CC Resolution 2005-016RESOLUTION NO. 2005-016
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, ESTABLISHING DEVELOPMENT
STANDARDS, PRINCIPLES, AND GUIDELINES AND
PROGRAMS FOR LANDS TOTALING 1,108 ACRES
CASE NO.: SPECIFIC PLAN 99-035, AMENDMENT #1
APPLICANT: ND LA QUINTA PARTNERS LLC
WHEREAS, the City Council of the City of La Quinta, California, did on
the 1 St day of February, 2005, hold a duly noticed Public Hearing to consider the
request of ND La Quinta Partners LLC for an Amendment to Specific Plan 99-035, to
establish development standards, principles, guidelines and programs for lands totaling
1,108 acres and bounded by Jefferson Street on the west, Avenue 52 on the north,
Avenue 54 on the south and Monroe Street on the east, more particularly described
as:
ASSESSOR'S PARCEL NUMBERS 767-200-002 & -004,
767-200-007TO —010, 767-200-027 TO —029, 767-210-
013 TO —031, 767-210-033 TO —034, 767-210-042 TO -
050, AND ALL OF SECTION 9, T. 6. S., R.7. E. SBB&M
EXCEPT PARCELS 777-070-024 THROUGH 777-070-028
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 11 "' day of January, 2005, hold a duly noticed Public Hearing and adopted
Resolution 2005-004 recommending approval of this Specific Plan; and
WHEREAS, the La Quinta Community Development Department has
completed Environmental Assessment 2004-520 in accordance with the requirements
of "The Rules to Implement the California Environmental Quality Act of 1970" as
amended (Resolution 83-63). The City determined that neither the proposed changes
to the project, any changed circumstances, nor new information will result in the
identification of new significant impacts, or the substantial increase in the severity of
significant impacts identified in certified EIR SCH#99061 109, and an Addendum to the
EIR has been prepared; and
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
City Council did make the following Mandatory Findings of approval to justify approval
of said Specific Plan 99-035, Amendment #1:
A. The property is designated Low Density Residential and Golf Course Open
Space. The proposed project will be developed with residential uses and golf
courses, which are consistent with the land uses envisioned in the General Plan.
Resolution No. 2005-016
Specific Plan 99-035, Amendment #1
ND La Quinta Partners LLC
Adopted: February 1, 2005
Page 2
B. The project will not be detrimental to the public health, safety and welfare in
that the project is designed in compliance with the City's General Plan and
Zoning Ordinance, as well as other County and State standards, such as CEQA.
C. The residential project is within a residentially designated and zoned area. The
project provides adequate buffering through landscaping and walls to ensure
compatibility with surrounding land uses. Additionally, the project will provide
adequate perimeter landscaping and acceptable architectural design guidelines.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City
of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the City
Council in this case.
2. That it does hereby approve Specific Plan 99-035, Amendment # 1 for the
reasons set forth in this Resolution and subject to the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the
La Quinta City Council, held on this the 1" day of February, 2005 by the following
vote, to wit:
AYES: Council Members Henderson, Osborne, Perkins, Sniff, Mayor Adolph
NOES: None
ABSENT: None
ABSTAIN None
tivw
DON ADOAH,
City of La Quinta
for
alifornia
Resolution No. 2005-016
Specific Plan 99-035, Amendment #1
ND La Quinta Partners LLC
Adopted: February 1, 2005
Page 3
ATTEST:
!rI JUN . GREEK, CMC, City C16rk
City of La Quinta, California
(CITY SEAL)
APPROVED AS TO FORM:
r
M. KATHERINE JEN , City Attorney
City of La Quinta, California
CITY COUNCIL RESOLUTION NO. 2005-016
CONDITIONS OF APPROVAL - FINAL
SPECIFIC PLAN 99-035, AMENDMENT #1,
ND LA QUINTA PARTNERS
FEBRUARY 1, 2005
relaillla:z\I
1. The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta ("City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Specific Plan,
or any Final Map recorded thereunder. The City shall have sole discretion in
selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
2. This Specific Plan shall comply with the requirements and standards of
Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"),
and Chapter 13 of the La Quinta Municipal Code ("LQMC").
The City of La Quinta's Municipal Code can be accessed on the City's Web Site
at www.la-guinta.org.
3. Prior to the issuance of any grading, construction, or building permit by the City,
the applicant shall obtain any necessary clearances and/or permits from the
following agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Coachella Valley Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
• SCAQMD Coachella Valley
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
Resolution 2005-016
Conditions of Approval - FINAL
Specific Plan 99-035 Amendment #1
ND La Quinta Partners
February 1, 2005
Page 2
A project -specific NPDES construction permit must be obtained by the applicant;
who then shall submit a copy of the Regional Water Quality Control Board's
("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI"), prior to
the issuance of a grading or site construction permit by the City.
4. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water),
LQMC; Riverside County Ordinance No. 457; and the State Water Resources
Control Board's Order No. 99-08-DWQ.
A. For construction activities including clearing, grading or excavation of
land that disturbs one (1) acre or more of land, or that disturbs less than
one (1) acre of land, but which is a part of a construction project that
encompasses more than one (1) acre of land, the Permitee shall be
required to submit a Storm Water Pollution Protection Plan ("SWPPP").
The applicant or design professional can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com for
use in their SWPPP preparation.
B. The applicant's SWPPP shall be approved by the City Engineer prior to
any on or off -site grading being done in relation to this project.
C. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including
acceptance of all improvements by the City.
D. The applicant's SWPPP shall include provisions for all of the following
Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
Resolution 2005-016
Conditions of Approval - FINAL
Specific Plan 99-035 Amendment #1
ND La Quinta Partners
February 1, 2005
Page 3
E. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading,
pursuant to this project.
F. The approved SWPPP and BMPs shall remain in effect for the entire duration
of project construction until all improvements are completed and accepted
by the City.
5. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at
the time of issuance of building permit(s).
PROPERTY RIGHTS
6. Prior to issuance of any permit(s), the applicant shall acquire or confer
easements and other property rights necessary for the construction or proper
functioning of the proposed development. Conferred rights shall include
irrevocable offers to dedicate or grant access easements to the City for
emergency services and for maintenance, construction and reconstruction of
essential improvements.
7. The applicant shall offer for dedication on the Final Map all public street right-of-
ways in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and/or as required by the City Engineer.
8. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Madison Street (Primary Arterial, Option A, 1 10' ROW) — The
standard 55 feet from the centerline of Madison Street for a total
110-foot ultimate developed right-of-way except for additional
right-of-way dedication as follows:
Resolution 2005-016
Conditions of Approval - FINAL
Specific Plan 99-035 Amendment #1
ND La Quinta Partners
February 1, 2005
Page 4
a) At the Madison Street and Avenue 52 intersection
measured 76 feet east of the centerline of Madison Street
to accommodate a 300-foot long dual left turn lane for
northbound Madison Street to westbound Avenue 52 and a
150-foot deceleration/right turn only lane, plus variable
width taper length to accommodate improvements
conditioned under STREET AND TRAFFIC IMPROVEMENTS.
b) At the Madison Street and Avenue 54 intersection
measured 64 feet east of the centerline of Madison Street
to accommodate a dual left turn lane for northbound
Madison Street to westbound Avenue 54 plus variable
width taper length to accommodate improvement
conditioned under STREET AND TRAFFIC IMPROVEMENTS.
2) Avenue 52 (Primary Arterial, Option A, 1 10' ' ROW) — The
standard 55 feet from the centerline of Avenue 52 for a total
110-foot ultimate developed right-of-way except an additional
variable right-of-way dedication at the proposed Primary Entry
measured 63 feet south of the centerline of Avenue 52 and
length to be determined by a traffic study prepared for the
applicant by a licensed traffic engineer per Engineering Bulletin
#03-08. As a minimum, the required right-of-way shall be for a
length of 100 feet plus a variable dedication of an additional 50
feet to accommodate improvements conditioned under STREET
AND TRAFFIC IMPROVEMENTS.
3) Monroe Street (Primary Arterial, Option A, 110' ROW) — The
standard 55 feet from the centerline of Monroe Street for a total
110-foot ultimate developed right-of-way except an additional
variable right-of-way dedication on Monroe Street at the
intersection of Avenue 54 measured 63 feet west of the
centerline of Monroe Street and length to be determined by a
traffic study prepared for the applicant by a licensed traffic
engineer per Engineering Bulletin #03-08. As a minimum, the
required right-of-way shall be for a length of 150 feet plus a
variable dedication of an additional 50 feet to accommodate
improvements conditioned under STREET AND TRAFFIC
IMPROVEMENTS.
Resolution 2005-016
Conditions of Approval - FINAL
Specific Plan 99-035 Amendment #1
ND La Quinta Partners
February 1, 2005
Page 5
4) Avenue 54 (Secondary Arterial with Class II Bike Lane, 96' ROW)
— 48 feet of right-of-way measured from the centerline of Avenue
54 for a total 96-foot ultimate developed right-of-way except an
additional variable right-of-way dedication at the proposed
Secondary Entry and on Avenue 54 at Madison Street measured
58 feet south of the centerline of Avenue 54 and length to be
determined by a traffic study prepared for the applicant by a
licensed traffic engineer per Engineering Bulletin #03-08. As a
minimum, the required right-of-way shall be for a length of 100
feet plus a variable dedication of an additional 50 feet to
accommodate improvements conditioned under STREET AND
TRAFFIC IMPROVEMENTS.
5) Avenue 53 (Collector, 74' ROW) — The standard 37 feet from the
centerline of Avenue 53 for a total 74-foot ultimate developed
right-of-way.
9. The applicant shall retain for private use on the Final Map all private street right-
of-ways in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and/or as required by the City Engineer.
10. The private street right-of-ways to be retained for private use required for this
development include:
A. PRIVATE STREETS
Private Residential Streets. Private Residential Streets shall have a 28-
foot travel width with on -street parking prohibited, and provided there is
adequate off-street parking for residents and visitors, and the applicant
establishes provisions for ongoing enforcement of the parking restriction
in the CC&R's. The CC&R's shall be reviewed by the Engineering
Department prior to recordation. The flush curb street section shall have
a full 28 feet of travelable roadway as approved by the City Engineer and
the Fire Department and provided the method of drainage conveyance is
acceptable to the City Engineer.
B. CUL DE SACS
1) The cul de sac shall conform to the shape shown on the tentative
map with a 38-foot curb radius at the bulb or larger as shown on
the tentative map.
Resolution 2005-016
Conditions of Approval - FINAL
Specific Plan 99-035 Amendment #1
ND La Quinta Partners
February 1, 2005
Page 6
1 1 . Dedications shall include additional widths as necessary for dedicated right and
left turn lanes, bus turnouts, and other features contained in the approved
construction plans.
Pursuant to this requirement, the Applicant shall include in the submittal packet
containing the draft final map submitted for map checking, an offsite street
geometric layout, drawn at 1 " equals 40 feet, detailing the following design
aspects: median curb line, outside curb line, lane line alignment including lane
widths, left turn lanes, deceleration lane(s) and bus stop turnout(s) . The
geometric layout shall be accompanied with sufficient professional engineering
studies to confirm the appropriate length of all proposed turn pockets and
auxiliary lanes that may impact the right-of-way dedication required of the
project and the associated landscape setback requirement.
12. When the City Engineer determines that access rights to the proposed street
right-of-ways shown on the approved Tentative Tract Map are necessary prior
to approval of the Final Map dedicating such right-of-ways, the applicant shall
grant the necessary right-of-ways within 60 days of a written request by the
City.
13. The applicant shall offer for dedication on the Final Map a ten -foot wide public
utility easement contiguous with, and along both sides of all private streets.
Such easement may be reduced to five feet in width with the express written
approval of IID.
14. The applicant shall create perimeter landscaping setbacks along all public right-
of-ways as follows:
A. Madison Street; Avenue 52 and Monroe Street (Primary Arterial) - 20-
foot from the R/W-P/L.
B. Avenue 54 (Secondary Arterial with Class II Bike Lane) - 20-foot from the
R/W-P/L.
C. Avenue 53 (Collector) — 10-foot from the R/W-P/L.
The setback requirements shall apply to all frontages including, but not limited
to, remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks,
the applicant shall offer for dedication blanket easements for those purposes on
the Final Map.
Resolution 2005-016
Conditions of Approval - FINAL
Specific Plan 99-035 Amendment #9
ND La Quinta Partners
February 1, 2005
Page 7
15. At locations where the onsite finished grade adjacent to the landscaped setback
lot has an elevation differential with respect to the arterial street top of curb
exceeding 11 feet, the applicant shall comply with, and accommodate, the
maximum slope gradients in the parkway/setback area and meandering sidewalk
requirements by either: 1) increasing the landscape setback size as needed, or
2) installing retaining walls between the sidewalk and the back of the
landscaped area as needed.
16. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins,
mailbox clusters, park lands, and common areas on the Final Map.
17. Direct vehicular access to Madison Street, Monroe Street, Avenue 52, Avenue
54 and Avenue 53 from lots with frontage along Madison Street, Monroe
Street, Avenue 52, Avenue 54 and Avenue 53 is restricted, except for those
access points identified on the tentative tract map, or as otherwise conditioned
in these conditions of approval. The vehicular access restriction shall be shown
on the recorded final tract map.
18. The applicant shall furnish proof of easements, or written permission, as
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, permanent slopes, or other encroachments will
occur.
19. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property between the date of approval of the Tentative
Tract Map and the date of recording of any Final Map, unless such easement is
approved by the City Engineer.
FINAL MAPS
20. Prior to the City's approval of a Final Map,. the applicant shall furnish accurate
AutoCAD files of the Final Map that was approved by the City's map checker on
a storage media acceptable to the City Engineer. Such files shall be in a
standard AutoCAD format so as to be fully retrievable into a basic AutoCAD
program.
Resolution 2005-016
Conditions of Approval - FINAL
Specific Plan 99-035 Amendment #1
ND La Quinta Partners
February 1, 2005
Page 8
Where a Final Map was not produced in an AutoCAD format, or produced in a
file that can be converted to an AutoCAD format, the City Engineer will accept
a raster -image file of such Final Map. The Final Map shall be of a 1 " = 40'
scale.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
"engineer," "surveyor," and "architect," refer to persons currently certified or licensed
to practice their respective professions in the State of California.
21. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shall comply with the
provisions of Section 13.24.040 (Improvement Plans), LQMC.
22. The following improvement plans shall be prepared and submitted for review
and approval by the Public Works Department. A separate set of plans for
each line item specified below shall be prepared. The- plans shall utilize the
minimum scale specified, unless otherwise authorized by the City Engineer in
writing. Plans may be prepared at a larger scale if additional detail or plan
clarity is desired. Note, the applicant may be required to prepare other
improvement plans not listed here pursuant to improvements required by other
agencies and utility purveyors.
A.
On -Site Mass Grading Plan
1 if =
100' Horizontal
B.
PM 10 Plan
1 " =
40' Horizontal
C.
SWPPP
1 " =
40' Horizontal
Note: A through C shall be submitted concurrently.
D.
On -Site Rough Grading Plan
1" =
40' Horizontal
E. Storm Drain Plans
1 " = 40' Horizontal
F. Off -Site Street Improvement Plan 1 if = 40' Horizontal, 1 " = 4' Vertical
G. Off -Site Signing & Striping Plan 1 " = 40' Horizontal
Resolution 2005-016
Conditions of Approval - FINAL
Specific Plan 99-035 Amendment #1
ND La Quinta Partners
February 1, 2005
Page 9
The Off -Site street improvement plans shall have separate plan sheet(s)
(drawn at 20 scale) that show the meandering sidewalk, mounding, and
berming design in the combined parkway and landscape setback area.
H. On -Site Street Improvement/Signing & Striping Plan
1 if = 40' Horizontal, 1 " = 4' Vertical
Note: D through G shall be submitted concurrently as phased.
Street Improvement Plans and Storm Drainage Plans may be combined when
submitted for Engineering Department Review.
The following plans shall be submitted to the Building and Safety Department
for review and approval. The plans shall utilize the minimum scale specified,
unless otherwise authorized by the Building and Safety Director in writing.
Plans may be prepared at a larger scale if additional detail or plan clarity is
desired. Note, the applicant may be required to prepare other improvement
plans not listed here pursuant to improvements required by other agencies and
utility purveyors.
I. On -Site Residential Precise Grading Plan 1 to
= 30' Horizontal
Other engineered improvement plans prepared for City approval that are not
listed above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show
all existing improvements for a distance of at least 200-feet beyond the project
limits, or a distance sufficient to show any required design transitions.
All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit
Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue
RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans
and/or as approved by the Engineering Department.
"Rough Grading" plans shall normally include perimeter walls with Top Of Wall
& Top Of Footing elevations shown. All footings shall have a minimum of 1
foot of cover, or sufficient cover to clear any adjacent obstructions.
Resolution 2005-016
Conditions of Approval - FINAL
Specific Plan 99-035 Amendment #1
ND La Quinta Partners
February 1, 2005
Page 10
The applicant shall prepare an accessibility assessment on a marked up print of
the building floor plan identifying every building egress and notes the 2001
California Building Code accessibility requirements associated with each door.
The assessment must comply with submittal requirements of the Building &
Safety Department. A copy of the reviewed assessment shall be submitted to
the Engineering Department in conjunction with the Site Development Plan
when it is submitted for plan checking.
In addition to the normal set of improvement plans, a "Site Development" plan
is required to be submitted for approval by the Building Official and the City
Engineer.
"Site Development" plans shall normally include all on -site surface
improvements including but not necessarily limited to finish grades for curbs &
gutters, building floor elevations, parking lot improvements and ADA
requirements.
"Street Parking" plan shall include appropriate signage to implement the "No
Parking"
concept, or alternatively an on -street parking policy shall be included in the CC
& R's subject to City Engineer's Approval. The parking plan or CC & R's shall
be submitted concurrently with the Street Improvement Plans.
23. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction on the Public Works Online Engineering Library at
http://www.la-quinta.org/publicworks/tractl/z_onlinelibrary/0_intropage.htm.
24. The applicant shall furnish a complete set of the AutoCAD files of all approved
improvement plans on a storage media acceptable to the City Engineer. The
files shall be saved in a standard AutoCAD format so they may be fully
retrievable through a basic AutoCAD program.
At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the AutoCAD files in order
to reflect the as -built conditions.
Where the improvement plans were not produced in a standard AutoCAD
format, or a file format that can be converted to an AutoCAD format, the City
Engineer will accept raster -image files of the plans.
Resolution 2005-016
Conditions of Approval - FINAL
Specific Plan 99-035 Amendment #1
ND La Quinta Partners
February 1, 2005
Page 11
IMPROVEMENT SECURITY AGREEMENTS
25. Prior to approval of any Final Map, the applicant shall construct all on and off -
site improvements and satisfy its obligations for same, or shall furnish a fully
secured and executed Subdivision Improvement Agreement ("SIA") guaranteeing
the construction of such improvements and the satisfaction of its obligations for
same, or shall agree to any combination thereof, as may be required by the City.
26. Any SIA entered into by and between the applicant and the City of La Quinta,
for the purpose of guaranteeing the completion of any improvements related to
this Specific Plan, shall comply with the provisions of Chapter 13.28
(Improvement Security), LQMC.
27. Improvements to be made, or agreed to be made, shall include the removal of
any existing structures or other obstructions which are not a part of the
proposed improvements; and shall provide for the setting of the final survey
monumentation.
When improvements are phased through a "Phasing Plan;" or an administrative
approval (e.g., Site Development Permits), all off -site improvements and
common on -site improvements (e.g., backbone utilities, retention basins,
perimeter walls, landscaping and gates) shall be constructed, or secured through
a SIA, prior to the issuance of any permits in the first phase of the
development, or as otherwise approved by the City Engineer.
Improvements and obligations required of each subsequent phase shall either be
completed, or secured through a SIA, prior to the completion of homes or the
occupancy of permanent buildings within such latter phase, or as otherwise
approved by the City Engineer.
In the event the applicant fails to construct the improvements for the
development, or fails to satisfy its obligations for the development in a timely
manner, pursuant to the approved phasing plan, the City shall have the right to
halt issuance of all permits, and/or final inspections, withhold other approvals
related to the development of the project, or call upon the surety to complete
the improvements.
28. Depending on the timing of the development of this Specific Plan, and the
status of the off -site improvements at the time, the applicant may be required
to:
Resolution 2005-016
Conditions of Approval - FINAL
Specific Plan 99-035 Amendment #1
ND La Quinta Partners
February 1, 2005
Page 12
A. Construct certain off -site improvements.
B. Construct additional off -site improvements, subject to the reimbursement
of its costs by others.
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this Specific Plan.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these means, as the City may require.
Off -Site Improvements will be started by the issuance of the 501h building
permit, or by May 31, 2006, whichever occurs first, and will be completed by
the issuance of the 1001h building permit on the site.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Final
Map, or the issuance of any permit related thereto, reimburse the City for the
costs of such improvements.
29. If the applicant elects to utilize the secured agreement alternative, the applicant
shall submit detailed construction cost estimates for all proposed on -site and
off -site improvements, including an estimate for the final survey
monumentation, for checking and approval by the City Engineer. Such
estimates shall conform to the unit cost schedule adopted by City resolution, or
ordinance.
For items not listed in the City's unit cost schedule, the proposed unit costs
shall be approved by the City Engineer.
At the time the applicant submits its detailed construction cost estimates for
conditional approval of the Final Map by the City Council, the applicant shall
also submit one copy each of an 8-1/2 it x 11 if reduction of each page of the
Final Map, along with a copy of an 8-1 /2" x 11 " Vicinity Map.
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies and submitted to the City along with the applicant's
detailed cost estimates.
Resolution 2005-016
Conditions of Approval - FINAL
Specific Plan 99-035 Amendment #1
ND La Quinta Partners
February 1, 2005
Page '13
Security will not be required for telephone, natural gas, or Cable T.V.
improvements.
c;RAniKin
30. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
31. Prior to occupancy of the project site for any construction, or other purposes,
the applicant shall obtain a grading permit approved by the City Engineer.
32. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a qualified engineer,
B. A preliminary geotechnical ("soils") report prepared by a qualified
engineer,
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
(Fugitive Dust Control), LQMC, and
D. A Best Management Practices report prepared in accordance with
Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit
and Storm Management and Discharge Controls), LQMC.
All grading shall conform to the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by a soils engineer, or by
an engineering geologist.
A statement shall appear on the Final Map that a soils report has been prepared
in accordance with the California Health & Safety Code § 17953.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust
Control Plan provisions as submitted with its application for a grading permit.
Resolution 2005-016
Conditions of Approval - FINAL
Specific Plan 99-035 Amendment #1
ND La Quinta Partners
February 1, 2005
Page 14
33. The applicant shall maintain all open graded, undeveloped land in order to
prevent wind and/or water erosion of such land. All open graded, undeveloped
land shall either be planted with interim landscaping, or stabilized with such
other erosion control measures, as were approved in the Fugitive Dust Control
Plan.
34. Grading within the perimeter setback and parkway areas shall have undulating
terrain and shall conform with the requirements of LQMC Section 9.60.240(F)
except as otherwise modified by this condition requirement. The maximum
slope shall not exceed 3:1 anywhere in the landscape setback area, except for
the backslope (i.e. the slope at the back of the landscape lot) which shall not
exceed 2:1 if fully planted with ground cover. The maximum slope in the first
six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of
sidewalk is within six feet (6') of the curb, otherwise the maximum slope within
the right of way shall not exceed 3:1 . All unpaved parkway areas adjacent to
the curb shall be depressed one and one-half inches (1.5") in the first eighteen
inches 0 8") behind the curb.
35. Perimeter wall shall be approved by the Community Development Department.
The applicant shall submit perimeter wall plans for approval prior to rough
grading plan approval.
36. Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform to pad elevations shown on the tentative map, unless
the pad elevations have other requirements imposed elsewhere in these Specific
Plan Conditions of Approval.
37. Building pad elevations of perimeter lots shall not differ by more than that
specified in the approved Specific Plan Amendment No. 1 and per these
Conditions of Approval.
38. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development.
Building pad elevations on adjacent interior single family lots having common
boundaries shall not differ by more than six feet. Additionally, a 12" high by
4'wide berm is required at the tops of all slopes with a 3-foot neighboring pad
elevation difference and one foot (1') bench shall be provided at the top of all
2:1 slopes between lots.
Resolution 2005-016
Conditions of Approval - FINAL
Specific Plan 99-035 Amendment #1
ND La Quinta Partners
February 1, 2005
Page 15
Where compliance within the above stated limits is impractical, the City may
consider alternatives that are shown to minimize safety concerns, maintenance
difficulties and neighboring -owner dissatisfaction with the grade differential.
39. Prior to any site grading or regrading that will raise or lower any portion of the
site, the grading shall be shown to be consistent with the Specific Plan
Amendment #1, and the applicant shall submit the proposed grading changes to
the City Staff for a substantial conformance finding review.
40. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or
surveyor.
Each pad certification shall list the pad elevation as shown on the approved
grading plan, the actual pad elevation and the difference between the two, if
any. Such pad certification shall also list the relative compaction of the pad
soil. The data shall be organized by lot number, and listed cumulatively if
submitted at different times.
nRAINAC;F
"Stormwater handling shall conform to the approved hydrology and drainage report for
Specific Plan 99-035, Amendment No. 1, East of Madison and/or Tentative Tract
33076. Nuisance water shall be disposed of in an approved manner."
41. The project shall be designed to accommodate purging and blowoff water
(through underground piping and/or retention facilities) from any on -site or
adjacent well sites granted or dedicated to the local water utility authority as a
requirement for development of this property.
42. Stormwater may not be retained in landscaped parkways or landscaped setback
lots. Only incidental storm water (precipitation which directly falls onto the
setback) will be permitted to be retained in the landscape setback areas. The
perimeter setback and parkway areas in the street right-of-way shall be shaped
with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC.
43. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
Resolution 2005-016
Conditions of Approval - FINAL
Specific Plan 99-035 Amendment #1
ND La Quinta Partners
February 1, 2005
Page 16
44. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow and into
the historic drainage relief route.
45. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
46. Where flush curb street cross section designs are approved for Specific Plan 99-
035, Amendment No. 1 and/or Tentative Tract Map No. 33076, landscaped
drainage swales shall have minimum grade of 1 %. The Swale design and
supporting drainage facility shall be able to retain a maximum depth of 6 inches
of storm water during the 10-year storm and/or one travel lane during the 100-
year storm. The design of landscaped drainage swales shall be subject to a
hydrology report approval by the City Engineer. Landscaping swales shall act as
ancillary collection facilities with storm water and nuisance water positively
transported by hard piping to retention basins and/or other facilities identified in
the approved hydrology report.
UTI LITI FS
47. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities),
LQMC.
48. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within any right-of-way, and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electric vaults, water valves,
and telephone stands, to ensure optimum placement for practical and aesthetic
purposes.
49. Existing overhead utility lines within, or adjacent to the proposed development,
and all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles
are exempt from the requirement to be placed underground.
50. Underground utilities shall be installed prior to overlying hardscape. For
installation of utilities in existing improved streets, the applicant shall comply
with trench restoration requirements maintained, or required by the City
Engineer.
Resolution 2005-016
Conditions of Approval - FINAL
Specific Plan 99-035 Amendment #9
ND La Quinta Partners
February 1, 2005
Page 17
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
51. The applicant shall comply with the provisions of Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access
For Individual Properties And Development), LQMC for public streets; and
Section 13.24.080 (Street Design - Private Streets), where private streets are
proposed.
52. The applicant shall construct the following street improvements to conform to
the General Plan (street type noted in parentheses.)
A. OFF -SITE STREETS
1) Madison Street (Primary Arterial, Option A; 1 10' R/W):
Widen the east side of the street along all frontage adjacent to the
Tentative Map boundary to its ultimate width on the east side as
specified in the General Plan and the requirements of these conditions.
The east curb face shall be located forty three feet (43') east of the
centerline, except at locations where additional street width is needed to
accommodate:
a) Bus turnout (if required by Sunline Transit or Coachella
Valley Unified School District)
b) A deceleration/right turn only lane on Madison Street at the
intersection of Avenue 52. The east curb face measured 64
feet east of the centerline of Madison Street to
accommodate a 300-foot long dual left turn lane for
northbound Madison Street to westbound Avenue 52 and a
150-foot deceleration/right turn only lane plus variable
width taper length.
Resolution 2005-016
Conditions of Approval - FINAL
Specific Plan 99-035 Amendment #1
ND La Quinta Partners
February 1, 2005
Page 18
c) At the Madison Street and Avenue 54 intersection, the curb
face shall be measured 52 feet east of the centerline of
Madison Street to accommodate the dual left turn lane for
northbound Madison Street to westbound Avenue 54 plus
variable width taper length conditioned of Specific Plan
2004-074 on the southeast corner of Madison Street and
Avenue 54.
Other required improvements in the Madison Street right or way and/or
adjacent landscape setback area include:
d) All appurtenant components such as, but not limited to:
curb, gutter, traffic control striping, legends, and signs.
e) An 18 - foot wide raised landscaped median along the entire
boundary of the Specific Plan plus variable width as needed
to accommodate a dual left turn for the north bound traffic
on Madison Street to west bound Avenue 52.
f) Establish a benchmark in the Madison Street right of way
and file a record of the benchmark with the County of
Riverside.
g) A 10-foot wide Multi -Purpose Trail. The applicant shall
construct a multi -use trail per La Quinta Standard 260 along
the Madison Street frontage within the landscaped setback.
The location and design of the trail shall be approved by the
City. A split rail fence shall be constructed to separate the
multi -purpose trail from the pedestrian sidewalk in
accordance with Section 9.140.060 (Item E, 3a) of the
Zoning Ordinance. Bonding for the fence to be installed shall
be posted prior to final map approval. At grade intersection
crossings shall be of a medium and design and location as
approved by the Engineering Department on the street
improvement plan submittal.
Resolution 2005-016
Conditions of Approval - FINAL
Specific Plan 99-035 Amendment #1
ND La Quinta Partners
February 1, 2005
Page 19
2) Avenue 52 (Primary Arterial, Option A; 1 10' R/W):
Widen the south side of the street along all frontages adjacent to the
Tentative Map boundary to its ultimate width on the south side as
specified in the General Plan and the requirements of these conditions.
Rehabilitate and/or reconstruct existing roadway pavement as necessary
to augment and convert it from a rural county -road design standard to
La Quinta's urban arterial design standard. The south curb face shall be
located forty three feet (43') south of the centerline, except at locations
where additional street width is needed to accommodate:
a) Bus turnout (if required by Sunline Transit or Coachella
Valley Unified School District)
b) A deceleration/right turn only lane at the Primary Entry. The
south curb face measured 51 feet south of the centerline of
Avenue 52 and length to be determined by a traffic study
prepared for the applicant by a licensed traffic engineer per
Engineering Bulletin #03-08. As a minimum, the required
right-of-way shall be for a length of 100 feet plus a variable
dedication of an additional 50 feet.
Other required improvements in the Avenue 52 right-of-way and/or
adjacent landscape setback area include:
c) All appurtenant components such as, but not limited to:
curb, gutter, traffic control striping, legends, and signs.
d) Half of an 18-foot wide raised landscaped median along the
entire boundary of the Specific Plan plus variable width as
needed to accommodate left turn movements for west
bound traffic on Avenue 52 to south bound Madison Street
and left turn in only movement at the Primary Entry. The
applicant shall construct positive left turn restrictors for left
turn movement out of the primary entry as approved by the
City Engineer.
Resolution 2005-016
Conditions of Approval - FINAL
Specific Plan 99-035 Amendment #1
ND La Quinta Partners
February 1, 2005
Page 20
e) A 10-foot wide Multi -Purpose Trail. The applicant shall
construct a multi -use trail per La Quinta Standard 260 along
the Madison Street frontage within the landscaped setback.
The location and design of the trail shall be approved by the
City. A split rail fence shall be constructed to separate the
multi -purpose trail from the pedestrian sidewalk in
accordance with Section 9.140.060 (Item E, 3a) of the
Zoning Ordinance. Bonding for the fence to be installed shall
be posted prior to final map approval. At grade intersection
crossings shall be of a medium and design and location as
approved by the Engineering Department on the street
improvement plan submittal.
3) Monroe Street (Primary Arterial, Option A; 1 10' R/W):
Widen the west side of the street along all frontages adjacent to the
Tentative Map boundary to its ultimate width on the west side as
specified in the General Plan and the requirements of these conditions.
Rehabilitate and/or reconstruct existing roadway pavement as necessary
to augment and convert it from a rural county -road design standard to
La Quinta's urban arterial design standard. The west curb face shall be
located forty three feet (43') west of the centerline, except at locations
where additional street width is needed to accommodate:
a) Bus turnout (if required by Sunline Transit or Coachella
Valley Unified School District)
b) .A deceleration/right turn only lane on Monroe Street at the
intersection of Avenue 54. The west curb face measured 51
feet west of the centerline of Monroe Street and length to
be determined by a traffic study prepared for the applicant
by a licensed traffic engineer per Engineering Bulletin # 03-
08. As a minimum, the required right-of-way shall be for a
length of 150 feet plus a variable dedication of an additional
50 feet.
Other required improvements in the Monroe Street right-of-way and/or
adjacent landscape setback area include:
Resolution 2005-016
Conditions of Approval - FINAL
Specific Plan 99-035 Amendment #1
ND La Quinta Partners
February 1, 2005
Page 21
c) All appurtenant components such as, but not limited to:
curb, gutter, traffic control striping, legends, and signs.
d) Half of an 18-foot wide raised landscaped median along the
entire boundary of the Specific Plan plus variable width as
needed to accommodate a left turn for the south bound
traffic at Avenue 54.
e) A 10-foot wide Multi -Purpose Trail. The applicant shall
construct a multi -use trail per La Quinta Standard 260 along
the Monroe Street frontage within the landscaped setback.
The location and design of the trail shall be approved by the
City. A split rail fence shall be constructed to separate the
multi -purpose trail from the pedestrian sidewalk in
accordance with Section 9.140.060 (Item E, 3a) of the
Zoning Ordinance. Bonding for the fence to be installed shall
be posted prior to final map approval. At grade intersection
crossings shall be of a medium and design and location as
approved by the Engineering Department on the street
improvement plan submittal.
4) Avenue 54 (Secondary Arterial with Class II Bike Lane, 96'
R/W) :
Widen the north side of the street along all frontages adjacent to the
Tentative Map boundary to its ultimate width on the north side as
specified in the General Plan and the requirements of these conditions.
Rehabilitate and/or reconstruct existing roadway pavement as necessary
to augment and convert it from a rural county -road design standard to
La Quinta's urban arterial design standard. The west curb face shall be
located thirty-six feet (36') north of the centerline, except at locations
where additional street width is needed to accommodate:
a) Bus turnout (if required by SunLine Transit or Coachella
Valley Unified School District)
b) A deceleration/right turn only lane at the Secondary Entry
and at the intersection of Avenue 54 and Madison Street.
The north curb face measured 36 feet north of the
centerline of Avenue 54 and length to be determined by a
Resolution 2005-016
Conditions of Approval - FINAL
Specific Plan 99-035 Amendment #1
ND La Quinta Partners
February 1, 2005
Page 22
traffic study prepared for the applicant by a licensed traffic
engineer per Engineering Bulletin # 03-08. As a minimum,
the required right-of-way shall be for a length of 100 feet
plus a variable dedication of an additional 50 feet.
Other required improvements in the Avenue 54 right-of-way and/or
adjacent landscape setback area include:
c) All appurtenant components such as, but not limited to:
curb, gutter, traffic control striping, legends, and signs.
d) A 10-foot wide Multi -Purpose Trail. The applicant shall
construct a multi -use trail per La Quinta Standard 260 along
the Avenue 54 frontage within the landscaped setback. The
location and design of the trail shall be approved by the
City. A split rail fence shall be constructed to separate the
multi -purpose trail from the pedestrian sidewalk in
accordance with Section 9.140.060 (Item E, 3a) of the
Zoning Ordinance. Bonding for the fence to be installed shall
be posted prior to final map approval. At grade intersection
crossings shall be of a medium and design and location as
approved by the Engineering Department on the street
improvement plan submittal.
5) Avenue 53 (Collector, 74' R/W):
a) Widen the south side of the street along all frontages
adjacent to the Tentative Map boundary to its ultimate
width on the south side as specified in the General Plan and
the requirements of these conditions. Rehabilitate and/or
reconstruct existing roadway pavement as necessary to
augment and convert it from a rural county -road design
standard to La Quinta's urban arterial design standard. The
south curb face shall be located twenty-six feet (26') south
of the centerline.
Other required improvements in the Avenue 53 right-of-way and/or
adjacent landscape setback area include:
b) All appurtenant components such as, but not limited to:
curb, gutter, traffic control striping, legends, and signs.
Resolution 2005-016
Conditions of Approval - FINAL
Specific Plan 99-035 Amendment #1
ND La Quinta Partners
February 1, 2005
Page 23
c) Removal of existing trees at the southwest corner of
Avenue 53 and Monroe Street per the approval of the City
Engineer.
d) Construct a cul de sac on Avenue 53 at the entrance to
Tentative Tract Map No. 31874 per City of La Quinta
Standard 401 and with approval from the Fire Department.
The applicant shall extend improvements beyond the subdivision boundaries to
ensure they safely integrate with existing improvements (e.g., grading; traffic
control devices and transitions in alignment, elevation or dimensions of streets
and sidewalks).
The applicant is responsible for construction of all improvements mentioned
above. The development is eligible for reimbursement from the City's
Development Impact Fee fund in accordance with policies established for that
program.
7) Traffic Signals at Madison Street and Avenue 52.
a) The applicant shall install the Traffic Signal at the
intersection of Madison Street and Avenue 52 when
warrants are met. Applicant is responsible for 50 % of the
cost to design and install the traffic signal if complementing
cost share from development on the other side of the street
is available at time signals are required. Applicant shall
enter into a SIA to post security for 50% of the cost to
design and install the traffic signal prior to issuance of an
on -site grading permit; the security shall remain in full force
and effect until the signal is actually installed by the
applicant or the developer on the other side of the street. If,
however, the applicant's development trails the progress of
the development on the other side of the street, the
applicant shall be responsible for 50% of the cost as
previously stated. The development is eligible for
reimbursement from the City's Development Impact Fee
fund in accordance with policies established for that
program.
Resolution 2005-016
Conditions of Approval - FINAL
Specific Plan 99-035 Amendment #1
ND La Quinta Partners
February 1, 2005
Page 24
B. PRIVATE STREETS
1) Private Residential Streets. Private Residential Streets shall have
a 28-foot travel width with on -street parking prohibited, and
provided there is adequate off-street parking for residents and
visitors, and the applicant establishes provisions for ongoing
enforcement of the parking restriction in the CC&R's. The CC&R's
shall be reviewed by the Engineering Department prior to
recordation. The flush curb street section shall have a full 28 feet
of travelable roadway as approved by the City Engineer and the
Fire Department and provided the method of drainage conveyance
is acceptable to the City Engineer.
2) The location of driveways of corner lots shall not be located
within the curb return and away from the intersection when
possible.
C. PRIVATE CUL DE SACS
1) Shall be constructed according to the lay -out shown on the
tentative map with a 38-foot curb radius or greater at the bulb
similar to the layout shown on the rough grading plan.
53. All gated entries shall provide for a three -car minimum stacking capacity for
inbound traffic to be a minimum length of 62 feet from call box to the street;
and shall provide for a full turn -around outlet for non -accepted vehicles.
Where a gated entry is proposed, the applicant shall submit a detailed exhibit at
a scale of 1 " = 10', demonstrating that those passenger vehicles that do not
gain entry into the development can safely make a full turn -around (minimum
radius to be 24 feet) out onto the main street from the gated entry.
Two lanes of traffic shall be provided on the entry side of each gated entry, one
lane shall be dedicated for residents, and one lane for visitors. The two travel
lanes shall be a minimum of 20 feet of total paved roadway surface or as
approved by the Fire Department.
Entry drives, main interior circulation routes, standard knuckles, corner
cutbacks, bus turnouts, dedicated turn lanes and other features shown on the
approved construction plans, may require additional street widths as may be
determined by the City Engineer.
Resolution 2005-016
Conditions of Approval - FINAL
Specific Plan 99-035 Amendment #1
ND La Quinta Partners
February 1, 2005
Page 25
54. The applicant shall design street pavement sections using CalTrans' design
procedure for 20-year life pavement, and the site -specific data for soil strength
and anticipated traffic loading (including construction traffic). Minimum
structural sections shall be as follows:
Residential
Collector
Secondary Arterial
Primary Arterial
3.0" a.c./4.5" c.a.b.
4.0" a.c /5.0" c.a.b.
4.0" a.c./6.0" c.a.b.
4.5" a.c./6.0" c.a.b.
or the approved equivalents of alternate materials.
55. The applicant shall submit current mix designs (less than two years old at the
time of construction) for base, asphalt concrete and Portland cement concrete.
The submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include
recent (less than six months old at the time of construction) aggregate gradation
test results confirming that design gradations can be achieved in current
production. The applicant shall not schedule construction operations until mix
designs are approved.
56. General access points and turning movements of traffic are limited to the
following:
Primary Entry (Avenue 52): Right turn in and out and left turn in movements are
permitted. Left turn movement out is prohibited.
The applicant shall coordinate with the City Engineer and City of Indio City
Engineer to negotiate to amend the planned full turn access located 1,950 feet
west of Monroe Street on the north side of Avenue 52, and that there be no
other full turn access points within 1,060 feet of the proposed Primary Entry.
The applicant shall be allowed to relocate the Primary Entry to conform to the
aforementioned provisions as approved by the City Engineer and the City of
Indio. If no agreement has been reached within 120 days of the date of
approval of the Specific Plan and Tentative Tract Map, the applicant shall be
permitted to construct lane geometrics at the Primary Entry which allow full turn
movements.
Resolution 2005-016
Conditions of Approval - FINAL
Specific Plan 99-035 Amendment #1
ND La Quinta Partners
February 1, 2005
Page 26
If full turn movements at the Primary Entry are permitted, the applicant shall
install the Traffic Signal when warrants are met. Applicant is responsible for
50% of the cost to design and install the traffic signal if complementing cost
share from development on other side of street is available at time signal is
required. Applicant shall enter into a SIA to post security for 50% of the cost
to design and install the traffic signal prior to issuance of an on -site grading
permit; the security shall remain in full force and effect until the signal is
actually installed by the applicant or the developer on the other side of the
street. If the land on the other side of the street does not have an approved
project connecting to the subject intersection, the applicant shall pay 100% of
the cost to design and install the signalization for the resulting "T" intersection.
If, however, the applicant's development trails the progress of the development
on the other side of the street, the applicant shall be responsible for 50% of the
cost as previously stated.
A. Secondary Entry (Avenue 54): Full turn movements are permitted.
57. Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians if required, street name signs and
sidewalks. Mid -block street lighting is not required.
58. Improvements shall be designed and constructed in accordance with City
adopted standards, supplemental drawings and specifications, or as approved by
the City Engineer. Improvement plans for streets, access gates and parking
areas shall be stamped and signed by qualified engineers.
CONSTRUCTION
59. The City will conduct final inspections of habitable buildings only when the
buildings have improved street and (if required) sidewalk access to publicly -
maintained streets. The improvements shall include required traffic control
devices, pavement markings and street name signs. If on -site streets in
residential developments are initially constructed with partial pavement
thickness, the applicant shall complete the pavement prior to final inspections of
the last ten percent of homes within the development or when directed by the
City, whichever comes first.
LANDSCAPING
60. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
Resolution 2005-016
Conditions of Approval - FINAL
Specific Plan 99-035 Amendment #1
ND La Quinta Partners
February 1, 2005
Page 27
61. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots and park areas.
62. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
63. The applicant shall submit the landscape plans for approval by the Community
Development Department (CDD), prior to plan checking by the Public Works
Department. When plan checking has been completed by CDD, the applicant
shall obtain the signatures of CVWD and the Riverside County Agricultural
Commissioner, prior to submittal for signature by the City Engineer.
NOTE: Plans are not approved for construction until signed by the City Engineer.
64. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn areas shall be minimized with
no lawn, or spray irrigation, being placed within 18 inches of curbs along public
streets.
PUBLIC SERVICES
65. The applicant shall provide public transit improvements as required by SunLine
Transit Agency or the Coachella Valley Unified School District and approved by
the City Engineer.
QUALITY ASSURANCE
66. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
67. The applicant shall employ, or retain, qualified engineers, surveyors, and such
other appropriate professionals as are required to provide the expertise with
which to prepare and sign accurate record drawings, and to provide adequate
construction supervision.
Resolution 2005-016
Conditions of Approval - FINAL
Specific Plan 99-035 Amendment #1
ND La Quinta Partners
February 1, 2005
Page 28
68. The applicant shall arrange for, and bear the cost of, all measurements,
sampling and testing procedures not included in the City's inspection program,
but which may be required by the City, as evidence that the construction
materials and methods employed comply with the plans, specifications and
other applicable regulations.
69. Upon completion of construction, the applicant shall furnish the City with
reproducible record drawings of all improvement plans which were approved by
the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or
"As -Constructed" and shall be stamped and signed by the engineer or surveyor
certifying to the accuracy and completeness of the drawings. The applicant
shall have all AutoCAD or raster -image files previously submitted to the City,
revised to reflect the as -built conditions.
MAINTENANCE
70. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
71. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on -site improvements, perimeter landscaping, access
drives, and sidewalks.
FEES AND DEPOSITS
72. The applicant shall comply with the provisions of Section 13.24.180 (Fees and
Deposits), LQMC. These fees include all deposits and fees required by the City
for plan checking and construction inspection. Deposits and fee amounts shall
be those in effect when the applicant makes application for plan check and
permits.
73. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at
the time of issuance of building permit(s).
Resolution 2005-016
Conditions of Approval - FINAL
Specific Plan 99-035 Amendment #1
ND La Quinta Partners
February 1, 2005
Page 29
COMMUNITY DEVELOPMENT DEPARTMENT
74. The use of the subject property for residential uses shall be in conformance with
the approved exhibits and conditions of approval contained in Tentative Tract
Map 33076, Specific Plan 99-035, Amendment #1 and Environmental
Assessment 2004-520, unless otherwise amended by the Conditions of
Approval.
75. The applicant shall supply a revised cover sheet and summary for Specific Plan
99-035, as it applies to all lands within the Specific Plan area located west of
Madison Street, describing the changes affecting this portion of the plan,
including the guesthouse provisions and maximum unit count of 446 dwelling
units. The cover sheet and summary shall be provided within 30 days of
approval of the Specific Plan by the City Council.
76. Within 30 days after City Council approval of this Specific Plan, the applicant
shall submit five copies of a final text document to the Community Development
Department, incorporating all corrections and revisions, conditions of approval
and mitigation measures required for this project.
77. Ten foot wide multi -purpose trails shall be installed in the landscape setbacks of
Avenue 52, Avenue 54, and Monroe Street. In addition, a Class II Bike Trail
shall be included in the improvement for Avenue 52.
78. Berming on the perimeter of the site shall be limited to the following:
a. Located within the 20 foot setback of the street right-of-way line
abutting the property, the berm height shall be 0 feet.
b. Located in the area 20 feet to 50 feet from the street right-of-way line
abutting the property the berm height shall be no more than 12 feet.
C. Located in the area 50 + feet from the street right-of-way line abutting
the property the berm height shall be no more than 16 feet.
The Specific Plan text on Page 4-5 shall be amended to include this condition of
approval.
Resolution 2005-016
Conditions of Approval - FINAL
Specific Plan 99-035 Amendment #1
ND La Quinta Partners
February 1, 2005
Page 30
79. Specific Plan Section 5.4.1 Residential Development Standards shall be modified
to include the following Table:
CUSTOM/SINGLE-FAMILY
DETACHED
VILLAS
Parking
For main residence, per
For main residence, per
Development Code. In
Development Code. In addition,
addition, one guest parking
one guest parking space shall be
space shall be provided on
provided for every two units.
each lot. Guest parking
Guest parking must not impede
must not impede full
full access to the garage and
access to the garage and
driveway to the street.
driveway to the street.
80. The site shall be monitored during on -and off -site trenching and rough grading
by qualified archaeological monitors. Proof of retention of monitors shall be
given to the City prior to issuance of the first earth -moving or clearing permit.
81. The final report on the monitoring shall be submitted to the Community
Development Department prior to the issuance of the first Certificate of
Occupancy for the project.
82. The local tribes shall be contacted in writing for comments prior to issuance of
the first grubbing, earth -moving or grading permit. The applicant shall provide
the Community Development Department with all written responses received
within one month prior to issuance of grading permit. One Native -American
monitor shall be provided should the tribes request it.
83. Excavations shall be monitored to collect any larger fossil remains uncovered.
84. Sediment samples shall be collected and processed to determine the small fossil
potential.
85. Any fossils recovered during construction operations shall be deposited in an
accredited and permanent scientific institution for the benefit of current and
future generations.
Resolution 2005-016
Conditions of Approval - FINAL
Specific Plan 99-035 Amendment #1
ND La Quinta Partners
February 1, 2005
Page 31
86. Sight distance at the Specific Plan Amendment project entrance shall be
reviewed with respect to standard Caltrans/City of La Quinta sight distance
standards at the time of preparation of final grading, landscape and street
improvement plans.
87. Traffic signing/striping should be implemented in conjunction with detailed
construction plans for the Specific Plan Amendment project site.
88. Vacation of Avenue 53 westerly of Monroe Street within the project site shall
be requested and completed by the applicant prior to the issuance of any
building permit on the phase 2 site.
89. The applicant shall comply with all Fire Department requirements.