required before planting to insure
they meet minimum size and caliper requirements.
5. Prior to issuance of the first Certificate of Occupancy, the applicant shall
complete the parkway landscaping along Avenue 52. The perimeter walls and
gates shall be completed with the first phase of development.
echo Santana Specific Plan City of La Quinta
RESOLUTION NO. 2003-050
TENTATIVE TRACT NO. 31202
adopted July 1, 2003 Page 67
RESOLUTION NO. 2003-050
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING THE SUBDIVISION
OF ±79.21 ACRES INTO 201 NUMBERED LOTS AND 26
LETTERED LOTS
CASE NO.: TENTATIVE TRACT MAP 31202
APPLICANT: DESERT ELITE
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 10th day of June, 2003 hold a duly noticed Public Hearing to consider a
request by Desert Elite for approval of a Tentative Tract Map to subdivide ±79.21
acres into 201 numbered lots and 26 lettered lots, generally located at the southwest
corner of Avenue 52 and Monroe Street, more particularly described as follows:
APNs: 767-200-004 and 767-200-- 005.
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
Planning Commission did make the mandatory findings to adopt Resolution 2003-040
recommending the City Council approve Tentative Tract Map 31202:
WHEREAS, said Tentative Tract Map application has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended (Resolution 83-68), in that the Community Development
Department has conducted an Initial Study (Environmental Assessment 2003-472),
and determined that the proposed Tentative Tract Map will not have a significant
impact on the environment and a Mitigated Negative Declaration of environmental
impact has been certified; and
WHEREAS, the City Council of the City of La Quinta, California, did, on
the 1 st day of July, 2003 hold a duly noticed Public Hearing to consider a request by
Desert Elite for approval of a Tentative Tract Map to subdivide ±79.21 acres into 201
numbered lots and 26 lettered lots;
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
City Council did make the following mandatory findings approving said Tentative Tract
Map 31202:
1.
Consistency with the General Plan: The property is designated for Low Density
Residential uses on the General Plan Land Use Map. The project is consistent
with the goals, policies and intent of the General Plan insofar as low density
residential with equestrian amenities is consistent with the land use designation
of the City.
Resolution No. 2003-050
TTM 31202 / Desert Elite, Inc.
Adopted: July 1, 2003
Page 2
2. Consistency with the pZoning Code: With the Specific Plan, the proposed project
is consistent with the development standards of the Low Density
(Agriculture/Equestrian Overlay) Residential Zoning District, including, but not
limited to, setbacks, architecture, building heights, building mass, exterior
lighting, parking, circulation, open space and landscaping.
3. Compliance with the California Environmental Quality Act (CEQA): The design of
the subdivision and the proposed improvements are not likely to either cause
substantial environmental damage or substantially injure fish and wildlife or their
habitat. The proposed project is consistent with the requirements of CEQA, in
that Environmental Assessment 2003-472 was prepared for this project with a
recommendation for certification of a Mitigated Negative Declaration of
environmental impact. Mitigation measures are included in the Mitigated
Negative Declaration that reduces impacts to less than significant levels.
4. Design Improvements: The design of the subdivision and/or the type of
improvements are not likely to cause serious public health problems in that the
site is physically suitable for the subdivision. Infrastructure improvements
(water, sewer, gas, electricity, etc.) will serve the site as required.
5. Easements/Access: The design of the subdivision will not conflict with the
easements, acquired by the public at large, for access through, or use of
property, within the proposed subdivision in that adequate roadways will be
provided to meet the intent of the Circulation Element of the General Plan.
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 for this Tentative Tract Map;
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
City Council held on this 1 st day of July, 2003, by the following vote, to wit:
AYES: Council Members Henderson, Sniff, Mayor Adolph
NOES: Council Members Osborne, Perkins
ABSENT: None
ABSTAIN: None
Resolution No. 2003-050
TTM 31202 / Desert Elite, Inc.
Adopted: July 1, 2003
Page 3
DON AD PH, yor
City of La Quinta, California
ATTEST:
JLNGREEK, CMC, " Clerk
City of La Quinta, California
(CITY SEAL)
APPROVED AS TO FORM:
M. KAT ERINE JENSO ity Attorri`tey
City of La Quinta, California
CITY COUNCIL RESOLUTION NO. 2003-050
CONDITIONS OF APPROVAL — FINAL
TENTATIVE TRACT MAP 31202
DESERT ELITE — RANCHO SANTANA
ADOPTED: JULY 1, 2003
GENERAL
1 . The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta ("City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Tentative
Tract Map, or any Final Map recorded thereunder. The City shall have sole
discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply
with the requirements and standards of Government Code § § 66410 through
66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta
Municipal Code ("LQMC").
The City of La Quinta's Municipal Code can be accessed on the City's Web Site
at www.la-quinta.org.
3. Prior to the issuance of any grading, construction, or building permit by the City,
the applicant shall obtain the necessary clearances and/or permits from the
following agencies:
Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Coachella Valley Unified School District
Coachella Valley Water District (CVWD)
Imperial Irrigation District (IID)
® California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
Resolution No. 2003-050
Conditions of Approval — Final
Desert Elite — Rancho Santana
Adopted: July 1, 2003
Page 2
4. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water),
LQMC; Riverside County Ordinance No. 457; and the State Water Resources
Control Board's Order No. 99-08-DWQ .
A. For construction activities including clearing, grading or excavation of
land that disturbs five (5) acres or more of land, or that disturbs less than
five (5) acres of land, but which is a part of a construction project that
encompasses more than five (5) acres of land, the Permitee shall be
required to submit a Storm Water Pollution Protection Plan ("SWPPP").
B. The applicant's SWPPP shall be approved by the City Engineer prior to
any on or off-site grading being done in relation to this project.
C. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including
acceptance of all improvements by the City.
D. The applicant's SWPPP shall include provisions for all of the following
Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC):
1. Temporary Soil Stabilization (erosion control).
2. Temporary Sediment Control.
3. Wind Erosion Control.
4. Tracking Control.
5. Non -Storm Water Management.
6. Waste Management and Materials Pollution Control.
E. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading,
pursuant to this project.
F. The approved SWPPP and BMPs shall remain in effect for the entire
duration of project construction until all improvements are completed and
accepted by the City.
5. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at
the time of issuance of building permit(s).
Resolution No. 2003-050
Conditions of Approval — Final
Desert Elite — Rancho Santana
Adopted: July 1, 2003
Page 3
PROPERTY RIGHTS
6. Prior to issuance of any permit(s), the applicant shall acquire or confer
easements and other property rights necessary for the construction or proper
functioning of the proposed development. Conferred rights shall include
irrevocable offers to dedicate or grant access easements to the City for
emergency services and for maintenance, construction and reconstruction of
essential improvements.
7. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Avenue 52 (Primary Arterial - A) — The standard 55 feet from the
centerline of Avenue 52 for a total 1 10 -foot ultimate developed
right of way except for an additional right of way dedication for a
dual left turn lane 0 2 feet each, 24 feet total; length to be
determined by a traffic study), two through eastbound lanes (12
feet each, 24 feet total), a 8 -foot bike lane, and a
deceleration/right turn only lane (12 feet wide and 100 feet long)
at the intersection. The right of way dedication shall be 63 feet
from the centerline and 100 feet long plus a variable dedication of
an additional 50 feet to accommodate ithe curb transition of the
deceleration/right turn only lane. Monroe Street (Primary Arterial —
A) - 55 feet from the centerline of Monroe Street for a total 110 -
foot ultimate developed right of way; additional 25 foot dedication
will be required measured from the existing 30 foot right of way
along Monroe Street.
8. The applicant shall retain for private use on the Final Map all private street right-
of-ways in conformance with the City's General Plan, Municipal Cade,
applicable specific plans, and/or as required by the City Engineer.
9. The private street right-of-ways to be retained for private use required for this
development include:
Resolution No. 2003-050
Conditions of Approval — Final
Desert Elite — Rancho Santana
Adopted: July 1, 2003
Page 4
A. PRIVATE STREETS
1) Streets "A" through "L" - All onsite streets, except in the entry
gate area, shall have right of way retained to accommodate a 36 -
foot travel width (measured at the gutter flow line) plus additional
width to the back of the approved curb design. In the entry gate
area, the right o.f way width shall be wider and adjusted as needed
to accommodate the median islands and travel way. Alternatively,
the applicant may construct the narrower street that is detailed on
the tentative map if the applicant records a no on -street parking
requirement in the property CC&R's. The no -street parking
requirement shall be enforced by the HOA which may
accommodate occasional short interval parking via HOA issued
permits and other specific short term parking needs the HOA
deems appropriate to accommodate without a permit.
10. Right-of-way geometry for standard knuckles and property line corner cut-backs
at curb returns shall conform to Riverside County Standard Drawings #801, and
#805, respectively, unless otherwise approved by the City Engineer.
1 1. 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.
12. When the City Engineer determines that access rights to the proposed street
right-of-ways shown on the approved Tentative Tract Map are necessary prior
to approval of the Final Map dedicating such right-of-ways, the applicant shall
grant the necessary right-of-ways within 60 days of a written request by the
City.
13. The applicant shall offer for dedication on the Final Map a ten -foot wide public
utility easement contiguous with, and along both sides of all private streets.
Such easement may be reduced to five feet in width with the express written
approval of IID.
14. The applicant shall create perimeter landscaping setbacks along all public right-
of-ways as follows:
A. Avenue 52 and Monroe Street (Primary Arterial) - 20 -foot from the R/W-
P/L.
Resolution No. 2003-050
Conditions of Approval — Final
Desert Elite — Rancho Santana
Adopted: July 1, 2003
Page 5
The listed setback depth shall be the average depth where a meandering wall
design is approved.
The setback requirements shall apply to all frontages including, but not limited
to, remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks,
the applicant shall offer for dedication blanket easements for those purposes on
the Final Map.
15. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins,
mailbox clusters, park lands, and common areas on the Final Map.
16. Direct vehicular access to Avenue 52 and Monroe Street from any portion of the
site from frontage along Avenue 52 and Monroe Street are restricted, except for
those access points identified on the tentative tract map, or as otherwise
conditioned in these conditions of approval. The vehicular access restriction
shall be shown on the recorded final tract map.
17. The applicant shall furnish proof of easements, or written permission, as
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, permanent slopes, or other encroachments will
occur.
18. When an applicant proposes the vacation, or abandonment, of any existing
right-of-way, or access easement, the recordation of the tract map is subject to
the Applicant providing an alternate right-of-way or access easement, to those
properties, or notarized letters of consent from the affected property owners.
19. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property between the date of approval of the Tentative
Tract Map and the date of recording of any Final Map, unless such easement is
approved by the City Engineer.
Resolution No. 2003-050
Conditions of Approval —Final
Desert Elite — Rancho Santana
Adopted: July 1, 2003
Page 6
FINAL MAPS
20. Prior to the City's approval of a Final Map, the applicant shall furnish accurate
AutoCAD files of the Final Map that was approved by the City's map checker on
a storage media acceptable to the City Engineer. Such files shall be in a
standard AutoCAD format so as to be fully retrievable into a basic AutoCAD
program.
Where a Final Map was not produced in an AutoCAD format, or produced in a
file that can be converted to an AutoCAD format, the City Engineer will accept
a raster -image file of such Final Map.
IMPROVEMENT PLANS
As used throughout theseConditions 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.
21. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shall comply with the
provisions of Section 13.24.040 (Improvement Plans), LQMC.
22. The following improvement plans shall be prepared and submitted for review
and approval by the City. A separate set of plans for each line item specified
below shall be prepared. The plans shall utilize the minimum scale specified,
unless otherwise authorized by the City Engineer in writing. Plans may be
prepared at a larger scale if additional detail or plan clarity is desired. Note, the
applicant may be required to prepare other improvement plans not listed here
pursuant to improvements required by other agencies and utility purveyors.
A. Off -Site Street Plan: 1 " = 40' Horizontal, 1 " = 4' Vertical
The street improvement plans shall include permanent traffic control and
separate plan sheet(s) (drawn at 20 scale) that show the meandering
sidewalk, mounding, and berming design in the combined parkway and
landscape setback area.
B. Off -Site Street Median Landscape Plan: 1 " = 20'
Horizontal
C. Perimeter Landscape Plan: 1 " = 20'
Horizontal
D. On -Site Street Plan 1 " = 40'
Horizontal
Resolution No. 2003-050
Conditions of Approval - Final
Desert Elite - Rancho Santana
Adopted: July 1, 2003
Page 7
E. On -Site Rough Grading/Drainage Plan: V = 40'
Horizontal
Other engineered improvement plans prepared for City approval that are not
listed above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show
all existing improvements for a distance of at least 200 -feet beyond the project
limits, or a distance sufficient to show any required design transitions.
"Rough Grading" plans shall normally include perimeter walls with Top Of Wall
& Top Of Footing elevations shown. All footings shall have a minimum of 1 -
foot of cover, or sufficient cover to clear any adjacent obstructions. In addition
to the normal set of improvement plans, a "Site Development" plan are required
to be submitted for approval by the Building Official and the City Engineer.
"Site Development" plans shall normally include all on-site surface
improvements including but not necessarily limited to finish grades for curbs &
gutters, building floor elevations, parking lot improvements and ADA
requirements.
23. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction. For a fee, established by City Resolution, the
applicant may purchase such standard plans, detail sheets and/or construction
notes from the City.
24. The applicant shall furnish a complete set of the AutoCAD files of all approved
improvement plans on a storage media acceptable to the City Engineer. The
files shall be saved in a standard AutoCAD format so they may be fully
retrievable through a basic AutoCAD program.
At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the AutoCAD files in order
to reflect the as -built conditions.
Where the improvement plans were not produced in a standard AutoCAD
format, or a file format that can be converted to an AutoCAD format, the City
Engineer will accept raster -image files of the plans.
Resolution No. 2003-050
Conditions of Approval — Final
Desert Elite — Rancho Santana
Adopted: July 1, 2003
Page 8
IMPROVEMENT SECURITY AGREEMENTS
25. Prior to approval of any Final Map, the applicant shall construct all on and off-
site improvements and satisfy its obligations for same, or shall furnish a fully
secured and executed Subdivision Improvement Agreement ("SIA") guaranteeing
the construction of such improvements and the satisfaction of its obligations for
same, or shall agree to any combination thereof, as may be required by the City.
26. Any Subdivision Improvement Agreement ("SIA") entered into by and between
the applicant and the City of La Quinta, for the purpose of guaranteeing the
completion of any improvements related to this Tentative Tract Map, shall
comply with the provisions of Chapter 13.28 (Improvement Security), LQMC.
27. Improvements to be made, or agreed to be made, shall include the removal of
any existing structures or other obstructions which are not a part of the
proposed improvements; and shall provide for the setting of the final survey
monumentation.
When improvements are phased through a "Phasing Plan," or an administrative
approval (e.g., Site Development Permits), all off-site improvements and
common on-site improvements (e.g., backbone utilities, retention basins,
perimeter walls, landscaping and gates) shall be constructed, or secured through
a SIA, prior to the issuance of any permits in the first phase of the
development, or as otherwise approved by the City Engineer. Prior to issuance
of the first Certificate of Occupancy, the applicant shall complete the perimeter
walls, landscaping and gates.
Improvements and obligations required of each subsequent phase shall either be
completed, or secured through a SIA, prior to the completion of homes or the
occupancy of permanent buildings within such latter phase, or as otherwise
approved by the City Engineer.
In the event the applicant fails to construct the improvements for the
development, or fails to satisfy its obligations for the development in a timely
manner, pursuant to the approved phasing plan, the City shall have the right to
halt issuance of all permits, and/or final inspections, withhold other approvals
related to the development of the project, or call upon the surety to complete
the improvements.
Resolution No. 2003-050
Conditions of Approval — Final
Desert Elite — Rancho Santana
Adopted: July 1, 2003
Page 9
;Depending on the timing of the development of this Tentative Tract Map, and
the status of the off-site improvements at the time, the applicant may be
required to:(1) construct certain off-site improvements, (2) construct additional
off-site improvements, subject to the reimbursement of its costs by others, (3)
reimburse others for those improvements previously constructed that are
considered to be an obligation of this tentative tract map by others, or (4) to
agree to any combination of these means, as the City may require.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Final
Map, or the issuance of any permit related thereto, reimburse the City for the
costs of such improvements.
28. If the applicant elects to utilize the secured agreement alternative, the applicant
shall submit detailed construction cost estimates for all proposed on-site and
off-site improvements, including an estimate for the final survey
monumentation, for checking and approval by the City Engineer. Such
estimates shall conform to the unit cost schedule adopted by City resolution, or
ordinance.
For items not listed in the City's unit cost schedule, the proposed unit costs
shall be approved by the City Engineer.
At the time the applicant submits its detailed construction cost estimates for
conditional approval of the Final Map by the City Council, the applicant shall
also submit one copy each of an 8-1/2" x 11 " reduction of each page of the
Final Map, along with a copy of an 8-1/2" x 11 " Vicinity Map.
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies and submitted to the City along with the applicant's
detailed cost estimates.
Security will not be required for telephone, natural gas, or Cable T.V.
improvements.
GRADING
29. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
Resolution No. 2003-050
Conditions of Approval - Final
Desert Elite - Rancho Santana
Adopted: July 1, 2003
Page 10
30. Prior to occupancy of the project site for any construction, or other purposes,
the applicant shall obtain a grading permit approved by the City Engineer.
31. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a qualified engineer or architect,
B. A preliminary geotechnical ("soils") report prepared by a qualified
engineer,
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
(Fugitive Dust Control), LQMC, and
D. A Best Management Practices report prepared in accordance with
Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit
and Storm Management and Discharge Controls), LQMC.
All grading shall conform to the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by a soils engineer, or by
an engineering geologist.
A statement shall appear on the Final Map that a soils report has been prepared
in accordance with the California Health & Safety Code § 17953.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust
Control Plan provisions as submitted with its application for a grading permit.
32. The applicant shall maintain all open graded, undeveloped land in order to
prevent wind and/or water erosion of such land. All open graded, undeveloped
land shall either be planted with interim landscaping, or stabilized with such
other erosion control measures, as were approved in the Fugitive Dust Control
Plan.
33. Grading within the perimeter setback and parkway areas shall have undulating
terrain and shall conform with the requirements of LQMC Section 9.60.240(F)
except as otherwise modified by this condition requirement. The maximum
slope shall not exceed 3:1 anywhere in the landscape setback area, except for
the backslope (ie the slope at the back of the landscape lot) which shall not
exceed 2:1 if fully planted with ground cover. The maximum slope in the first
six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of
sidewalk is within six (6) of the curb, otherwise the maximum slope within the
right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the
Resolution No. 2003-050
Conditions of Approval — Final
Desert Elite — Rancho Santana
Adopted: July 1, 2003
Page 11
curb shall be depressed one and one-half inches (1.5") in the first eighteen
inches 0 8") behind the curb.
34. Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the tentative map, unless
the pad elevations have other requirements imposed elsewhere in these
Conditions of Approval.
35. Building pad elevations of perimeter lots shall not differ by more that one foot
from the building pads in adjacent developments. Where compliance within the
above stated limits is impractical, the City may consider alternatives that are
shown to minimize safety concerns, maintenance difficulties and neighboring -
owner dissatisfaction with the grade differential.
36. Prior to any site grading or regrading that will raise or lower any portion of the
site by more than plus or minus three tenths of a foot from the elevations
shown on the approved Tentative Tract Map, the applicant shall submit the
proposed grading changes to the City Staff for a substantial conformance
finding review.
37. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or
surveyor.
Each pad certification shall list the pad elevation as shown on the approved
grading plan, the actual pad elevation and the difference between the two, if
any. Such pad certification shall also list the relative compaction of the pad
soil. The data shall be organized by lot number, and listed cumulatively if
submitted at different times.
DRAINAGE
38. The applicant shall comply with the provisions of Section 13.24.120 (Drainage),
LQMC, Engineering Bulletin No. 97.03. More specifically, stormwater falling on
site during the 100 year storm shall be retained within the development, unless
otherwise approved by the City Engineer. The tributary drainage area shall
extend to the centerline of adjacent public streets. The design storm shall be
either the 3 hour, 6 hour or 24 hour event producing the greatest total run off.
39. In design of retention facilities, the maximum percolation rate shall be two
inches per hour. The percolation rate will be considered to be zero unless the
applicant provides site specific data indicating otherwise.
Resolution No. 2003-050
Conditions of Approval - Final
Desert Elite - Rancho Santana
Adopted: July 1, 2003
Page 12
40. Nuisance water shall be retained on site. In residential developments, nuisance
water shall be disposed of in a trickling sand filter and leach field approved by
the City Engineer. The sand filter and leach field shall be designed to contain
surges of up to 3 gph/1,000 sq. ft. of landscape area, and infiltrate 5
gpd/1,000 sq. ft.
41. The project shall be designed to accommodate purging and blowoff water
(through underground piping and/or retention facilities) from any on-site or
adjacent well sites granted or dedicated to the local water utility authority as a
requirement for development of this property.
42. No fence or wall shall be constructed around any retention basin unless
approved by the Community Development Director and the City Engineer.
43. For on-site common retention basins, retention depth shall be according to
Engineering Bulletin 97.03, and side slopes shall not exceed 3:1 and shall be
planted with maintenance free ground cover.
44. Stormwater may not be retained in landscaped parkways or landscaped setback
lots Only incidental storm water (precipitation which directly falls onto the
setback) will be permitted to be retained in the landscape setback areas. The
perimeter setback and parkway areas in the street right-of-way shall be shaped
with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC.
45, The design of the development shall not cause any increase in flood boundaries,
levels or frgquencies in any area outside the development.
46. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow and into
the historic drainage relief route.
47. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
48. When an applicant proposes discharge of storm water directly, or indirectly, into
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
Resolution No. 2003-050
Conditions of Approval — Final
Desert Elite — Rancho Santana
Adopted: July 1, 2003
Page 13
executed and furnished to the City prior to the 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 parcel map excepting there from 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 final development
CC&Rs for meeting these potential obligations.
UTILITIES
49. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities),
LQMC.
50. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within any right-of-way, and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electric vaults, water valves,
and telephone stands, to ensure optimum placement for practical and aesthetic
purposes.
51. Existing overhead utility lines within, or adjacent to the proposed development,
and all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles
are exempt from the requirement to be placed underground.
52. Underground utilities shall be installed prior to overlying hardscape. For
installation of utilities in existing improved streets, the applicant shall comply
with trench restoration requirements maintained, or required by the City
Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
53. The applicant shall comply with the provisions of Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access
For Individual Properties And Development), LQMC for public streets; and
Section 13.24.080 (Street Design - Private Streets), where private streets are
proposed.
Resolution No. 2003-050
Conditions of Approval - Final
Desert Elite - Rancho Santana
Adopted: July 1, 2003
Page 14
54. Streets shall have vertical curbs or other approved curb configurations that will
convey water without ponding, and provide lateral containment of dust and
residue during street sweeping operations. If a wedge or rolled curb design is
approved, the lip at the flowline shall be near vertical with a 1/8" batter and a
minimum height of 0.1'. Unused curb cuts on any lot shall be restored to
standard curb height prior to final inspection of permanent building(s) on the lot.
55. The applicant shall construct the following street improvements to conform with
the General Plan street type noted in parentheses.
A OFF-SITE STREETS
11 Avenue 52 (Primary Arterial - A):
The standard 55 feet from the centerline of Avenue 52 for a total
110 foot ultimate developed right of way, except for an additional
right of way dedication at the Monroe Street intersection of 64
feet from the centerline and 100 feet long plus a variable
dedication of an additional 50 feet to accommodate improvements
conditioned under Street and Traffic Improvements.
Widen the south side of the street along the Tentative Tract
boundary to its ultimate half street width specified in the General
Plan and requirements of these conditions listed below.
Rehabilitate and/or reconstruct existing roadway pavement as
necessary to augment and convert it from a rural county -road
design standard to La Quinta's urban arterial design standard.
Street widening improvements shall include all appurtenant
components such as, but not limited to, curb, gutter, traffic
control striping, legends, and signs, except for street lights.
Construct a 66 -foot roadway intersection improvements (4 -foot
median nose, travel width to include two 10 -foot left turn lanes,
two 12 -foot eastbound through lanes, 8 -foot bike lane and 10 -foot
deceleration/right turn only ,lane, excluding curbs).
Construct half width of an18-foot wide raised landscaped median
along the entire boundary of the Tentative Tract Map plus variable
width as needed to accommodate a dual left turn pocket for the
eastbound traffic at Avenue 52 and a left turn in only lane at the
main entry. The curb on the existing centerline shall be Portland
Cement Concrete.
Resolution No. 2003-050
Conditions of Approval — Final
Desert Elite — Rancho Santana
Adopted: July 1, 2003
Page 15
Construct a 6 -foot meandering sidewalk. The meandering
sidewalk shall have an arrhythmic horizontal layout that utilizes
concave and convex curves with respect to the curb line that
either touches the back of curb or approaches within five feet of
the curb at intervals not to exceed 250 feet.
The sidewalk curvature radii should vary between 50 and 300
feet, and at each point of reverse curvature, the radius should
change to assist in creating the arrhythmic layout. The sidewalk
shall meander into landscape setback lot and approach within 2
feet of the proposed multi-purpose trail.
Construct a 10 -foot multi-purpose trail as approved by the City
Engineer.
Applicant is responsible for 25% of the cost to design and install
the traffic signal at the Avenue 52 and Monroe Street intersection.
This condition will be waived by the City if the developer submits
a traffic signal warrant study that demonstrates the subject
intersection will not meet warrants for a signal, under future
community build -out conditions, as a result of traffic generated by
this development.
The north side of Avenue 52 is located in the City of Indio. The
applicant shall install the following improvements north of the
Avenue 52 centerline as required by the City of Indio to mitigate
impacts caused by the installation of the raised median:
a. Paint a yellow line with raised pavement markers seven (7)
feet north of the centerline and install raised pavement
markers.
b. Widen the north side of the street seven (7) feet to mitigate
the lost pavement width used to complete the painted
median on the north side.
C. Install large radius driveway connections as needed to
mitigate the reduced turning radius caused by the raised
median. The large radius connection provides an alternative
means for the tractor/pickup-trailer combinations to
complete the turn as they access properties on the north
side of the street.
Resolution No. 2003-050
Conditions of Approval — Final
Desert Elite — Rancho Santana
Adopted: July 1, 2003
Page 16
d. Install left turn restrictor component of raised median island
as needed at median openings where turning restrictions are
required.
In the event the applicant is unable to obtain the necessary
approvals and or encroachments from the City of Indio, the
applicant shall not construct improvements a through d of the
above -listed paragraph as well as half width of an 18 -foot wide
raised landscaped median along the entire boundary of the
Tentative Tract Map plus variable width as needed to
accommodate a dual left turn pocket for the eastbound traffic at
Avenue 52 and a left turn in only lane at the main entry.
However, the applicant shall post financial assurances in a manner
prescribed and approved by the City Attorney for the construction
of half width of an 18 -foot wide raised landscaped median along
the entire boundary of the Tentative Tract Map plus variable width
as needed to accommodate a dual left turn pocket for the
eastbound traffic at Avenue 52 and a left turn in only lane at the
main entry.
2) Monroe Street (Primary Arterial; 110' R/W):
Widen the west side of the street along the Tentative Tract
boundary to its ultimate half street width specified in the General
Plan and requirements of these conditions listed below.
Rehabilitate and/or reconstruct existing roadway pavement as
necessary to augment and convert it from a rural county -road
design standard to La Quinta's urban arterial design standard.
Street widening improvements shall include all appurtenant
components such as, but not limited to, curb, gutter, traffic
control striping, legends, and signs, except for street lights.
Construct 34 -foot roadway improvements to comply with the
General Plan (travel way, excluding curbs).
Construct half width of an 18 -foot wide raised landscaped median
along the entire boundary of the Tentative Tract Map plus variable
width as needed to accommodate a dual left turn pocket for the
westbound traffic at Avenue 52 and full movements at the entry.
The curb on the existing centerline shall be asphalt concrete.
Resolution No. 2003-050
Conditions of Approval — Final
Desert EMte — Rancho Santana
Adopted: July 1, 2003
Page 17
Construct a 6 -foot meandering sidewalk. The meandering
sidewalk shall have an arrhythmic horizontal layout that utilizes
concave and convex curves with respect to the curb line that
either touches the back of curb or approaches within five feet of
the curb at intervals not to exceed 250 feet.
The sidewalk curvature radii should vary between 50 and 300
feet, and at each point of reverse curvature, the radius should
change to assist in creating the arrhythmic layout. The sidewalk
shall meander into landscape setback lot and approach within 2
feet of the proposed multi-purpose trail.
Construct a 10 -foot multi-purpose trail as approved by the City
Engineer.
The applicant shall install a traffic signal at the project's entry on
Monroe Street when warrants are met. Applicant is responsible
for 50 % of the cost to design and install the traffic signal if
complementing cost share from development on the other side of
street is available at time the signal is required. Applicant shall
enter into an improvement agreement and post security for 100%
of the cost to design and install the traffic signal prior to issuance
of an on-site grading permit; the security shall remain in full force
and effect until the signal is actually installed by the applicant or
the developer on the other side of the street. If the land on the
other side of the street does not have an approved project
connecting to the subject intersection, the applicant shall pay
100% of the cost to design and install the signalization for the
resulting "T" intersection. If, however, the applicant's
development trails the progress of the development on the other
side of the street, the applicant shall be responsible for 50% of the
cost as previously stated.
B) PRIVATE STREETS
1. Construct full 36 -foot wide travel width improvements as shown
on the tentative map measured from gutter flow line to gutter flow
line within the approved right-of-way where the residential streets
are double loaded. Alternatively, the applicant may construct the
narrower street that is detailed on the tentative map if the
applicant records a no on -street parking requirement in the
property CC&R's. The no -street parking requirement shall be
Resolution No. 2003-050
Conditions of Approval - Final
Desert Elite - Rancho Santana
Adopted: July 1, 2003
Page 18
enforced by the HOA which may accommodate occasional short
interval parking via HOA issued permits and other specific short
term parking needs the HOA deems appropriate to accommodate
without a permit.
56. All gated entries shall provide for a two -car minimum stacking capacity for
inbound traffic; and shall provide for a full turn -around outlet for non -accepted
vehicles.)
Where a gated entry is proposed, the applicant shall submit a detailed exhibit at
a scale of 1 " = 10', demonstrating that those passenger vehicles that do not
gain entry into the development can safely make a "U" Turn back out onto the
main street from the gated entry.
Two lanes of traffic shall be provided on the entry side of each gated entry, one
lane shall be dedicated for residents, and one lane for visitors.
Entry drives, main interior circulation routes, standard knuckles, corner
cutbacks, bus turnouts, dedicated turn lanes and other features shown on the
approved construction plans, may require additional street widths as may be
determined by the City Engineer.
57. The applicant shall design street pavement sections using CalTrans' design
procedure for 20 -year life pavement, and the site-specific data for soil strength
and anticipated traffic loading (including construction traffic). Minimum
structural sections shall be as follows:
Residential 3.0" a.c./4.50" c.a.b.
Primary Arterial 4.5" a.c./6.00" c.a.b.
or the approved equivalents of alternate materials.
58. 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.
Resolution No. 2003-050
Conditions of Approval — Final
Desert Elite — Rancho Santana
Adopted: July 1, 2003
Page 19
59. General access points and turning movements of traffic are limited to the
following:
A. Avenue 52 Primary Entry (approximately 1200 feet west of Monroe
Street): right turn in, right turn out, and left turn in from Avenue 52 into
the site. Left turn out from the entry is prohibited. The left turn out
prohibition will be waived if the property owner on the north side of
Avenue 52 revises the onsite traffic circulation system on the north side
to eliminate the full turn access located 1,950 feet west of Monroe
Street, provided the City of Indio consents to the revised circulation
system.
B. Avenue 52 Secondary Entry (emergency access) (west end of the
Tentative Tract Map): right turn in and right turn out. Left turn out and
left turn in are prohibited.
C. Monroe Street (Located approximately 1,200 feet south of Avenue 52):
Full turn movement is allowed.
D. In addition to the allowable turning movements and restrictions noted in
paragraphs A, B, & D, the Avenue 52 median shall accommodate the
following turning movements serving properties on the north side of the
street located in the City of Indio:
1.) Full -turn access serving the multi-purpose property where it
connects to Avenue 52 one thousand non -hundred fifty (1,950)
feet west of Monroe Street; and
2.) Left turn only into the property (no left turn out) where it connects
to Avenue 52, seven hundred twenty (720) feet west of Monroe
Street.
60. 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.
61. Improvements shall be designed and constructed in accordance with City
adopted standards, supplemental drawings and specifications, or as approved by
the City Engineer. Improvement plans for streets, access gates and parking
areas shall be stamped and signed by qualified engineers.
Resolution No. 2003-050
Conditions of Approval — Final
Desert Elite — Rancho Santana
Adopted: July 1, 2003
Page 20
62. Standard knuckles and corner cut-backs shall conform to Riverside County
Standard Drawings #801 and #805, respectively, unless otherwise approved by
the City Engineer.
63. The applicant shall extend improvements beyond the subdivision boundaries to
ensure they safely integrate with existing improvements.
CONSTRUCTION
64. The City will conduct final inspections of habitable buildings only when the
buildings have improved street and (if required) sidewalk access to publicly -
maintained streets. The improvements shall include required traffic control
devices, pavement markings and street name signs. If on-site streets in
residential developments are initially constructed with partial pavement
thickness, the applicant shall complete the pavement prior to final inspections of
the last ten percent of homes within the development or when directed by the
City, whichever comes first.
LANDSCAPING
65. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
66. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots and park areas.
67. 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 the landscape plans for approval by the Community
Development Department (CDD), prior to plan checking by the Public Works
Department. When plan checking has been completed by CDD, the applicant
shall obtain the signatures of CVWD and the Riverside County Agricultural
Commissioner, prior to submittal for signature by the City Engineer.
NOTE: Plans are not approved for construction until signed by the City Engineer.
68. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn areas shall be minimized with
no lawn, or spray irrigation, being placed within 18 inches of curbs along public
streets.
Resolution No. 2003-050
Conditions of Approval — Final
Desert Elite — Rancho Santana
Adopted: July 1, 2003
Page 21
69. Front yard landscaping shall consist of two trees (i.e., a minimum 1.5 inch
caliper measured three feet up from grade level after planting), ten 5 -gallon
shrubs, and groundcover. Palm trees may count as a shade tree if the trunk is
six feet tall. Double lodge poles (two-inch diameter) shall be used to stake trees.
All shrubs and trees shall be irrigated by bubbler or emitters. To encourage
water conservation, no more than 50% of the front yard landscaping shall be
devoted to turf. Future home buyers shall be offered an option to have no turf
areas in their front yard through the use of desertscape materials.
70. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being
placed within 18 inches of street curbs.
71. Once the trees have been delivered to the site for installation, a field inspection
by the Community Development Department is required before planting to insure
they meet minimum size and caliper requirements.
72. Prior to issuance of the first Certificate of Occupancy, the applicant shall
complete the parkway landscaping along Avenue 52. The perimeter walls and
gates shall be completed with the first phase of development.
PUBLIC SERVICES
73. The applicant shall provide public transit improvements as required by SunLine
Transit Agency and approved by the City Engineer.
QUALITY ASSURANCE
74. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
75. The applicant shall employ, or retain, qualified engineers, surveyors, and such
other appropriate professionals as are required to provide the expertise with
which to prepare and sign accurate record drawings, and to provide adequate
construction supervision.
76. The applicant shall arrange for, and bear the cost of, all measurements,
sampling and testing procedures not included in the City's inspection program,
but which may be required by the City, as evidence that the construction
materials and methods employed comply with the plans, specifications and
other applicable regulations.
Resolution No. 2003-050
Conditions of Approval - Final
Desert Bits - Rancho Santana
Adopted: July 1, 2003
Page 22
77. Upon completion of construction, the applicant shall furnish the City with
reproducible record drawings of all improvement plans which were approved by
the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or
"As -Constructed" and shall be stamped and signed by the engineer or surveyor
certifying to the accuracy and completeness of the drawings. The applicant
shall have all AutoCAD or raster -image files previously submitted to the City,
revised to reflect the as -built conditions.
MAINTENANCE
78. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
79. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on-site improvements, perimeter landscaping, access
drives, and sidewalks.
FEES AND DEPOSITS
80. The applicant shall comply with the provisions of Section 13.24.180 (Fees and
Deposits), LQMC. These fees include all deposits and fees required by the City
for plan checking and construction inspection. Deposits and fee amounts shall
be those in effect when the applicant makes application for plan check and
permits.
81. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at
the time .of issuance of building permit(s).
MISCELLANEOUS
82. Within 24 hours after review by the City Council, the property owner/developer
shall submit to the Community Development Department a check made out to
the County of Riverside in the amount of 564.00 to permit the filing and posting
of the Notice of Determination for EA 2003-472 as required by the California
Environmental Quality Act.
83. Prior to issuance of a Site Development 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 five copies of the Specific Plan document.
Resolution No. 2003-050
Conditions of Approval — Final
Desert Elite — Rancho Santana
Adopted: July 1, 2003
Page 23
84. The applicant shall switch Lot 98 and Lot "L", as shown on Exhibit "A".
85. The applicant shall notify, in the disclosure documents, all property owners
immediately adjacent to well sites regarding their impacts (e.g. noise).
ENVIRONMENTAL
86. Prior to the issuance of a grading permit, building permit or any earth moving
activities for the project allowed in this specific plan, whichever comes first, the
property owner/developer shall prepare and submit a written report to the
Community Development Department demonstrating compliance with those
mitigation measures of Environmental Assessment 2003-472.
FIRE DEPARTMENT
87. For residential areas, approved standard fire hydrants, located at each
intersection and spaced 330 feet apart with no portion of any lot frontage more
than 165 feet from a hydrant. Minimum fire flow shall be 1000 GPM for a two
hour duration at 20 PSI.
88. Blue dot retro -reflectors shall be placed in the street eight inches from centerline
to the side that the fire hydrant is on, to identify fire hydrant locations.
89. Any turns require a minimum 38 foot turning radius.
90. All structures shall be accessible from an approved roadway to within 150 feet
of all portions of the exterior of the first floor
91. Any roads exceeding 1320 feet must provide for secondary access/egress.
Access, may be restricted to emergency vehicles only, however public egress
must be unrestricted. .
92. The minimum dimension for access roads and gates is 20 feet clear and
unobstructed width and a minimum vertical clearance of 13 feet 6 inches in
height.
93. Any gate providing access from a public roadway to a private entry roadway
shall be located at least 35 feet setback from the roadway and shall open to
allow a vehicle to stop without obstructing traffic on the road. Where a one-
way road with a single traffic lane provides access to a gate entrance, a 38 -foot
turning radius shall be used.
Resolution No. 2003-050
Conditions of Approval — Final
Desert Elite — Rancho Santana
Adopted: July 1, 2003
Page 24
94. Gates shall be automatic, minimum 20 feet in width and shall be equipped with
a rapid entry system (KNOX). Plans shall be submitted to the Fire Department
for approval prior to installation. Automatic gate pins shall be rated with a shear
pin force, not to exceed 30 pounds. Gates activated by the rapid entry system
shall remain open until closed by the rapid entry system.
95. The required water system, including fire hydrants, shall be installed and
accepted by the appropriate water agency prior to any combustible building
material being placed on an individual lot. Two sets of water plans are to be
submitted to the Fire Department approval.
96. The applicant or developer shall prepare and submit to the Fire Department for
approval, a site plan designating required fire lanes with appropriate lane
painting and/or signs.
Resolution No. 2003-050
Conditions of Approval — Final
Desert Elite — Rancho Santana
Adopted: July 1, 2003
Page 21
69. Front yard landscaping shall consist of two trees (i.e., a minimum 1.5 inch
caliper measured three feet up from grade level after planting), ten 5 -gallon
shrubs, and groundcover. Palm trees may count as a shade tree if the trunk is
six feet tall. Double lodge poles (two-inch diameter) shall be used to stake trees.
All shrubs and trees shall be irrigated by bubbler or emitters. To encourage
water conservation, no more than 50% of the front yard landscaping shall be
devoted to turf. Future home buyers shall be offered an option to have no turf
areas in their front yard through the use of desertscape materials.
70. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being
placed within 18 inches of street curbs.
71. Once the trees have been delivered to the site for installation, a field inspection
by the Community Development Department is required before planting to insure
they meet minimum size and caliper requirements.
72. Prior to issuance of the first Certificate of Occupancy, the applicant shall
complete the parkway landscaping along Avenue 52. The perimeter walls and
gates shall be completed with the first phase of development.
PUBLIC SERVICES
73. The applicant shall provide public transit improvements as required by SunLine
Transit Agency and approved by the City Engineer.
QUALITY ASSURANCE
74. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
75. The applicant shall employ, or retain, qualified engineers, surveyors, and such
other appropriate professionals as are required to provide the expertise with
which to prepare and sign accurate record drawings, and to provide adequate
construction supervision.
76. The applicant shall arrange for, and bear the cost of, all measurements,
sampling and testing procedures not included in the City's inspection program,
but which may be required by the City, as evidence that the construction
materials and methods employed comply with the plans, specifications and
other applicable regulations.
P.O. Box -1504
78-495 CALLE TAMPICO
LA QUINTA, CALIFORNIA 92253
TO: Planning Commission ktA
FROM: Steve Speer, Assistant City Engin ae
DATE: June 10, 2003
(760) 777-7000
FAX (760) 777-7101
RE: CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP 31202
DESERT ELITE - RANCHO SANTANA
The following changes to the abovementioned conditions are recommended by
the Public Works Department.
Amend Condition 7(A)(1) to read:
Avenue 52 (Primary Arterial - A) - The standard 55 feet from the centerline
of Avenue 52 for a total 110 -foot ultimate developed right of way except for
an additional right of way dedication at the Monroe Street intersection of 64
feet from the centerline and 100 feet long plus a variable dedication of an
additional 50 feet to accommodate improvements conditioned under STREET
AND TRAFFIC IMPROVEMENTS.
Amend :Condition 55(A)(1) third paragraph, to read:
Construct 66 -foot roadway intersection improvements (4 -foot median nose and
travel lane widths to include two 10 -foot left turn lanes, two 12 -foot eastbound
through lanes, 8 -foot bike/golf cart lane and 10-f6ot deceleration/right turn only
lane, excluding curbs).
Add this sentence to the end of the last paragraph in Condition 55(A)(2)
This condition will be waived by the City if the developer submits a traffic signal
warrant study that demonstrates the subject intersection will, not meet .warrants
for a signal, under future community build -out conditions, as a result of traffic
generated by this development.
1 of 2
Nat
Add this sentence to the end of Conditions: 9(A)(1) & 55(B)(1)
Alternatively, the applicant may construct the narrower street that's detailed on
the tentative map if the applicant records a no on -street parking requirement in
the property CC&R's. The no on -street parking requirement shall be enforced by
the HOA which may accommodate occasional short interval parking via HOA
issued permits and other specific short term parking needs the HOA deems
appropriate to accommodate without a permit.
Add this sentence to the end of Condition 59(A)
The left turn out prohibition will be waived if the property owner on the north side
of Avenue 52 revises the onsite traffic circulation system on the north side to
eliminate the full turn access located 1,950 feet west of Monroe Street, provided
the City of Indio consents to the revised circulation system.
Add following- condition to Condition 59 as Condition #59(D)
In addition to the allowable. turning movements and restrictions noted in
paragraphs A, B, & D, the Avenue 52 median shall accommodate the following
turning movements serving properties on the north side of the street located, in
the City of Indio:
• full -turn' access serving the equestrian property where .it connects to
.Avenue 52 one thousand nine -hundred fifty (1;950) feet west of Monroe
Street, and }
• left turn only in to the property (no left turn out) where At connects to
Avenue 52, seven hundred twenty (720) feet west of Monroe Street.
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