CC Resolution 1998-018^#RY RESOLUTION 98-18
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING AMENDMENT #1
TO CONDITION 79 OF TENTATIVE TRACT 28470 TO
REDUCE THE HEIGHT RESTRICTION CORRIDOR TO 150-
FEET FOR LOTS 86, 182, AND 218 PARALLELING
AVENIDA BERMUDAS WITHIN THE TRADITION CLUB
CASE NO. TRACT 28470 AMENDMENT #1
TRADITION CLUB ASSOCIATES, LLC
WHEREAS, the City Council of the City of La Quinta, California, did on
the 3rd day of March, 1 998, hold a duly noticed Public Hearing to consider an
amendment to Condition 79 of Tentative Tract 28470 to reduce the width of the 335-
foot wide height restriction corridor to 1 50-feet wide, generally located at the south
terminus of Washington Street and Avenida Bermudas; and,
WHEREAS, the Planning Commission of the City of La Quinta, California
did, on the 24th day of February, 1998, hold a duly noticed Public Hearing to consider
an amendment to Condition 79 of Tentative Tract 28470 to reduce the width of the
335-foot wide height restriction corridor to 1 50-feet wide, generally located at the
south terminus of Washington Street and Avenida Bermudas; and,
WHEREAS, the Planning Commission did recommend to the City Council
approval of Tentative Tract 28470 on March 4, 1 997; and,
WHEREAS the City Council did approve Tentative Tract 28470 on April
1, 1997; and,
WHEREAS, the request for a reduction in width of the height restriction
corridor from 335-feet to 1 50-feet is supported by three line of sight studies that show
there is a less than significant impact to the views of the Coral Reef Mountains; and,
WHEREAS, at the Public Hearing upon hearing and considering all
testimony and arguments of all interested persons desiring to be heard, said City
Council did make findings to justify the approval of said amendment to Tentative Tract
Map; and,
WHEREAS, at said Public Hearing said amendment was approved by the
La Quinta City*Council based on said findings and subject to certain conditions,
1. The design and improvements of the proposed Tentative Tract 28470
Amendment #1 are consistent with the current goals and objectives of the La
Quinta General Plan in that the subdivision will result in the development of one
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Re*oIutjon 9g.IS
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story, single family detached custom homes on Lots 85 to 94, 1 77 to 189, and
209 to 21 9 within a 1 50-foot wide, 1 7-foot high height restriction corridor
paralleling Avenida Bermudas.
2. Tentative Tract 28470, Amendment #1 is consistent with current standards of
the Municipal Zoning Ordinance in that the existing Zoning District is RL
Residential Low Density) with a maximum permitted building height of 28 feet.
3. Tentative Tract 28470, Amendment #1 is cons*stent with the standards of the
City's Subdivision Ordinance in that all proposed lots meet the required
dimensions, slope gradients, and design for access and circulation.
4. The design of Tentative Tract 28470, Amendment #1 and its related
improvements, are not likely to cause serious public health problems, or
adversely impact the general public welfare or safety, in that the Fire
Department and the City's Building & Safety Department has reviewed the
project for these issues with no significant concerns identified.
5. The design of the subdivision amendment, or the proposed improvements, are
not likely to cause substantial environmental damage, or substantially, and
unavoidable injure fish or wildlife, or their habitat, in that Environmental
Assessment 98-354, prepared for the amendment, did not identify any
significant impacts for this issue.
6. The design of the subdivision, or type of, improvements will not conflict with
easements, acquired by. the public at large, for access through, or use of,
property within the subdivision.
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
said City Council in this case;
2. That it does hereby approve the above described Tentative Tract Amendment,
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 3rd day of March, 1998, by the following vote, to
wit:
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^#RYResolution 98-18
Page 3
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: None
City of La Quinta, California
ATTEST:
AUNDRA L. JUH LA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
DAWN C HONEYWEL*, City Attorney
City of La Quinta, California
F:\CITYCLRK\COUNCIL\PLANNING*e* 98-1
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CITY COUNCIL RESOLUTION 98-18
CONDITIONS OF APPROVAL-FINAL
TRACT 28470- AMENDMENT 1
TRADITIONS CLUB ASSOCIATES, LLC
MARCH 3, 1998
* Modified by Planning Commission on March 4, 1 997
* * Modified by City Council on April 1, 1997
** * Modified by Planning Commission on February 24, 1998
GENERAL CONDITIONS OF APPROVAL
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 properties to which they apply.
2. Tentative Tract Map 28470 shall comply with the requirements and standards.
of 66410-66499.58 of the California Government Code the Subdivision
Map Act) and Chapter 1 3 of the La Quinta Municipal Code LQMC) unless
otherwise modified by the following conditions.
3. Prior to the issuance of a grading permit or building permit for construction of
any building or use contemplated by this approval, the applicant shall obtain
permits and/or clearances from the following public agencies.
* Fire Marshal
* Public Works Department Grading Permit, Improvement Permit)
* Community Development Department
* Riverside Co. Environmental Health Department
* Desert Sands Unified School District
* Coachella Valley Water District CVWD)
* Imperial Irrigation District
e California Regional Water Quality Control Board NPDES Permit)
The applicant is responsible for any requirements of the permits or clearances
from those jurisdictions. If the requirements include approval of improvement
plans, applicant shall furnish proof of said approvals prior to obtaining City
approval of*the plans.
For projects requiring NPDES construction permits, the applicant shall include
a copy of the application for the Notice of Intent with grading plans submitted
for plan checking. Prior to issuance of a grading or site construction permit, the
applicant shall submit a copy of the proposed Storm Water Pollution Protection
Plan for review by the Public Works Department.
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City Council Resolution 98-18
Conditions of Approval Final
Tentative Tract 28470 Amendrnent I
March 3,1998
4. Provisions shall bemade 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.
PROPERTY RIGHTS
5. All easements, rights-of-way and other property rights required of the Tentative
Map or otherwise necessary to facilitate the ultimate use of the development
and functioning of improvements shall be dedicated, granted or otherwise
conferred, or the process of said dedication, granting, or conferral shall be
ensured, prior to approval of a final map or filing of a Certificate Of Compliance
for Waiver bf a Final Map. The conferral shall include irrevocable offers to
dedicate or grant easements to the City for access to and maintenance,
construction, and reconstruction of all essential improvements which are located
on privately-held lots or parcels.
6. If the applicant proposes vacation or abandonment of any existing rights-of-way
or access easements which will diminish access rights to any properties owned
by others, the applicant shall provide approved alternate rights-of-way or access
easements to those properties.
7. T he applicant shall dedicate public and private street right-of-way and utility
easements in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and as required by the City Engineer.
Dedications required of this development include:
A. 52nd Avenue from the west property boundary to Washington Street Primary
Arterial) Fifty-five-foot right-of-way on south side of existing centerline.
B. 52nd Avenue/Washington Street Intersection As required by the City Engineer.
C. 52nd Avenue from Washington Street to east property boundary Major Arterial)
Sixty foot right-of-way on south side of existing centerline.
D. Frances Hack Lane Old 52nd Avenue) from'Avenida Bermudas to an easterly
terminus to be determined by fire station access needs right-of-way to
accommodate applicant's half of a 32-foot-wide street with culde-sac plus an
eight foot parkway.
E. Avenida Nuestra from Calle Guatemala to Calle Kalima Local Street) Right-of-
way to accommodate the applicant's half of a 32-foot-wide street.
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Conditions of Approval Final
Tentative Tract 28470 Amendment I
Marcb3, 1998
F. Avenida Bermudas Secondary Arterial) Fifty foot half-width right-ofway along
the full frontage of this map.
G. Avenida Bermudas Easements, as required by the City Engineer, over the
storm drainage system connecting Avenida Bermudas to the on-site regional
stormwater system.
H. A drainage easement to convey off-site storm water from the storm drain
located on the south side of 52nd Avenue, near Fritz Burns Park, to the golf
course retention area located inside Tract 28470.
I. Avenida Bermudas, 52nd Avenue, and Lot 0* Easements for emergency
access drives.
Dedications shall include additional widths as necessary for dedicated right and
left turn lanes, bus turnouts, etc.
If the City Engineer determines that public access rights to proposed street
rights-of-way shown on the Tentative Map are necessary prior to approval of
final maps dedicating the rights-of-way, the applicant shall grant temporary
public access easements to those areas within 60 days of written request by
the City.
8. The applicant shall dedicate 1 0 foot public' utility easements contiguous with
and along both sides of all private streets.
9. The applicant shall create perimeter setbacks, or minimum width as noted,
adjacent to the following street rights-of-way;
A. 52nd Avenue 20-feet
B. Avenida Bermudas 1 0-feet with the exception of the southwest
corner where minimal landscape will be provided between the sidewalk
and the wall.
*4C. Avenida Nuestra as necessary to accommodate slope from south
curblme to wall.
**D. Remove the existing sidewalk and replace with a new meandering
sidewalk not less than five 5) feet wide and not to exceed six 6) feet
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Conditions of Approval Final
Tentative Tract 28470 Arnendment I
March 3.1998
wide.
For developments with public interior streets,,perimeter setback lots shall be
dedicated to the City. For developments with private interior streets, perimeter
setback lots shall remain in private ownership.
Where public sidewalks are required on privately-owned setback lots, the
applicant shall dedicate blanket sidewalk easements over the setback lots.
1 0. The applicant shall vacate abutter's rights-of-access to 52nd Avenue, Avenida
Bermudas, Frances Hack Lane, Avenida Nuestra, and the access drive from
52nd Avenue to the Fire Station. Access to these streets shall be restricted to
access points approved by the City.
11. The applicant shall dedicate any easements necessary for placement of and
access to utility lines and structures, drainage basins, mailbox clusters, park
lands, and common areas.
1 2. The applicant shall cause no easements to be granted or recorded over any
portion of this property between the date of approval 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.
1 3. Sixty days after recordation of any final map, the applicant/developer shall
process a Lot Line Adjustment along the north property line where it is
contiguous to Lot 5, Block 6 of the Desert Club Tract Unit #2, to provide a five
foot setback for the existing home that abutts-the property line. The common
address of the subject property is 51-485 Calle Guatemala.
FINAL MAP(S) AND PARCEL MAP(S)
1 4. As part of the filing package for final map approval, the applicant shall furnish
accurate AutoCad files of the complete map, as approved the City's map
checker, on storage media and in a program format acceptable to the City
Engineer. The files shall utilize standard AutoCad menu choices so they may be
fully retrieved into a basic AutoCad program.
IMPROVEMENT PLANS
1 5. Improvement plans submitted to the City for plan checking shall be submitted
on 24' x 36' media in the categories of Precise Grading," Streets &
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City Council Resolution 98-18
Conditions of Approval Final
Tentative Tract 28470 Amendment I
March 3 1998
Drainage," and Landscaping." Grading, street and drainage plans shall be
prepared by professional engineers registered to practice in California.
Landscaping plans shall be prepared by licensed landscape architects. All plans
except precise grading plans shall have signature blocks for the City Engineer.
Precise grading plans shall have signature blocks for Community Development
Director and the Building Official. Plans are not appr6ved for construction until
they are signed.
Streets and Drainage' plans shall- normally include signals, sidewalks, bike
paths, gates and entryways, and parking lots.
Landscaping" plans shall normally include landscape improvements, irrigation,
lighting, and perimeter walls.
Plans for improvements not listed above shall be in formats approved by the
City Engineer.
1 6. The City may maintain standard plans, details and/or construction notes for
elements of construction. For a fee established by City resolution, the applicant
may acquire standard plan and/or detail sheets from the City.
1 7. When final plans are approved by the City, and prior to approval of the final
map, the applicant shall furnish accurate AutoCad files of the complete*
approved plans on storage media acceptable to the City Engineer'. The files
shall utilize standard- AutoCad menu choices so they may be fully retrieved into
a basic AutoCad program. At the completion of Construction and prior to final
acceptance of improvements,. the applicant shall update the files to reflect as
constructed conditions including approved revisions to the plans.
IMPROVEMENT AGREEMENT
1 8. The applicant shall construct improvements and/or satisfy obligations, or furnish
an executed, secured agreement to construct improvements and/or satisfy
obligations required by the City prior to agendization of a final map or parcel
map or issuance of a Certificate of Compliance for a waived Parcel Map. For
secured agreements, security provided shall remain in effect until explicitly
waived, reduced or released by the City regardless 0 t a passage 0 time,
changes to or expiration of the improvement agreement or failure, of the
secured party to make premium payments or fulfill other obligations to the
surety. Reductions and releases of security shall conform with Chapter 1 3, La
Quinta Municipal Code LQMC).
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Conditions of Approval Final
Tentative Tract 28470 Amendment I
Marcb 3, 1998
Improvements to be made or agreed to shall include removal of any existing
structures or obstructions which are not part of the proposed improvements.
1*9. If improvements are secured, the applicant shall provide approved estimates of
improvement costs. Estimates shall comply with the schedule of unit costs
adopted by City resolution or ordinance. For items not listed in the City's
schedule, estimates shall meet the approval of the City Engineer.
Estimates for utilities and other improvements under the jurisdiction of outside
agencies shall be approved by those agencies. Security is not required for
telephone, gas, or T.V. cable improvements. However, tract improvements
shall not be agendized for final acceptance until the City receives confirmation
from the telephone authority that the applicant has met all requirements for
telephone service to lots within the development.
20. If the applicant desires to phase improvements and obligations required by the
Conditions of Approval and secure those phases separately, a phasing plan shall
be submitted to the Public Works Department for review and approval by the
City Engineer.
The applicant shall complete required improvements and satisfy obligations as
set forth in the approved phasing plan. Improvements and obligations required
of each phase shall be completed and satisfied prior to completion of homes or
occupancy of permanent buildings within the phase unless a construction.
sequencing plan for that phase is approved by the City Engineer.
If the applicant fails to construct improvements or satisfy*obligations in a timely
manner or as specified in an approved phasing plan, the City shall have the right
to halt issuance of building permits, completion of final inspections on buildings,
or otherwise withhold approvals related to the development of this project until
the applicant makes satisfactory progress on the improvements or obligations
or has made other arrangements satisfactory to the City.
21. If improvements are phased with multiple final maps or other administrative
approvals Plot Plans, Conditional Use Permits, etc.), off-site improvements and
development-wide improvements i.e.: retention basins, perimeter walls &
landscaping, gates, etc.) shall be constructed or secured prior to approval of the
first final map unless otherwise approved by the City Engineer.
22. Prior to agendization of any final map within this development, the applicant
shall pay cash or enter into a secured agreement, approved by the City to pay
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Conditions of Approval Final
Tentative Tract 28470 Amendment I
March 3,1998
for applicant's required share of improvements which have been or will be
constructed by others participatory improvements).
Participatory improvements for this development include:
A. Intersection of 52nd Avenue and Washington Street 50% of the cost to design
and construct traffic.signals.
B. Avenida Bermudas 50% of the cost of street and drainage improvements
previously constructed by the City along the Avenida Bermudas frontage of this
development.
C. 52nd Avenue 100% of the cost of existing street improvements along the
52nd Avenue frontage of this development.
The applicant's obligations for all or a portion of the participatory 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.
GRADING
23. Graded, 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 Community
Development and Public Works Departments.
24. Prior to occupation of the project site for construction purposes, the applicant
shall obtain a Fugitive Dust Control Permit in accordance with Chapter 5.16,
LQMC. The application for the permit shall include a Fugitive Dust Control Plan
and Security, in a form acceptable to the City, in an amount sufficient to
guarantee compliance with the provisions of the permit.
25. The applicant shall comply with the City's Flood Protection Ordinance. The
applicant shall apply for Conditional Letters of Map Revision from FEMA for all
lots near existing special flood hazard areas SFHAS) within the development as
shown on the Flood Insurance Rate Maps). Prior to issuance of any building
permits for these lots, the applicant shall have received Belief Letters from
FEMA for those lots. Prior to final inspection of homes on the lots, the
applicant shall provide FEMA with the required as-built information to receive
FEMA letters removing the structures from the SFHAS.
26. The applicant shall conduct a thorough preliminary geological and soils
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City Council Resolution 98-18
Conditions of Approval Final
Tentative Tract 28470 Amendment I
March 3,1998
engineering investigation and shall submit the report of the investigation the
soils report') with the grading plan.
27. Prior to issuance of a grading permit, the applicant shall submit a grading plan
meeting the approval of the City Engineer. The grading plan shall conform with
the recommendations of the soils report and shall be certified as adequate by
a soils engineer or an engineering geol9gist. A statement shall appear on the
final map(s), if any are required of this development, that a soils report has been
prepared- pursuant to Section 17953 of the Health and Safety Code.
28. The applicant shall obtain approval of the grading plan from Coachella Valley
Water District CVWD).
29. 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 applicant 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.
30. Prior to issuance of building permits, the applicant shall provide building pad
elevation certifications which are stamped and signed by a California registered
civil engineer or surveyor. The document shall list, by lot number, the pad
elevations approved on the grading plan, the as-built elevations, and the
difference between the two, if any.
DRAINAGE
31 Stormwater falling on site during the peak 24-hour period of a 1 00-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.
*32. All storm water exiting the storm drain located on the south side of 52nd
Avenue shall be routed to an acceptable retention area located i nside Tract
28470.
33. 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.
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City Council Resolution 98-18
Conditions of Approval Final
Tentative Tract 28470 Amendment I
March 3,1998
34. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
35. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow outlet
and into the historic drainage relief route.
36. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route. This drainage shall include the current inflow to the on-site regional
stormwater system from the developed area to the west.
37. If any storm water or nuisance water from this development is proposed to
drain to off-site locations, the applicant may be required to design and install
first-flush storage, oil/water separation devices, or other screening or
pretreatment method(s) to minimize conveyance of contaminants to off-site
locations. Drainage to off-site locations and methods of treatment or screening
shall meet the approval of the City Engineer.
UTILITtES
38. All existing and proposed utilities within or adjacent to the proposed
development shall be installed underground. High-voltage power lines which the
power authority will not accept underground are exempt from this requirement.
39. In areas where hardscape surface improvements are planned, underground
utilities shall be installed prior to construction of surface improvements. The
applicant shall provide certified reports of utility trench compaction tests for
approval of the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
40. 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 0 the
ordinance.
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City Council Resolution 98.18
Conditions of Approval Final
Tentative Tract 28470 Amendment 1
March 3, 1998
If this development is not subject to a major thoroughfare improvement
program, the applicant shall be responsible for all street and traffic
improvements required herein.
*41. The applicant shall reimburse the successors or assigns of Landmark Land
Company, upon written demand with proof of their rights if any, for the
purpose of this issue) in the amount of $ 1 1 8,27 5 for the improvements to
5 2nd Avenue which were previously installed west of the boundary of Tract
24889/24890. If Landmark Land Company or its successors or assigns, have
been reimbursed by the City, the applicant shall reimburse the City for those
costs. If no notification is received within 90-days following the recordation.
of the first final map, this condition no longer applies.
42. Prior to recordation bf the first final map f or this development, the applicant
shall reimburse or secure reimbursement of the City and/or its redevelopment
district for costs incurred in improvements to 52nd Avenue $149,040) and
Avenida Bermudas $246,525). The developer is eligible for credits equal to
the cost of removing and replacing the sidewalk along Avenida Bermudas as
required in Condition 9. The listed amounts include the cost of storm drain
improvements associated with those street projects.
If the applicant provides security in lieu of reimbursement, the applicant shall
provide the actual cash reimbursement prior to recordation of any final map
which by itself, or in combination with previously-recorded maps under this
tentative map, creates lots or fifty or more percent 50%) of the dwelling units
proposed for this development.
The City shall have the option of accepting additional landscaping and related
street improvements along 52nd Avenue adjacent to Fritz Burns Park, which
would not normally be required as a condition of approval for this project, and
providing a credit against the reimbursements otherwise required under this
Condition in an amount equal to the value of the additional improvements
approved by the City Engineer and installed by the applicant.
43. The following minimum street improvements shall be constructed to conform
with the General Plan street type noted in parentheses:
*B. OFF-SITE STREETS
1). 52nd Avenue from the west property boundary to Washington
Street Primary Arterial) Install all remaining improvements for
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Conditions of Approval Final
Tentative Tract 28470 Amendment I
March 3, 1998
86-feet curb to curb improvement plus sidewalk, walls along both
sides of the street and a raised landscape median, and landscaping
in setback areas.
2). 52nd Avenue/Washington Street Intersection As required by the
City Engineer.
3). 52nd Avenue from Washington Street to east property boundary
Major Arterial) Install all remaining improvements for major
arterial 51 feet half street) on south side, remaining
improvements to existing roadway on north side, sidewalk and
walls along both sides, raised landscape median, and landscaping
in setback areas.
4). Frances Hack Lane Old 52nd Avenue) from Avenida Bermudas to
an easterly terminus to be determined by fire station access needs
Construct 32-feet curb-to-curb local street with landscaping in
parkways.
5). Avenida Nuestra from Calle Guatemala to Calle Kalima Local
Street) Construct the south side of a 32-feet curb-to-curb local
street including landscaped setback.
**B. PRIVATE STREETS AND CULS-DE-SAC
*1). Entry street divided with two 24-feet lanes, unless reduced
widths are*approved by the Fire Department.
*2). Primary circulation streets 36-feet wide
3). Residential 36 feet wide if double loaded buildings on both
sides), 32 feet if single loaded
4). Cul de sac curb radius 38-feet
Bus turnouts, turn lanes, acceleration/deceleration lanes and/or Other features
contained in the approved construction plans may warrant additional street
widths or other measures as determined by the City Engineer.
*44 Access points and turning movements of traffic shall be restricted as follows:
A. Main access drive at the intersection of Washington and 52nd Avenue
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City Council Resolution 9B-18
Conditions of Approval Final
Tentative Tract 28470 Amendment I
March 3,1998
Unrestricted. The applicant shall provide stacking room in the
guardhouse lane for a minimum of three entering vehicles.
4B. Emergency access drives from Avenida Bermudas, Frances Hack Lane,
and maintenance yard entry drive as approved by the Riverside County
Fire Department and the Director of Public works.
*C. delete)
*D. Maintenance yard access drive. The turning movements at the 52nd
Avenue intersection shall be restricted to right turn movements only.
45. Improvements shall include all appurtenances such as traffic signs,
channelization markings, raised medians if required, street name signs,
sidewalks, and mailbox clusters approved in design and location by the U.S.
Post Office and the City Engineer. Mid-block street lighting is not required.
46. The City Engineer may require improvements extending beyond development
boundaries such as, but not limited to, pavement elevation transitions, street
width transitions, or other incidental work which will ensure that newly
constructed improvements are safely integrated with existing improvements and
conform with the City*s standards and practices.
47. Improvement plans shall be prepared for all on- and off-site street and access
gates. Improvements shall be designed and constructed in accordance with the
LQMC, adopted standard and supplemental drawings and specifications, and as
approved by the City Engineer.
48. Street right-of-way geometry for cul-de-sacs, knuckle turns and corner cutbacks
shall conform with Riverside County Standard Drawings #800, #801, and #805
respectively unless otherwise approved by the City Engineer.
49. All streets proposed to serve residential or other access driveways shall be
designed and constructed with vertical curbs and gutters or shall have other
approved methods to convey nuisance water without ponding in yard or drive
areas and to facilitate street sweeping.
50. Street pavement sections shall be designed using the Caltrans procedure for a
20-year life and shall consider site-specific data including soil strength and
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Tentative Tract 28470 Amendment 1
March 3,1998
anticipated traffic loading including construction and home building activity).
If streets are initially constructed with only a portion of the full thickness of
pavement, the following shall apply:
A. The pavement design shall consider the effect of construction and other
traffic loadings on. the partial pavement for the maximum period of time
the applicant desires to delay the final lift.
B. If the delayed lift is less than 1 1/2-inches in thickness, the lift shalt not
be placed between October 1 5 and March 1 5 unless approved by the
City Engineer.
Minimum structural sections for A.C. pavement shall be as follows:
Residential & Parking Areas 3.0" a.c.14.50" a.b.
Collector 4.O"15.00"
Secondary Arterial 4.0"16.00"
Primary Arterial 4.5"16.00"
Major Arterial 5.5"16. 50"
The applicant shall submit current no more than two years old) mix designs for
base materials, Portland cement concrete and asphalt concrete, including
complete mix design lab results, for review and approval by the City. For mix
designs over six months old, the submittal shall include recent no more than six
months old at the time proposed for construction) aggregate gradation test
results to confirm that the mix design gradations can be reproduced in
production of the base or paving material. Construction operations shall not be
scheduled until mix designs are approved.
51. Prior to occupancy of homes or other permanent buildings within the
development, the applicant shall install all street and sidewalk improvements,
traffic control devices and street name signs along open access routes to those
buildings. If on-site streets are initially constructed with only a portion of the
full thickness of pavement, the applicant shall complete the pavement when
directed by the City but in any case prior to final inspections of any of the final
ten percent of homes within the tract see provisions of above condition on
street pavement sections).
LANDSCAPING AND WALLS
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Tentative Tract 28470 Amendment I
March 3,1998
*52. A. Prior to issuance of the Certificate of Occupancy for the clubhouse, the
applicant shall construct a minimum six foot high solid meandering
masonry wall adjacent to Avenida Bermudas, along the south side of
52nd Avenue, and the portion of the east boundary not abutting the
mountains. These walls shall be in compliance with the location, design,
and materials as approved by the City Council.
B. Prior to issuance of the Certificate of Occupancy for the first residential
unit, a perimeter wall along the north property line shall be constructed
utilizing the following design features:
1 The existing wall design' located at the southern terminus of
Washington Street, shall be continued along both sides of
Washington Street and around the corners for a short distance to
be determined by the Community Development Director.
2. Westward from Washington Street, along the north property line,
the applicant shall utilize the approved perimeter wall design to be
constructed along Avenida Bermudas, to the northwest corner,
then proceed southward along the West boundary to the ultimate
right-of-way on the north side of 52nd Avenue.
**3 Eastward from Washington Street, along the north property line,
the applicant shall utilize the applicant*s wall design found along
the north side of 52nd Avenue to complete a perimeter wall.
The location, design, and materials on the north property line wall shall be
subject to review and approval of the Community Development Director prior
to recordation of the first final map.
*53 The applicant shall provide landscape improvements in the perimeter setback
areas or lots along Avenida Bermudas, Avenida Nuestra, Frances Hack Lane,
and both sides of 52nd Avenue. The applicant shall maintain the landscape
improvements in the setbacks along 52nd Avenue, Avenida Bermudas and
Frances Hack Lane in perpetuity, or may provide for a Homeowners Association
HOA) to maintain said land, except for the Avenida Nuestra Parkway.
54. Landscape and irrigation plans shall be prepared for landscaped lots, landscape
setback areas, common areas, medians, perimeter park-ways, and retention
basins. The plans shall be submitted to the Public Works Department for plan
checking. The plans are nQt approved for construction until they have been
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Tentative Tract 28470 Amendment I
March 3, 1998
approved by the Cornmunity Development Department and signed by the City
Engineer, the Coachella Valley Water District, and the Riverside County
Agricultural Commissioner.
55. Slopes shall not exceed 5:1 within public rights-of-way and 3:1 in landscape
setbacks.
56. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no lawn
or spray irrigation within five feet of curbs along public streets.
57. The applicant shall ensure that landscaping plans and utility plans are
coordinated to provide visual screening of above-ground utility structures.
PUBLIC SERVICES
58. The applicant shall provide public transit amenities as required by Sunjine
Transit and/or the City Engineer which may include a bus turnout and passenger
waiting shelter. The location and character of the turnout and'-shelter shall be
as determined by Sunline Transit and the City Engineer.
QUALITY ASSURANCE
59. The applicant shall employ construction quality-assurance measures which meet
the approval of the City Engineer.
60. The applicant shall arrange and bear the cost of measurement, sampling and
testing not included in the City's permit inspection program but which are
required by the City as evidence that materials and their placement comply with
plans and specifications.
61. The applicant shall utilize qualified California-Registered civil engineers,
geotechnical engineers, or land surveyors, as appropriate, to provide, or have
their agents provide, sufficient supervision and verification of the construction
to be able to furnish and sign accurate record drawings.
62. Upon completion of construction, the applicant shall furnish the City
reproducible record drawings of all plans which were signed by the City
Engineer. Each sheet of the drawings shall have the words' Record Drawings,'
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Tentative Tract 28470 Amendment I
March 3, 1998
As-Built" or As-Constructed" clearly marked on each sheet and be stamped and
signed by the engineer or surveyor. The applicant shall submit. revised AutoCad
tiles of the improvements as constructed.
MAINTENANCE
63. The applicant shall make provisions for continuous maintenance of
improvements by the creation of a Homeowner's Association HOA). The
applicant shall maintain off-site public improvements until final acceptance of
improvements by the City Council.
64. The applicant shall provide a recommended maintenance booklet for streets,
landscaping, perimeter walls, drainage facilities, and/or other improvements to
be maintained by the Homeowners Association HOA). 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
HOA in planning for routine and long term maintenance.
FEES AND DEPOSITS
65. The applicant shall pay all deposits and fees required by the City for plan
checking- and construction inspection. Deposit and fee amounts shall be those
in effect when the applicant makes application for plan checking and permits.
FIRE MARSHAL
66. Schedule A) fire protection approved Super fire hydrants, 6' x 4' x 2-1/2') will
be located at each street intersection spaced not more than 330 feet apart in
any direction with any portion of any frontage more than 1 65 feet from a fire
hydrant. Minimum fire flow will be 1,000) g.p.m. for a 2-hour duration at 20
psi. Additional fire flow will be required for multi-family or maintenance use.
67. Prior to recordation of the final map, applicant/developer will furnish one blueline
copy of the water system plans to the Fire Department for review/approval.
Plans will conform to the fire hydrant types, location and spacing, and the
system will meet the fire flow requirements. Plans will be signed/approved by
a registered civil engineer and the local water company with the following
certification: I certify that the design of the, water system is in accordance
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March 3, 1998
with the requirements prescribed by the Riverside County Fire Department."
68. The required water system including fire hydrant will be installed and accepted
by the appropriate water agency prior to any combustible building material being
placed on an individual lot.
69. k temporary water supply for fire protection may be allowed for the
construction of the model units only. Plans for a temporary water system must
be submitted to the Fire Department for review prior to issuance of building
permits.
TRACT AND BUILDING DESIGN
70. This approval does not authorize the construction of a golf clubhouse, cart barn,
half-way house, gatehouse, and a maintenance facility at the general locations
shown on Exhibit A. These buildings' specific locations, design, height, and size
shall be subject to separate Site Development Permit.
71. The development of custom, single-family lots shall be governed by the
following:
A. The applicant shall. establish a Design Review Committee to review and
approve all development within Tentative Tract 28470. The main
objectives of this Committee shall be to assure that building architecture,
building materials and colors, building height and setbacks, and
landscaping design follow appropriate design themes throughout the
tract. Procedures* and operation of the committee shall be set forth in the
Tract's Conditions, Covenants, and Restrictions CC & R's) to be
administered by the Homeowner's Association HOA).
B. Applicant shall establish within the CC&R's site design standards
appropriate to the residential lots, including but not limited to, front, side
and rear setbacks, lot coverage, etc. Standards shall be reviewed and
approved by the Community Development Department as part of its
review of the CC&R's, but to be no less restrictive than the R-L Zone
Standards, as appropriate.
C. Prior to issuance of an occupancy permit for any house within Tentative
Tract 28470, landscaping/ground cover shall be installed and
appropriately maintained. Type of planting, method of installation, and
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Tentative Tract 28470 Amendment I
March 3,1998
maintenance techniques shall be subject to plan approval by the
Community Development Department.
D. Alt roof-mounted equipment shall be screened from view at all sides by
design of the house. All Qround-mounted mechanical equipment shall be
screened from view by methods approved by the Community
Development Department.
E. The minimum dwelling unit living area) size for all residential units she
11 be 1 200 square feet excluding attached or detached parking
garage).
F. All dwelling units shall have a minimum two car garage measuring 20feet
by 20-feet- in overall size. The garage can be either attached or
detached.
G. The architectural style of the project shall be Spanish Colonial,
Southwest Adobe, Pueblo, or other styles approved by the development's
Design Review Board.
H. All roofing material within the project shall be clay or concrete tile barrel.
The color of the roof tiles shall consist of desert hues.
72. Any minor changes in, lot mix, sizes, lines, or shapes, or street alignments, shall
be reviewed and approved by the Community Development Department prior to
any final map approvals for recordation.
73. Prior to recordation of final map, hillside conservation easements on Lots 27,
28, 29 and 30 shall be dedicated to the City for all areas located inside the
Hillside Conservation District. The same shall be done for-Lots 233, 234, and
235.
74. Prior to recordation of the final map, a Hillside Conservation Easement shall be
dedicated to the City for all the remainder area, Lot 250, within the Hillside
Conservation Overlay District or other options contained in Zoning-Code Section
9.1 40.40.N.
75. Class 11 bike lanes shall be installed on the east side of Avenida Bermudas
adjacent to the tract and on both sides of 52nd Avenue between Washington
Street and Avenida Bermudas.
*76. The maximum pad elevation measured at the center of the building pads within
175 feet of Avenida Bermudas shall be: a) no more than one 1) foot higher
than the top of the east curb on Avenida Bermudas, or b) no higher than the
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Tentative Tract 28470 Amendment I
March 3,1998
existing elevation at said location prior to December 1, 1 996, whichever is
higher.
77. The existing light pole and luminaire located at the 52nd Avenue/Washington
Street intersection shall be removed when the traffic signal is installed.
78. The triangular island in the 52nd Avenue/Washington Street interseiction shall
be landscaped.
79.***For a distance of 150 feet east of the ultimate right-of-way of Avenida
Bermudas, single family residences shall be restricted to a maximum of 1 7 feet
in height, with a maximum height of 24 feet over the remaining property
excluding chimneys per Uniform Building Code) subject to the requirements of
the Zoning Ordinance, for Lots 85 94, 177 189, and 209 219.
WALLS. FENCING. SCREENING; AND LANDSCAPING
80. Applicant/Developer shall submit final landscape plans for all golf course
landscaping, which shall be designated to feature drought tolerant plant species,
and the latest water conserving irrigation technology. The plan(s) shall be
subject to initial review by the Community Development Department, with
subsequent final review and acceptance by the Coachella Valley Water District
prior to landscape construction. Evidence of CVWD acceptance shall be
submitted to the Community Development Department.
81. Adequate provision shall be made for continuous. maintenance of all
landscaping and related features by the Homeowner's Association HOA).
82. All lighting facilities shall comply with Chapter 9.2 1 0 Outdoor Light Control)
and be designated 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.
83. The existing trees on the site shall be incorporated into the landscape plan as
required by Certificate of Appropriateness 96-00 1, and Site Development
Permit 96-599. A tree retention plan shall be submitted to staff as part of the
final landscape plan and prior to any site grading. Citrus trees in the vicinity of
the Hacienda del Gato shall be preserved.
MANAGEMENT
84. Prior to the recordation of the final map, the Applicant shall submit to the
Community Development Director the following documents which shall
demonstrate to the satisfaction of the City that the open space/recreation areas,
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common areas, and private streets and drives shall be maintained in*accordance
with the intent and purpose of this approval.
A. The document to convey title;
B. Covenants, Conditions, and, Restrictions to be recorded; and,
The approved Covenants, Conditions, and Restrictions shall be recorded at the
same time that the final subdivision map is recorded.
A Homeowner's Association, with the unqualified right to assess the owners of
the individual units for reasonable maintenance costs, shalJ be established and
continuously maintained. The association shall have the right to lien the
property of any owners who default in the payment of their assessments. Such
lien shall not be subordinate to any encumbrance other than a first deed of
trust, provided that such deed of trust is made in good faith and for value and
is of record prior to the lien of the homeowners association.
85. Appropriate approvals shall be secured prior to establishing any construction or
sales facilities, and/or signs on the, subject property.
86. All historical plaques or monuments which are erected on the property shall be
approved by the La Quinta Historic Preservation Commission prior to installation.
The project CC & R's shall include information on the historical nature of the
site and identify the three subject sites CA-RIV-1 179, CA-RIV-2823, and CA--
RIV-2826) plus information about the Hacienda del Gato residence.
87. The applicant shall provide verification to the Community Development
Department of the completion of the capping of archaeological site CA-RIVi 179
by the project archaeologist. A conservation easement for preservation in
perpetuity shall be dedicated to the city of La Quinta shall be recorded over the
capped site.
88. The applicant shall submit plans for street lighting along roads, if any, for review
and approval by the Community Development Department.
89. The requirements of the City's Off-Street Parking Ordinance shall be met
concerning all supplemental accessory facilities e.g., clubhouse, cart barn,
maintenance facility, etc.).
90. The applicant shall work with Waste Management of the Desert to implement
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Tentative Tract 28470 Amendment I
March3, 1998
provisions of AB 939 and AB 1462. The Applicant is required to work with
Waste Management in setting up the following programs for this project:
A. Developer shall prepare a plan to provide enlarged trash enclosures for
inclusion of separate facilities for storage of recyclables such as glass,
plastics, newsprint and steel and aluminum cans.
B. Developer shall provide proper on-site storage facilities within the project
for green waste associated with golf course and common area
maintenance. Compost materials shall be stored for pick-up by Waste
management, or an authorized hauler for transport to an appropriate
facility.
C. Curbside recycling service shall be provided in areas where no centralized
trash/recycling bins are provided or utilized.
91. All residences/dwellings are required to have illuminated building address
numbers per the La Quinta Municipal Code;
92. Property lines and perimeter walls for all residential units shall be located at the
top of the graded slope for each parcel.
93. The California Fish and Game Environmental filing fees shall be paid. The fee
is $1,250 plus $78.00 for the Riverside County document processing. This fee
shall be payable to *Riverside County Clerk". The fee shall be paid to the
Community Development Department within 24 hours after review by the City
Council.
94. The applicant shall pay park fees in-lieu of parkland dedication per Chapter
1 3.48 of the Subdivision Ordinance.
*95 The applicant shall comply with the mitigation measures contained in the
Mitigation Monitoring Plan attached to Environmental Assessment 96-333.
*96. During grading activities, the project site shall be monitored by a professionally
qualified archaeological monitor. The monitor is authorized to temporarily divert
or stop equipment in order to investigate and mitigate exposed cultural deposits.
A final report of the monitoring activities shall be submitted to the City*s
Historic Preservation Commission for review.
97 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 MND; the Conditional Use Permit, and/or*the Tract Map for this project.
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