CC Resolution 1995-039 Travertine SP 1994-026^#H IL
RESOLUTION 95-39
A RESOLUTION OF THE C* COUNCIL OF THE
CfIY OF LA QUINTA, CALIFORNIA, APPROVING
SPECIFIC PLAN 94-026
CASE NO. SP 94-026 TRAVERTINE CORPORNflON
WHEREAS, the Planning Commission of the City of La Quinta,
California, did, on the 28th day of March, and the 11th d'y A*j*j3*, 1995, hold a duly
noticed Public Hearing to consider the request * *>.*pOration for a 909.2 acre
project, consisting of 2,300 residential units, two g*i". *,urses, * resort hotel, commercial, and
open space/recreation on a site generally bounded on the north by 60th Avenue, 64th
Avenue on the south, Madison Street on the east, and Jefferson Street on the west, more
particularly described as:
A PO*ON OF SECTIONS 3,4,5 AND 33, TOWNSIIIPS
5 AND 6 SOUTH, RANGE 7 EAST, S.B.B.M.
WHEREAS, the City Council of the City of La Quinta. California, did
on the 2nd day of May, and the 6th day of June, 1995, hold a Public Hearing to consider
the applicant's request and recommendation of the Planning Commission concerning
Specific Plan 94-026; and
WHE*EAS, said Specific Plan request has complied with the
requirements of the California Environmental Quality Act of 1970 as amended), and
adopted by City Council Resolution 83-68, in that the Community Development Department
has completed a Draft and Final EIR, which have been reviewed and considered by the
Planning Commission of the City of La Quinta.
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said City
Council did find the following facts and reasons to justif* the approval of said Specific Plan.
1. The proposed Specific Plan, in conjunction with General Plan Amendment 94-026,
is consistent with the goals and policies of the La Quinta General Plan.
2. The Specific Plan, as conditioned, is compatible with the existing and anticipated area
development.
3. The project will be provided with adequate utilities and public services to ensure
public health and safety.
4. Adherence to the mitigation measures identified in the Final EIR, which have been
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incorporated into the Conditions of Approval, will ensure that all identified
significant impacts will be reduced to levels of non-significance, with the exception
of impacts to issues, for which Statements of Overriding Considerations will be
adopted by the La Quinta City Council.
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NOW, ThEREFORE, BE Fr 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
Council in this case;
2. That it does hereby certi* by separate Resolution of the Final Environmental Impact
Report for this Amendment by the La Quinta City Council;
3. That it does hereby approve the above described Specific Plan request for the
reasons set forth in this Resolution, and subject to the attached Conditions of
Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the
La Quinta City Council, held on this 6th day of June, 1995, by the following vote, to wit:
AYES: Council Members Bangerter, Catheart, Sniff, Mayor Pena
NOES: None
ABSENT: Council Member Perkins
ABSTAINNOne
JOHN ENA, Mayor
City of La Quinta, California
**DRAJUH*Clerk
City of La Quinta, California
APPROVED AS TO FORMAT:
L*i* 7**Y
DAWN HONEYWELL, City Attorney
City of La Quinta, California
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RESOLUTION 95-39
CONDITIONS OF APPROVAL- RECOMMENDED
SPECIFIC PLAN 94.026. TRAVERTINE CORPORATION
JUNE 6,1995
* Modified by the Planning Commission on 3-28-95 and 4.11.95
** Modified by the City Council on June 8,1995
+ Added by the City Council on June 6, 1995
IjENERAL:
1. Upon their approval by the City Council, the City Clerk is authorized to file these Conditions of
Approval with the Riverside County Recorder for recordation against the property to which
they apply.
2. Specific Plan *O26 shall comply with the requirements and standards of the State Subdivision
Map Act and the City of La *uinta Land Division Ordinance, unless otherwise modified by the
following conditions.
3. The development shall comply with Ezilibit A", the specific plan for Specific Plan 94-026, the
Final EIR and the following conditions, which shall take precedence in the event of any
conflicts with the provisions of the Specific Plan.
4. E*erior llghting for the project shall comply with the Dark Sky" Ughting Ordinance. Plans
shall be approved by the Community Development Department prior to issuance of a building
permit
5. Construction shall comply with all local and State Building Code requirements as determined
by the Building and Safety Director.
6. Prior to any inlual tract map approval, the appllcant'developer shall prepare an overall plan
or program for the provision of comfort station locations for all maintenance employees. This
plan or program shall indicate station locations and design parameters and standards, and
shall be subject to review by the Community Development Department Said plan or program
shall Indicate methods of providing such faclilties, the parties responsible for so doing, and
means for enforcement of procedures set forth in the plan or program.
7** This specific plan approval shall expire and become void within four years unless ertended
by the Planning Commission through the approval of an annual program review. The annual
review shall be requested at least 30-days prior to the expiration.
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Conditions of Approval
Specific Plan 94.a26 Travertine Corporation
June 6,1995
8. During each annual review by the Commlssion, the developerlapplic ant shall be required to
demonstrate good faith compliance with the terms of the specific plan. The
applicantideveloper of this project hereby agrees to furish such evidence of compliance as
the City, in the exercise of its reasonable discretion, may require. Evidence of good faith
compliance may Include, but shall not necessarily be Limited to, good faith progress towards
implementation of and compliance with the requirements of the specific plan. Upon conclusion
of the annual review, the Coninlission may determine that the applicant has made good faith
complianceiprogress and may eltend the specific plan for one year.
9. This approval shall be In compilance with the approval of General Plan Amendment 95.049.
iD. The applicant shall obtain approval of the necessary change of zone in order for the project
to be consistent with the proposed land uses.
11. Appilcantideveloper shall work with Waste Management of the Desert to implement provisions
of AB 939 and AB 1462. The appilcantideveloper is required to work with Waste Management
in setting up waste collection and recycling programs for this project.
12. If the applicant desIres to phase improvements and obligations required by the Conditions of
Approval, phasIng plans shall be submitted to the Public Works Department for review and
approval by the City Engineer. The phasing plans are not approved untll they are signed by
the City Engineer.
The applicant shall complete required improvements and satisfy obligations In the order of
the approved phasing plan. Improvements and obligations required of each phase shall be
complete and satisfied prior to completion of homes or occupancy of permanent buildings
within the phase unless a sub.phaslng plan is approved by the City Engineer.
13. Prior to the issuance of a grading or building permit for construction of any building or use
contemplated by this approval, the applicant shall obtain permits andlor clearances from the
following public agencies:
* Fire Marshal
* Public Works Department Grading Permit, Improvement Permit)
* Community Development Department
* Riverside County Environmental Health Department
* Coachelia Valley Unified School District
* Coachella Valley Water District CVWD)
* Imperial Irrigation District
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Resolution No. 95-39
Conditions of Approval
Specific Plan 94-028. Travertine Corporation
June 6,1995
* California Regional Water Cuality Control Board *PDES Permit)
The appilcant is responsible for any requirements of the permits or clearances from *ose
jurisdictions. If the requirements include approval of Improvement plans, applicant shall
furnish proof of said approvals prior to obtaining City approvals and signatures fin the plans.
Evidence of permits or clearances from the above jurisdictions shall be presented to the
Building and Safety Department at the time of the application for a building permit for the use
contemplated herewith.
14. Provisions shall be made to comply with the terms and requirements of the City's adopted
Infrastructure Fee program in effect at the time of issuance of building permits.
ENVIRONMENTAL
15. All adopted mitigation measures, as recommended in the DrafuFinal E* shall be incorporated
into all future project approvals relating to Specific Plan 94.026 where appilcable andlor
feasible. It Is understood that certain measnres will not be appilcable to certain site specific
proposals, however, all development within the specific plan area shall be verified as in
conformance with said specific plan and the mitigation adopted within the DraftiFinal EIL
The Specific Plan Draft and Final EIR shall be used in the review of all project proposals in the
Specific Plan 94.026 area. Said mitigation measures are hereby incorporated into these
conditions by reference.
DEVELOPMENT STAWDARDS:
16. Any proposed entry gates shall be subject to separate plot plan reviews to insure adequate
stacl:inglqueuihg space, fire access, etc. Plans including guard houses or similar structures
will also be subject to Planning Commission approval.
17. Separate plot plan review of any maintenance facillty site(s) shall be required with action
taken by the Plauning Commission, with a report of action to be sent to the City Council.
18. Building heights for residential uses shall be subject to height limits specified in the specific
plan, except that no building or structure, regardless of use, exceeding one story 20-feet in
height), shall be allowed within 200-feet of any perimeter property linelpubuc street frontage.
All building heights shall be measured from finish grade elevation. All other residential
structures shall be limited to two stories, not to exceed 28-feeL
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Conditions of Approyal
Specific Plan 94*O2B Iravertin, Corporation
June 6,1995
19. The requirements or the City's Ofr-Street Parking Ordinance shall be met concerning all
supplemental accessory facilities e.g., hotel, golf courses, tennis court complex, etc.).
20. This approval does not authorize the construction of a golf clubhouse, tennis building with
tennis courts, gatehouses, and a maintenance facility at the general locations shown on
Exhibit 1A". These buildings1 specific locations, design, height, and size shall be subject to
separate plot plan review and approval by the Planning Commission.
21. All lighting facilities shall comply with Chapter 9.210 Outdoor Ught Control) and be designed
to minimize light and glare impacts to surrounding property. All lighting to be installed shall
be subject to review and approval by the Community Development department,
The applicant shall submit plans for street lighting along roads, if any, for review and
approval by the Community Development Department.
22. The minimum dwelling unit ving area) size for all residential units shall be 1,400 square feet
excluding attached or detached parllling garage*
23. The architectural style of the project shall be Spanish Colonial, Southwest Adobe, Pueblo, or
other styles approved by the Planning CommissioL
24. All roofing material witliin the project shall be clay or concrete tile barreL The color of the
roof tiles shall consist of desert hues.
25. All residence s*dwellings are required to have iliuminated building address numbers per the
La Quinta Municipal Code.
28.* The Specific Plan shall be revised to switch the Estate Homes planhing area with the goll
* corridor located at the southern portion of the project, to provide an open space setback. This
setback shall consist of a 1D*foot wide naturalized trall corridor along the toe of the slope for
hiking and equestrian use, and a minimum 2ODfoot wide golf corridor.
27. All easements, rights-of.way and other property rights necessary to facilitate the ultimate use
of the subdivision and functioning of improvements shall be dedicated, granted or otherwise
conferred, or the process of sald dedication, granting, or conferral shall be ensured, prior to
approval of a final map or fillng of a Certificate of Compliance for walver of a final map. The
conferral shall include ir'revocable offers to dedicate or grant easements to the City for access
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Resolution No. 95-39
Conditions of Approval
Specific Plan 94-02B Travertine Corporation
June B, 1995
to and maintenance, construction, and reconstruction of all required improvements wMch are
located on privately-held lots or parcels.
28. If the appilcant proposes vacation or abandonment of any existing rights-o f-way or access
easements wbich will diminish access rights to any properties owned by others, the appilcant
shall provide to those properties alternate rights-a f-way or access easements on alignments
approved by the City Council.
29. The appilcant shall dedicate publlc street right-of.way and utlilty easements in conformance
with the City's General Plan, Municipal Code, appilcable specific plans, and as required by the
City Engineer.
Dedication required of tnis development include:
A. Jefferson Street half of full-width right-of-way for all frontage full width for frontage
on both sides* Width shall be as determined in the approved Jefferson Street
alignment study.
B. 62nd Avenue full width right-of-way for all frontage. Width shall be as determined
in the approved Jefferson Street alignment study.
C. Madison Street North of 62nd Avenue Primary Arterial half of 1 lO* right of way.
6211d Avenue to south end of proposed maintenance facIlity Secondary Arterial half
of 88! right of way. At the north end of tliis segment, the appilcant shall dedicate right
of way as required by the City Engineer for curvature resulting in a centerline match
with Madison Street right of way north of Avenue 62. This portion of the dedication is
subject to partial reimbursement by the City. Adjacent to the proposed maintenance
facIlity, the appilcant shall dedicate full-width right of way.
South of proposed maintenance facIlity- Local Street half of 60' right of way.
Dedications shall include additional widths as necessary for dedicated right and left turn
lanes, bus turnouts, etc.
The appilcant shall dedicate street rights-of-way prior to required approvals of any proposed
subdivision or improvements to land witMIL the specific plan boundaries.
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Conditions of Approval
Specific Plan *4-O2B Travertine Corporation
June 6.1995
If the City Engineer determines that public access rights to proposed street rights-or-way
shown on the tentative map are necessary prior to approval of final maps dedicating the
rights-of-way, then developer shall grant temporary public access easement S to those areas
within 60-days of written request by the City.
30. The applicant shall dedicate 1*oot wide public utility easements contiguous with and along
both sides of all private streets.
31. The applicant shall designate common area setback lots, of minimum width as noted
generally 20-feet in front of lots, 10- feet side, and five feet rear), adjacent to the following
street rights-of-way:
A. Jefferson Street 20-feet
B. Madison Street- 20-feet
C. 6Znd Avenue 20-feet
Minimum widths may be used as average widths for meandering wall designs.
If interior streets are private, the dedication shall be to a homeowners' assoclatioL If interior
streets are public, the dedication shall be to the City
Where sidewalks, bikepaths, andlor equestrian trails are required, the applicant shall dedicate
blanket easements over the setback lots for those purposes.
32. The applicant shall vacate vehicle access rights to Jefferson Street, Madison Street and 62nd
Avenue from lots abutting the streets. Access to these streets shall be restricted to that shown
on the Circulation" diagram in the specific plan.
33. The applicant shall dedicate easements necessary for placement of and access to utility hes
and structures, park lands, drainage basins, common areas, and mailbox clusters.
34. The applicant shall cause no easements to be granted or recorded over any portion of this
property between the date of approval of this specific plan by the City Council and the date of
recording of any final map(s) covering the same portion of the property unless such easements
are approved by the City Engineer.
35.* The applicant shall provide a conservation easement that covers a minlmum of 200-feet wide
* buffer at the toe of the slope of the Martinez Slide by reversing the golf course and
reconfiguring the homes to the satisfaction of the Community Development Department If
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Resolution No. 95-39
Conditions of Approval
SpGcific Plan 94.026 Travertine Corporation
June 6,1995
appropriate, the Boo Herr Trail could be routed through to add to the easemen* This easement
shall be reviewed and approved by the Community Development Depar'tment, prior to
recordation with the County Recorders Office.
36. The applicant shall construct improvements andlor satisfy obligations, or enter into a secured
agreement to construct improvements andlor satisfy obligations required by the City for the
tentative tract map, parcel map, or approved phase of development prior to approval of the
map or phase or issuance of a certificate of compliance in-lieu of a final map.
Improvements to be made or agreed to shall include removal of any existing structures or
obstructions which are not part of the proposed improvements.
37. Ir improvements are secured, the applicant shall provide approved estimates of the
improvement costs. The estimates shall comply with the schedule of unit costs adopted by City
resolution or ordinance. For items not contained in the City's schedule of costs, estimates
shall meet the approval of the City Engineer.
F Estimates for utilities and other improvements under the jurisdiction of outside agencies shall
be approved by those agencies.
38. If improvements are phased with multiple final maps or other administrative approvals plot
plans, conditional use permits, etc.), off-site improvements i.e., streets) and development-wide
improvements i.e., perimeter walls, common area and setback landscaping, and gates) shall
be constructed or secured prior to approval of the first final map unless otherwise approved
by the engineer.
39. The applicant shall pay cash or provide security in guarantee of cash payment for applicant's
required share of future improvements to be constructed by others deferred improvements),
Deferred improvements for this development include:
A. Traffic signal at 6ind Avenue and Madison Street- 50% cost participation.
The applicant's obligations for all or a portion of the defer'red improvements may, at the City's
option, be satisfied by participation in a major thoroughfare improvement program if this
development becomes subject to such a program.
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Conditions of Approval
Specific Plan 94-02B Travertine Corporation
June 6, 19*5
40. Improvement plans submitted to the City for plan checking shall be submitted on 24" X 36"
media in the categories of Rough Grading", Precise Grading", Streets and Drainage", and
Landscaping". All plans shall have signature blocks for the City Engineer and are not
approved for construction until they are signed.
Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates and
entryways, parking lots, and water and sewer plans. Combined plans including water and
sewer Improvements shall have an additional signature block for the CVWD. The combined
plans shall be signed by CVWD prior to theIr submittal for the City Engineer's signature.
Landscaping" plans shall normally include landscaping improvements, irrigation, lighting,
and perimeter walls.
Plans for improvements not llsted above, shall be in formats approved by the City Engineer.
41. The City may maintain digitized standard plans for elements of construction. For a fee
established by City resolution, the developer may acquire tile standard plan computer illes
or standard plan sheets prepared by the City.
When final plans are approved by the City, the developer shall flirnish accurate computer illes
of the complete, approved plans on storage media and in program format acceptable to the
City Engineer.
42. Graded but undeveloped land shall be maintained to prevent dust and blowsand nuisances.
The land shall be planted with interim landscaping or provided with other wind and water
erosion control measures approved by the Communlty Development and Public Works
Departments.
43. The applic ant shall comply with the City's Flood Protection Ordinance.
44. A thorough prellmlnary engineering, geological and soils engineering investigation shall be
conducted. The report of the investigation the soils report") shall be submitted with the
grading plan.
45. A grading plan shall be prepared by a registered civil engineer and must meet the approval
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Resolution No. 95-39
Conditions of Appwval
Specific Plan 94-a26 Trayertine Corporation
June 6, 1995
or the City Engineer prior to issuance of a grading permit.
The grading plan shall confirm with the recommendations of the soils report and shall be
certified as adequate by a soils engineer or an engineering geologist. A statement shall
appear on the final map(s), if any are required of tids development, that a soils report has been
prepared pursuant to Section 17953 of the Health and Safety Code.
46. Building pad elevations on contiguous lots shall not differ by more than three feet except for
lots within this development but not sharing common street frontage where the differential
shall not exceed five feet.
If the appilcant is unable to comply with the pad elevation differential requirement, the City
will consider and may approve alternatives that preserve community acceptance and buyer
satisfaction with the proposed development.
47. Prior to occupation of the project site for construction purposes, the appilcant shall submit
and receive approval of a Fugitive Dust Control Plan prepared in accordance with Chapter 6.1 a,
La *uinta Municipal Code. In accordance with said Chapter, the appilcant shall fnrnish
security, in a form acceptable to the City, in an amount sufficient to guarantee compilance
with the provisions of the permit.
48. Prior to issuance of any building permit the appilcant shall provide a separate document
bearing the seal and signature of a California registered civil engineer, geotechnical engineer,
or surveyor that llsts actual building pad elevations. The document shall, for each building
pad in the development, state the pad elevation approved on the grading plan, the as-built
elevation, and shall clearly identify the difference, if any. The data shall be organized by
development phase and lot number and shall be cumulative if the data is submitted at
different times.
DRAINAGE:
49. Stormwater falling on site during the peak 24-hour period of a 100-year storm shall be retained
on site rather than detained and released as proposed in the specific plan document), The
tributary dalinage area for which the developed is responsible shall extend to the centerline
of adjacent publlc streets.
50. Stormwater shall normally be retained in common retention basins. Individual lot basins or
other retention schemes may be approved by the City Engineer for lots 2.5 acres in size or
larger or where the use of common retention is determined by the CIty Engineer to be
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Conditions of Approval
Specific Plan 94-U26 Travertine Corporation
June 6,1995
impracticable.
51. if individual lot retention Is approved, the following conditions shall apply:
A. Each private lot proposed for on-site retention shall be designed to receive and safely
convey stormwater in excess of retention capacity, including inflow from adjacent
properties. Front yards shall drain to the street unless constrained by the overall lay
of the lan* Basin capacity calculations and grading plans for each lot shall consider
previously-approved grading plans for adjacent properties and shall be submitted,
with copies of the previously approved adjacent lot plans, to the City Engineer for plan
checlllng and approvaL
B. Prior to or concurrently with recordation of the final subdivision map, a homeowners'
association or lot owner's association HOA) shall be legally established and
Covenants, Conditions and Restriction CC & KS) recorded. The CC & Rs shall stipulate
the requirement for design, constriiction and maintenance of individual on lot basins
and the required retention capacity for each individual loL The CC & Rs shall grant
the HDA irrevocable rights to enter and maintain each individual retention basin and
all other grading and faclilties necessary for the stormwater retention design.
The CC & KS shall estabilsil, in an irrevocable manner that:
1. The HOA has responsibIlity for the overall retention capacity of the
development;
2. If the HOA falls to maintain the overall retention capacity, the City shall have
the right to seek other remedies to restore andlor maintain the overall
capacity or to establish or expand downstream facilities to mitigate the off-
site effects of the HDA1s failure to maintain the overall capacity; and;
3. The HOA shall promptly reimburse the City for any and all costs incurred in
elercising such right
C. The final subdivision map shall establish a perpetual easement granting the City the
right to enter and maintain retention basins and other drainage facmties and gra(ling
as necessarr" to preserve or rester the approved stormwater conveyance and retention
design with no compensation to any property owner of the liOA.
52. In design of retention facillties, the basin percolation rate shall be considered to be zero unless
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Resolution No. 95-39
Conditions of Approval
Specific Plan 94-a 26 Travertine Corporation
Jun96. 1995
the applicant provides site-specific data that indicates otherwise.
Retention basin slopes shall not exceed 3:1. IF retention is on individual lots, the retention
depth shall not exceed two feet If retention is in one or more common retention basins, the
retention depth shall not exceed six feet.
53. A tricliling sand filter and ieachfield to a design approved by the City Engineer shall be
installed to percolate nuisance water. The sand illter and leach field shall be sized to
percolate 22 gallons per day per 1,000 square feet of drainage areL
54. No fence or wall shall be constructed around retention basins except as approved by the
Community Development Director and the City Engineer.
55. The design of the development shall not cause any increase in flood boundaries, levels or
frequencies in any area outside the development.
56. The development shall be graded to permit storm flow in excess of retention capacity to flow
out of the development through a designated overflow outiet and into the historic drainage
rellef route.
57. Storm drainage historically received from adjoining property shall be received and retained
or passed through into the historic downstream drainage rellef route.
58. If any portion of the 100-year, 24-hour storm flow from this development Is to be conveyed
directly or indirectly to the Whitewater Storm Evacuation Channel or the La *uinta Evacuation
Channel or will otherwise drain to water bodies subject to the NPDES, the appilcant may be
required to design and install first-flush storage, oll'water separation devices, or other
screening or pretreatment method(s) to minimize the potential for conveyance of stormwater
contamination to off-site locations. Drainage to off-site locations an methods of treatment or
screening shall meet the approval of the City Engineer and CVWD.
UTILITIES:
59. A" existing and proposed utilities within or immediately adjacent to the proposed development
shall be installed underground. Iligh voltage power lines which the power authority will not
accept underground are exempt from this requirement.
80. In areas where hardscape surface improvements are planned, underground utillties shall be
installed prior to construction of the surface improvements. The appilcant shall provide
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Conditions Df Approval
Specific Plan 94-026 Traveftine Corporation *
June B, 1995
certified reports or utility trench compaction tests ror approval or the City Engineer.
STREETS AND TRAFFIC MPROVEMENTS:
61. The applicant shall be responsible for the cost of environmental studies or reports required
in the realignment andlor construction of Jefferson Street south of 58th Avenue and 62nd
Avenue west of Madison Stree* The applicant may seek reimbursement for portions of the
cost of said reports from other benefitting properties through any assessment districts which
may be formed for improvement of Jefferson Street or through entering a reimbursement
agreement with the City in accordance with the City1s reimbursement policy.
62. The City is contemplating adoption of a major thoroughfare improvement program. If the
program is in effect 60 days prior to recordation of any final map or Issuance of a Certificate
of Compliance for any waived final map, the development or portions thereof may be subject
to the provisions of the ordinance.
If this development is not subject to a major thoroughfare improvement program, the
applicant shall design and construct street improvements as listed below.
63. Improvement plans for all on- and off-site streets and access gates shall be prepared by a
registered civil engineer. Improvements shall be designed and constructed in accordance with
the La Quinta Municipal Code, adopted Standard and Supplemental Drawings and
Specifications, and as approved by the City Engineer.
Street right-of-way geometry for cul-de-sacs, knuckle turns and corner cut-backs shall conform
with Riverside County Standard Drawings #800, #801, and #805 respectively uniess otherwise
approved by the City Engineer.
Street pavement sections shall be based on a Caitrans design procedure for a 2flyear life and
shall consider soil strength and anticipated traffic loading, including site and building
construction traffic. The minimum pavement sections shall be as follows:
Residential & Parking Areas 3.0" a. c.14.50" Lb.
Collector t0,,15.0QyI
Secondary Arterial 4.0"*6.00"
lirimary Arterial 4.5 16.00"
Major Arterial 5.51116.501!
If the applicant proposes to construct a partial pavement section which will be subjected to
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Resolution No. 95-39
Conditions of Approval
Specific Plan 94-()25 Travertine Corporation
June 6,1995
trarfic loadings, tile partial section shall be designed with a strength equivalent to the 20-year
design strengL*
64. Improvements shall include all appurtenances such as traffic signs, channelization markings,
raised medians if required, street name signs, sidewalks, and maiibox clusters approved in
design and location by the U.S. Post Office and tile City Engineer. Mid-block street lighting is not
required.
65. The City Engineer may require improvements extending beyond subdivision boundaries such as,
but not limited to, pavement elevation transitions, street width transitions, or other incidental
work which will insure that newly constructed improvements are safely integrated with existing
improvements and conform with tile City's standards and practices.
66.* The following minimum street improvements shall be constructed to conform with the General
Plan street type noted in parentheses:
A. OFF.SITE STREETS
1. Off-sIte portions of 58th Avenue, Jefferson Street and 6*d Avenue have several
alignment issues that have been addressed by the Jefferson Street Alignment Study
which identifies a new alignment to resolve those issues. Development of this
specific plan shall not begin until off-site street improvements have been installed,
by the applic ant or others, as follows:
Realigned Jefferson Street from the north end of this development to 58th Avenue,
and Madison Street from 58th Avenue to 62nd Avenue. at least two lanes 28-feet
total paved width) plus 8-foot wide shoulders. The existing pavement on Madison
Street from 58th Avenue to 60th Avenue may be incorporated In the new street
section if grades are appropriate, failed areas of the pavement are repaired, and
the existing pavement receives a 2.5 inch overlay of asphalt concrete.
Improvement of portions of the above streets remaining under the jurisdiction of
Iliverside County will require the approval of that agency.
2. Jefferson Street and 6*d Avenue adjacent to development Improvement section
as determined by approved Jefferson Street alignment study. The appilcant shall
construct half-width street improvements for all frontage full width for frontage
on both sides* Half-width Improvements shall include one 16-foot lane on the
unimproved side of the road and provision of security for the applicant's share of
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Conditions of Approval
Specific Plan 94-026- Travertine Corporation
June 6,1995
*ture raised medians where required.
3. Madison Street- North of Avenue 62- PrImary Arterial, 86 feet curb to curb, 18-foot
median) the appilcant shall construction hair-width street improvements along all
frontage.
Avenue 62 to south end of proposed malntenance facility Secondary Atterial, 64
feet curb to curb, no median) The applicant shall construct half-width street
improvements 32' pIus 8' shoulder) along all frontage on the west side and rilil-
width Improvements 64') adjacent to the maintenance facility.
South of proposed maintenance facility Local Street, 40 feet curb to curb, no
median) The appilcant shall construct hair-width street improvements consisting
of the applicant's half on tile west side and eight feet of pavement plus an eight-
foot shoulder on the east side of the centerline.
4. Pro-rata participation in any traffic signals required by tile approved plans or
whlch become necessary at access points.
Additional improvement widths may be necessary for bus turnouts,
acceleration'deceleration lanes and'or other features contained in tile approved
construction plans.
B. PRIVATE STREETS AND CULS DE SAC
1. Residential 36-feet wide if double loaded *uildings on both sides), 32-feet if single
loaded.
2. Collector *300 homes or 3,000 vpd) 40-feet wide.
67. All streets proposed for residential or other access drives shall be designed and constructed
with curbs and gntters or shall have other approved methods to convey nulsance water without
ponding in yard or drive areas.
68. Access points and turning movements of traffic shall be restricted to locations shown on the
Circulation" diagram of the specific plan.
69. Prior to occupancy of completed buildings within the development, tile appilcant shall install
traffic control devices and street name signs along access roads to those buildings.
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Resolution No. 95-39
Conditions of Approval
Specific Plan 94 026 Travertine Corporation
Jun96 1995
70 The applicant shall provide landscape Improvements in the perimeter setback areas or lots
along Jefferson Street, 6Ziid Avenue and Madison Street.
71. Landscape and irrigation plans for landscaped lots, landscape setback areas, medians,
COnlinDfl retention basins, and park facilities shall be prepared by a licensed landscape
architect.
Landscape and irrigation plans shall be approved by the Commnnlty Development Departtnent.
Landscape and irrigation construction plans shall be submitted to the Public Works Department
for review and approval by the City Engineer. The plans are not approved for construction until
they have been approved and signed by the City Engineer, the Coachella Valley Water District,
and tile Riverside County Agricultural Commissioner.
72. Landscape areas shall have permanent irrlgation improvements meeting the requirements of
the City Engineer. Use of lawn shall be minimized with no lawn or spray irrlgation within 5-feet
of curbs along public streets.
73. Slopes shall not exceed 3:1 in perimeter setbacks, medians and other pubildy- or commonly.
maintained landscape areas.
74. Unless otherwise approved by the City Engineer, common basins and park areas shall be
designed with a turf grass surface which can be mowed with standard tractor-mounted
equipment.
75. The applicant shall insure that landscaping plans and utility plans are coordinated to provide
visual screening of above-ground utility structures.
78. PrIor to approval of building permits the applicant shall prepare a water conservation plan
which shall include consideration of:
A. Methods to minimize the consumption of water, Including water savlng features
Incorporated into the design of the structures, the use of drought tolerant and low-water
usage landscaping materials, and programs to increase the effectiveness of landscape
and golf course irrlgation, as recommended by CYWI) and the State Department of Water
Resources.
B. Methods for maxmlzlng groundwater recharge, including the construction of
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Conditions of Approval
Specific Plan 94-02B Travertine Corporation
June 6,1995
groundwater recharge factilties.
C. Methods for minimizing the amount of water used for on-site Irrigation, including the use
of reclaimed water from sewage treatment facilities. The water energy plan shall be
subject to review and acceptance by CVWD prior to final approval by the City Engineer.
77. The existing trees on the site shall be incorporated into the landscape plan wherever feasible.
A tree retention plan shall be submitted to staff as part of the final landscape plan and prior
to any site grading.
78. Appilcantideveloper shall submit a typical landscape plan for all golf course landscaping, which
shall be designated to feature drought tolerant plant species, and the latest water conserving
Irrigation technology. The plan(s) shall be subject to inltial review by the Planning Commission,
with subsequent final review and acceptance by CVWD prior to landscape construction.
Evidence of CVWD acceptance shall be submitted to the Community Development Departtnent
79. Desert or native plant species and drought resistant planning materials shall be required for
at least 90% of non-golf course planting areas. Provisions shall also be made for planting
materials which provide forage and nesting areas for nearby wildlife.
80. The applic ant shall submit a copy of the proposed grading, landscaping and Irrigation plans
to the CVWD for review and approval with respect to the District's Water Management Program
PUBLIC SERVICES FIRE MARSHAL:
81. Ali water malus and fire hydrants providing the required fire flows shall be constructed in
accordance with the City Fire Code in effect at the time of development*
82. The level of service required for this project shall be aligned with the criteria for Category II-
Urban as outlined in the Fire Protection Master Plan and as follows:
A. Fire station located within three miles.
B. Receipt of full first alarm1' assignment within 15 minutes.
Impacts to the Fire Depariment are generally due to the increased number due to the increased
number of emergency and public service calls generated by additional buildings and human
population. A fiscal analysis for this project shall identify a funding source to mitigate any
impacts associated with any capitol costs and the annual operating costs necessary for an
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Resolution No 95-39
Conditions of Approval
Specific Plan 94.()25 Travert me Corporntion
June 6,1995
increased level of service. Said analysis shall be subject to review and approval by the
Riverside County Ilire Department and the City of La Quinta.
COACHELLA VALLEY WATER DISTRICT:
83.* The applicant shall comply with the requirements of the CVWD as stated in the District's letter
dated December28 1994, attached to these Conditions of Approval. During project development
all irrigation facmties shall be designed to utilize reclaimed or canal water sources when such
sources become available. The applicant or his successor(s) shall install all required facIlities
and improvements at no cast to CVWD or the City of La Qulnt&
ELECTRICAL UTILITIES:
84. The applicant shall comply with the requirements of the Imp erlal Irrigation District as stated
in the District's letter dated November 15, 1994, attached to these Conditions of Approval.
SCHOOLS:
85. The applicant shall comply with the requirements of the Coachella Valley Unilied School District,
as stated in the District's letter dated November 16, 1994, attached to these Conditions of
Approval.
88. Prlor to any final map approval by the City Council, the applicant shall meet the parkiand
dedication requirements as set forth in Section 13.24.030, La Quinta Municipal Code and in
compliance with the goals and policies of the La Quinta Parks and Recreation Master Pl*
rn
87. The applicant shall provide public transit amenities as required by Sunilne Transit andlor the
City Engineer.
88. The applicant shall employ constriiction quailty.assurance measures which meet the approval
of the City Engineer.
89. The applicant shall employ or retain California registered civil engineers, geotechnical
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Conditions of Approval
Specific Plan 94-()2B Tray. rtine Corporation
June 6,1995
engineers, or surveyors, as appropriate, who will provide, or have his or her agents provide,
sufficient supervision and verification of the construction to be able to furnish and sign
accurate record drawings and certify compliance of all work with approved plans,
specifications and applicable codes.
90. Upon completion of construction, the applicant shall iurish the City reproducible record
drawings of all plans which were signed by the City Engineer. Each sheet of the daa,wings shall
have the words Record Drawings," As-Built" or As-Constructed" clearly marked on each sheet
and be stamped and signed by the engineer or surveyor certifying to the accuracy of the
drawings.
91. The applicant shall make provisions for continuous maintenance of landscaping and related
improvements in landscaped setbacks, retention basins and other public or common areas until
those areas have been accepted for maintenance by a homeowner 5 association developments
with private andlor gated interior streets) or the City's Landscape and Lighting District
developments without private or gated interior streets* The applicant shall maintain all other
improvements until finai acceptance, by the City Council, of all improvements within each map
or phase.
92. The applicant shall provide an Executive Summary Maintenance Booklet for streets,
landscaping and related improvements, perimeter walls, drainage facilities, or any other
improvements to be maintained by an HO* The booklet should include drawings of the
facilities, recommended maintenance procedures and frequency, and a costing algorithm with
fixed and variable factors to assist the HDA in planning for routine and long term maintenance.
FEES AND DEPOSITS
93. The applicant shall pay all deposits and fees required by the City for plan checklng and
construction inspectioL Deposit and fee amounts shall be those in effect when the applicant
makes application for the plan checks and permits.
94. l'rior to approval of a final map or completion of any approval process for modification of
boundaries of the property subject to these conditions, the applicant shall process a
reapportionment of any bonded assessment(s) against the property and pay all costs of the
reapportionment-
95. In order to mitigate impacts on public schools, applicant shall comply with the following:
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Resolution No. 95-39
Conditions of Approval
Specific Plan 94-02B Trevertine Corporation
June B. 1995
Prior to the issuance or any building permits, the applicant shall provide the Comunity
Development Department with written clearance from the DSUSD and CVUSD stating that
the per-unit Impact fees have been paid."
96. The California Fish and Game Environmental filiug fees shill be paid. The fee is $850.00 plus
$78.00 for the Riverside County document processing. The fee shall be paid within 24-hours after
review by the City CouncIL
97. The applicant shall pay all fees and deposits required by the City for processing, plan checking
and constniction inspectioL The fee and deposit amount(s) shall be those which are in effect
at the time the work is undertaken and accompllshed by the City.
98. The applicant shall comply with applicable provisions of the National Pollution Discharge
Elimination system NPDES) and the City's NPDES permit.
99. If the City finds it necessary to revise or abandon the Jefferson Street specific alignment
contemplated at the time of approval of thls specific plan, the applicant shall revise this specific
plan as required by the City to fully address revised access routing.
100. For all open space designated areas that are 20-percent or more in slope, a conservation
easement shall be prepared for City review and approval prior to recordation of the final map
with the County Recorder's Office.
101.*'*'*Prior to issuance of building permits, the developer(s) shall pay a school Impact mitigation fee.
The greater of $2.72 per square foot of residential floor area with a cap of $6,000 per unit or the
State required fee, whichever is greater.
102.* The developer shall submit to the Community Development Department a detailed conceptnal
* plan for equestrian trail accommodation into the project. This plan shall include access,
signage, and detailed design. This plan shall be approved prior to approval of any tentative
tract for the project.
103.* Developer agrees to indemnify-, defend and hold harmless the City of La Quinta in the event of
any legal claim or litigation arising out of the City's approval of the FEIR, the aeneral Plan
Amendment, and'or the Specific Plan for this project.
104. This condition may be implemented by the developer in-lieu of Condition 6G(AXI) and 2) as an
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Conditions of Approval
Specific Plan 94-()26 Travertine Corporation
June 6,1995
alternative method of provlding access to the development until the development Is 50% built-out
or until the hotel is constructed, whlchever occurs first.
Construct a four 4) lane primary arterial street from the 58th AvenueIMadlson Street
Intersection westerly in the 58th Avenue alignment then southerly in the newly adopted
Jefferson Street alignment to the last access road Into the area that is being develope*
The 58th Avenue improvements shall be configured as required by the City's 1 ififoot right-
of-way option for Primary Arterial Streets and the improvements In the Jefferson Street
alignment shall be configured as required by the City Council adopted Jefferson Street
Alignment Study. llull-width primary arterial street improvements shall be extended
southerly In the Jefferson Street alignment with each succeeding phase of development
as conditioned by the City for that development phase until the development is 50% built-
out or until the hotel Is constructed; thereafter the off-site street improvements shall be
Installed as required In Condition 66.
The full-width primary street improvements, Including a raised landscaped median, shall
be installed, or bonded, prior to occupancy of the first residence. If the improvements are
bonded, the required full-width improvements shall be constructed within two 2) years
after occupancy of the first residence. The developer may pay for all of the improvements
and required right*of-way, with its own funds or sponsor an assessment district as the
funding mechanism.
Sub-phasing of the primary arterial street improvements required by thls condition is
allowed as follows: the development may be served by a paved two 2) lane street
Improvement constructed in the Jefferson Street alignment to support construction
activities, and golf only operations, at the development site but the thlrd and fourth
traffic lanes shall be constructed In accordance with the timing requirements stated In
the preceding paragraphs of this conditloL
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