CC Resolution 1993-050^#D Jill
RESOLUTION 93-50
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA ADOPTING
ENVIRONMENTAL ASSESSMENT 92-240 AND
APPROVING A 399 UNIT SUBDIVISION ON
746.6 ACRES GENERALLY LOCATED SOUTH OF
52ND AVENUE AND EAST OF AVENIDA BERMUDAS
CASE NO. TENTATIVE TRACT 27613 THE TRADITION
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 22nd day of September, 1992,
hold a duly-noticed Public Hearing as requested by the
Tradition of La Quinta J.B. Gold) on the Environmental
Analysis and the request to subdivide 746.6 acres into a 399
unit single family residential subdivision with associated golf
course and open space lots, generally located on the southeast
corner of 52nd Avenue and east Avenida Bermudas, more
particularly described as follows:
WHEREAS, the City Council of the City of La Quinta,
California, did, on the 6th day of October, the 20th day of
October, the 15th day of December, 1992, the 19th day of
January, the 2nd day of March, the 20th day of April, and the
15th day of June, 1993 hold duly-noticed Public Hearings as
requested by the Tradition of La Quinta J.B. Gold) on the
Environmental Analysis and the request to subdivide 746.6 acres
into a 399 unit single family residential subdivision with
associated golf course and open space lots, generally located
on the southeast corner of 52nd Avenue and east Avenida
Bermudas, more particularly described as follows:
A PORTION OF SECTIONS 6 AND 7, T65, R7E, SBB&M
WHEREAS, said Tentative Map has complied with the
requirements of The Rules to Implement the California
Environmental Quality Act of 1970" as amended, Resolution No.
83-63, in that the Planning Director has conducted an initial
study Environmental Assessment 92-240) and has determined that
although the proposed tentative tract will not have a
significant adverse impact on the environment, there would not
be a significant effect in this case because appropriate
mitigation measures were rnade conditions of the development
approval, and that a Negative Declaration should be filed; and,
WHEREAS, at the Public Hearing held on June 15,
1993, 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 recommendation for
approval of said Tentative Tract map; and,
WHEREAS, at said Public Hearing, said Tentative
Tract Map 27613 was approved by the La Quinta City Council
based on said findings and subject to certain conditions; and,
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^#D WHEREAS, the La Quinta City Council on June 15,
1993, did find the following facts to justify recommending
approval of said tentative tract map:
1. The design and improvements of the approved Tentative
Tract 27613 are consistent with the current goals and
objectives of the La Quinta General Plan.
2. Tentative Tract 27613 is consistent with current
standards of the Municipal zoning and Land Division
Ordinances.
3. The subject site is physically suitable for a 399 unit
development with a density of 0.9 units per acre.
4. The design of Tentative Tract 27613 and its related
improvements are not likely to cause environmental damage
or substantially and avoidably injure fish and wildlife
or their habitat provided that approval conditions
related to mitigation measures for the flora, fauna, and
archaeological resources are complied with during project
development.
5. The design of Tentative Tract 27613 and the type of
improvements are not likely to cause public health
problems nor would they conflict with existing public
easements.
6. There is no evidence to suggest that approval of
Tentative Tract 27613 could have a major adverse impact
on the environment.
7. The location and appearance of the proposed dwelling
units will be made compatible with the area in which the
399 unit development is located.
8. The proposal to provide approximately 70% of the site as
usable open space area exceeds the minimum requirements
for planned residential developments. The Coral Reef
Mountains will remain in natural open space.
9. The proposed private circulation system will provide for
the safe and efficient movement of vehicles within the
project, and the use of small private streets within some
areas of the project will not impact the overall safety
of the future residents.
NOW, THEREFORE, BE IT RESOLVED by the City Council
of the City of La Quinta, California, as follows:
1. That the above recitations are true and correct and
constitute the findings of the Council in this case;
nn.or'nr. n *n
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^#D I I
Resolution No. 93-50
2. That it does hereby concur with the environmental
determination and grant approval of the
above-described Tentative Tract 27613, for the
reasons set forth in this Resolution and subject to
the attached Conditions of Approval as recommended
by the La Quinta Planning Commission and modified
herein.
PASSED, APPROVED and ADOPTED at a regular meeting
of the La Quinta City Council, held on this 15th day of June,
1993, by the following vote, to wit:
AYES: Council Members 3;an,?*erter, iicCartney, i*eri*'ins and Sniff
NOES: **one
ABSENT: I'*ayor Pena
ABSTAIN: I*one
City of a Qui ta, California
ATTEST:
SAUNDRA L. JU OLA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
*
City of La Quinta, California
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^#DRESOLUTION 93-50
CONDITIONS OF APPROVAL FINAL
TENTATIVE TRACT 27613 THE TRADITION
JUNE15, 1993
* Added by the Planning Commission on September 22, 1992
** Modified by the Planning Commission on September 22, 1992
+ Modified by the Engineering Department on September 29, 1992
++ Modified by the Engineering Department on January 11, 1993
+++ Modified by the Planning Department on May 10, 1993
GENERAL
1. Tentative Tract Map No. 27613 shall comply with the requirements and
standards of the State Subdivision Map Act and the City of La Quinta Land
Division Ordinance, unless otherwise modified by the following conditions.
2. This tentative tract map approval shall expire and become void within two
years unless extended pursuant to the City's Subdivision Ordinance.
3. Tract phasing plans, including phasing of public improvements, shall be
submitted for review and approval by the City Engineer and the Planning and
Development Department prior to any final map recordation activities
4. Prior to the issuance of a grading or building permit for construction of any
building or use contemplated by this approval, the Applicant shall obtain
permits and/or clearances from the following public agencies:
City Fire Marshal
Public Works Department
Planning and Development Department
Southern California Gas Company
Desert Sands Unified School District
Coachella Valley Water District
Imperial Irrigation District
California Regional Water Quality Control Board
NPDES Construction permit)
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
approvals and signatures on the plans.
Evidence of said permits or clearances from the above mentioned agencies shall
be presented to the Building Division at the time of the application for a
building permit for the use contemplated herewith.
5. This approval shall be in compliance with all applicable conditions and
applicable provisions of Specific Plan Nos. 85-005A and 85-005B, Street
Vacation Nos. 85-007A and 85-007B, and the Washington Street Corridor
Specific Plan SP 86-007).
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^#D *ILLi
Resolution No. 93-50
Conditions of Approval
Tentative Tract 27613
June 15, 1g93
6. Provisions shall be made to comply with the terms and requirements of the
City's adopted Infrastructure Fee program in effect at the time of issuance of
building permits.
7. Construction shall comply with all local and State building code requirements
as determined by the Building and Safety Director.
8. A noise study shall be prepared by a qualified acoustical engineer, to be
submitted to the Planning & Development Department for review and approval
prior to final map approval. The study shall concentrate on noise impacts on
the tract from perimeter arterial streets, and recommend alternative mitigation
techniques. Recommendations of the study shall be incorporated into the tract
design. The study shall consider use of building setbacks, engineering
design, building orientation, noise barriers berming, walls, and
landscaping, etc.), and other techniques so as to avoid the isolated
appearance given by walled developments.
DEDICATIONS
9. Applicant shall dedicate public street right of way and utility easements in
conformance with the city's General Plan, Municipal Code, applicable specific
plans if any, and as required by the City Engineer. Right of way geometry
for cul-de-sacs, knuckle turns and corner cut-backs shall conform with
Riverside County Standard Drawings #800, #801, and #805 respectively unless
otherwise approved by the City Engineer.
Dedications shall include:
A. 52nd/Washington Intersection As required by the City Engineer;
B. South side of 52nd Drainage easement for westerly continuation of
existing swale at east end;
C. Right-of-Way or easements as required to provide turn-around for fire
equipment. If design of the turn-around involves property north of the
fire station, the design shall be coordinated with the Fritz Burns Park
master plan.
D. Avenida Bermudas Secondary Arterial, 50-foot half width.
E. Avenida Bermudas Easements over drainage system connecting
Bermudas to the on-site regional stormwater system.
+ F. Avendia Nuestra Local Street, 15-foot half width.
10. Applicant shall create, and offer to dedicate, common-area setback lots, of
minimum width as noted, adjacent to the following street rights of way:
A. 52nd Avenue 20 feet wide;
B. Avenida Bermudas 20 feet wide.
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^#DconditionB of Approval
Tentative Tract 27613
June 15, 1993
The minimum width may be modified to an average width if a curvilinear wall
design is used.
11. Applicant shall dedicate blanket easements over the setback lots for the
purpose of sidewalks and/or bikepaths.
12. Applicant shall vacate vehicle access rights from lots abutting 52nd Avenue
alignment and Avenida Bermudas. Access to these streets shall be restricted
to street intersections and approved emergency access locations.
13. Applicant shall dedicate any easements necessary for placement of and access
to utility lines and structures, park lands, drainage basins, common areas,
and centralized mail delivery units.
14. Access easements for landlocked lots shall be shown and dedicated on the final
map(s) for this property.
15. 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 the final map unless such easements are approved by the City
Engineer.
IMPROVEMENT AGREEMENT
16. Improvements: Applicant shall construct, or enter into an agreement to
construct, the on and off-site grading, streets, utilities, landscaping, and
on-site common area improvements before the final map is recorded.
Improvements to be made or agreed to shall include removal of any existing
structures or obstructions which are not part of the proposed improvements.
17. Prior to recordation of the first final map for this development, Applicant shall
reimburse Landmark Land Company for improvements to 52nd Avenue which
were previously installed West of the west boundary of Tract 24889/24890. If
Landmark has been reimbursed by the city, applicant shall reimburse the city
for those costs.
18. Prior to recordation of the first final map for this development, applicant shall
reimburse or provide security in guarantee of reimbursement of the city and
its redevelopment district for costs incurred in improvements to 52nd. Avenue
and Avenida Bermudas. Reimbursed costs shall include the associated storm
drainage facilities.
If Applicant provides security in lieu of reimbursement, Applicant shall
provide the actual cash reimbursement prior to recordation of any final map
which by itself, or in combination with previously-recorded maps, results in
the creation of more than fifty percent 50%) of the building lots proposed for
this development.
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^#D Resolution No. 93-50
Conditions of Approval
Tentative Tract 27613
June 15, 1993
19. Deferred Improvements: Applicant shall pay cash in lieu of and equivalent to
the respective fair-share construction cost, of implements for which Applicant
has partial cost responsibillty and construction is deferred until the
improvements are deemed appropriate and/or the full complement of funding
is available deferred improvements"). The city may approve deferral of the
cash payment if Appilcant posts security to guarantee payment when needed.
Deferred improvements for this tract include:
A. Intersection of Avenue 52 and Washington Street: 50% of the cost to
design and construct traffic signals.
Applicant's obligations with respect to deferred improvements may be
supplanted by participation in the city's major thoroughfare improvement
program if the program is in effect prior to recordation of the final map for
this tract. Details of the program may be found under the street and traffic
improvement section of these conditions.
GRADING
20. Prior to issuance of any grading or building permits, the Applicant shall
submit to the Planning and Development Department an interim landscape
program for the entire tract, which shall be for the purpose of wind erosion
and dust control. The land owner shall institute blowsand and dust control
measures during the grading and site development. These shall include but
not be limited to
A. The use of irrigation during all construction activities;
B. Planting of cover crop or vegetation upon previously graded but
undeveloped portions of the site; and
C. Provision of wind breaks or wind rows, fencing, and/or landscaping to
reduce the effects upon adjacent properties and property owners. The
land owner shall comply with requirements of the Director of Public
Works and Planning and Development. All construction and graded
areas shall be watered at least twice daily while being used to prevent
the emission of dust and blowsand.
21. Graded but undeveloped land shall be maintained in a condition so as to
prevent a dust and blowsand nuisance and shall be either planted with interim
landscaping or provided with other wind and water erosion control measures
as approved by the Planning and Development and Public Works Departments.
22. Applicant shall comply with provisions of the Master Plan of Drainage,
including payment of fees required therewith, and the City's flood protection
ordinance.
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^#DConditions of Approval
Tentative Tract 27613
June 15, 1993
23. Prior to issuance of a grading permit, the Applicant shall prepare and submit
a written report to the Planning and Development Director demonstrating
compliance with those conditions of approval and mitigation measures of
Environmental Assessment 92-240 and Tentative Tract 27613, which must be
satisfied prior to the issuance of a grading permit. Prior to the issuance of
a building permit, the Applicant shall prepare and submit a written report to
the Planning and Development Director demonstrating compliance with those
conditions of approval and mitigation measures of Environmental Assessment
92-240 and Tentative Tract 27613, which must be satisfied prior to the
issuance of a building permit. Prior to final building inspection approval, the
Applicant shall prepare and submit a written report to the Planning and
Development Director demonstrating compliance with all remaining conditions
of approval and mitigating measures of Environmental Assessment 92-240 and
Tentative Tract 27613. The Planning and Development Director may require
inspections or other monitoring to assure such compliance.
24. The grading plan shall conform with the recommendations of the soils report.
The soils engineer and/or the engineering geologist must certify to the
adequacy of the grading plan. A statement shall appear on the final
subdivision map that a soils report has been prepared for the tract pursuant
to Section 17953 of the Health and Safety Code.
25. A thorough preliminary engineering, geological, and soils engineering
investigation shall be conducted. The report of the investigation the soils
report") shall be submitted with the grading plan.
26. A grading plan shall be prepared by a registered civil engineer. The plan
must meet the approval of the City Engineer prior to final map approval.
++27. Applicant shall make provisions acceptable to the City Engineer and the
Coachella Valley Water District to receive into the on-site regional stormwater
system both low-flow drainage and storm flows exceeding the capacity of the
storm main along Avenida Bermudas
DRAINAGE
28. The tract shall be graded to permit storm flow in excess of retention capacity
to flow out of the tract through a designated overflow outlet and into the
historic drainage relief route. Similarly, the tract shall be graded to receive
storm flow from adjoining property at locations that have historically received
flow.
29. Storm water run-off produced in 24 hours by a 100-year storm shall be
retained on site. The tributary drainage area for which the Applicant is
responsible shall extend to the centerline of any public street contiguous to
the site.
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^#D Resolution No. 93-50
Conditions of Approval
Tentative Tract 27613
June 15, 19g3
30. In design of retention facilities, the percolation rate shall be considered to be
zero unless Applicant provides site-specific data that indicates otherwise. A
trickling sand filter and leachfield shall be installed to percolate nuisance
water in conformance with requirements of the City Engineer. The sand filter
and leach field shall be sized to percolate 22 gallons per day per 1,000 square
feet of drainage area.
31. The design of the tract shall not cause any change in flood boundaries, levels
or frequencies in any area outside the tract.
32. Applicant shall construct storm water facilities along the south side of Avenue
52 as required by the City Engineer.
LANDSCAPING
+33. Applicant shall provide landscape improvements in the setback lots along
Avenida Bermudas, Avenida Nuestra and both sides of Avenue 52. Applicant
shall maintain the landscape improvements in the setback lots along Avenida
Bermudas and Avenue 52 in perpetuity. The improvements along Avenida
Nuestra, once accepted by the city, will be maintained by the city's Landscape
and Lighting District. Design of these setbacks shall be reviewed by the
Design Review Board and approved by the Planning Commission and shall be
consistent with the 52nd Avenue Specific Plan and any applicable
approvals/conditions as set forth in Condition #5. The Applicant is
encouraged to minimize steep slope designs within the perimeter landscaping
setback areas along 52nd Avenue and Avenida Bermudas. Use of lawn shall
be minimized with no lawn or spray irrigation within 5-feet of street curb.
34. Landscape and irrigation plans for landscaped lots, common retention basins
and park facilities shall be prepared by a licensed landscape architect. The
plans and proposed landscaping improvements shall be in conformance with
requirements of, and be signed by, the Planning Director, the City Engineer,
the Coachella Valley Water District, and the Riverside County Agricultural
Commissioner.
Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Common basins and park areas shall be
designed with a turf grass surface which can be mowed with standard tractor-
mounted equipment.
35. Applicant shall insure that landscaping plans and utility plans are coordinated
to provide visual screening of above-ground utility structures.
36. Applicant shall submit a copy of the proposed grading, landscaping and
irrigation plans to the Coachella Valley Water District for review and approval
with respect to the District's Water Management Program.
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^#DConditions of Approval
Tentative Tract 27613
June 15, 1993
STREET AND TRAFFIC IMPROVEMENTS
37. The City is Contemplating adoption of a major thoroughfare improvements
ordinance. The ordinance is intended to distribute the cost of major
thoroughfare construction evenly and fairly on undeveloped land at the time
the land is subdivided or developed for beneficial use. If the ordinance is
adopted at least 60 days prior to recordation of this map, this project shall be
subject to the provisions of the ordinance.
If the ordinance is not adopted 60 days prior to recordation of this map,
Applicant shall construct street improvements within and contiguous to the
tract as listed below.
38. Improvement plans for all on- and off-site streets and access gates shall be
prepared by a registered civil engineer. Improvements shall be designed and
constructed in accordance with the La Quinta Municipal Code, adopted
Standard Drawings, and as approved by the City Engineer.
Pavement design shall consider soil strength, anticipated traffic loading and
design life. The minimum pavement section shall be 3" AC/4" Class 2 base for
local streets and 421**J6V? for arterial and collector streets.
39. Improvements shall include all appurtenances such as traffic signs,
channelization markings, raised medians if required, street name signs,
sidewalks, and centralized mail delivery units approved in design and location
by the U.S. Post Office and the City Engineer. Mid-block street lighting is
not required.
Enhancements to existing improvements may be required to integrate the
proposed improvements with existing conditions. This includes street width
transitions extending beyond tract boundaries.
40. The following street improvements shall be constructed to conform with the
General Plan street type noted therewith:
A. ON-SITE STREETS
If applicant's proposal for reduced-width on-site streets is approved
by the City Council, on-site street widths and requirements of the
Homeowner's Association shall comply with all provisions of the proposal
and the following:
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^#DResolution No. 93-50
conditions of Approval
Tentative Tract 27613
June 15, 19g3
1. Allowable widths between curb faces shall be as follows:
Entry road and Lot 1E11 divided with two 16-foot lanes.
The entry road shall be aligned with Washington Street.
Lots B", D" & Q" 28 feet.
Lot R" 36 feet.
Cul de sac bulbs 76 feet 38.5 foot radius to property
line).
All other streets 24 feet.
** 2. No on-street parking will be allowed except on Lot R." The
homeowner1 s association shall enforce this provision. The
Homeowner's Association shall not be allowed to modify this
provision in the future unless the matter is reviewed and
approved by the City Fire Marshal and City Engineer.
3. On-site parking capacities for building lots in the subdivision
shall be approved by the city prior to issuance of a building
permits for those lots.
4. Gate security guards will be required to monitor the number of
guest vehicles destined to a given address. If the number of
vehicles exceeds the available off-street parking at that address,
the excess vehicles shall be directed to the clubhouse valet and
shuttle service.
5. Shuttle service shall be provided from the clubhouse. Valet
service shall be available to any homeowner desiring to handle
excess vehicles at the point of destination.
6. These provisions shall be made a part of the CC&Rs for the
subdivision
If Applicant's proposal for reduced-width streets is not approved by
the City Council, the following widths between curb faces shall apply:
1. Tract entry road and Lot E" divided with two 24-foot lanes.
The tract entry shall be aligned with Washington Street.
2. Double-loaded residential streets 36' between curb faces.
3. Single-loaded residential streets 32' between curb faces.
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^#D JL*L
Conditions of Approval
Tentative Tract 27613 *
June 15, 1993
B. OFF-SITE STREETS
1. Avenue 52 Primary Arterial) Install all remaining
improvements including a full raised median and walls on both
north and south sides.
2. Old Avenue 52 alignment Realign street at west end to match up
with Calle Durango.
C. FIRE DEPARTMENT ACCESS
1. Service entry drive on Avenue 52 Construct shared-access
facility acceptable to the Riverside County Fire Department, the
city Parks and Recreation Department and the City Engineer. As
a part of the access facilities, improvements may be required on
the old Avenue 52 alignment, on city park property and/or the
fire station property.
41. Access points and turning movements of traffic shall be restricted as follows:
A. 52nd Avenue main access road) Unrestricted at Washington Street.
MISCELLANEOUS ENGINEERING CONDITIONS
42. Grading, drainage, street,lighting, landscaping& irrigation, park, gate, and
perimeter wall plans are not approved for construction until they have been
signed by the City Engineer.
43. Applicant shall pay all fees and deposits required by the city for processing,
plan checking and construction inspection. The fee and deposit amount(s)
shall be those which are in effect at the time the work is undertaken and
accomplished by the city.
44. Applicant shall maintain the landscaped areas of the subdivision such as the
landscaped setback lots and retention basins until those areas have been
accepted by the city's Landscape and Lighting District or the Homeowner? S
Association. Applicant shall maintain all other improvements until final
acceptance of tract improvements by the City Council.
45. Applicant shall provide an Executive Summary Maintenance Booklet for the
street, landscape irrigation, perimeter wall, and drainage facilities installed
in the subdivision. 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 homeowner1s association in
planning for routine and long term maintenance.
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^#D
Resolution No. 93-50
Condition9 of Approval
Tentative Tract 27613
June 15, 1993
TRACT AND BUILDING DESIGN
46. Development of the project site shall comply with tentative tract map Exhibit
A, as contained in the Planning and Development Department!s file for
Tentative Tract No. 27613, and the following conditions, which conditions
shall take precedence in the event of any conflict with the provisions of the
tentative tract map.
47. This approval does not authorize the construction of a golf clubhouse, tennis
building with tennis courts, gatehouses, and a maintenance facility at the
general locations shown on Exhibit A. These buildings! specific locations,
design, height, and size shall be subject to separate plot plan review and
approval by the Design Review Board and Planning Commission.
48. 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 No.27613. The main
objectives of this Committee shall be to assure that building
architecture, building materials and colors, building height and
setbacks, and landscape design follow appropriate design themes
throughout the tract. Procedures and operation of the committee shall
be set forth in the Tract!s CC & R*s.
B. Applicant shall establish within the CC&R's site design standards
appropriate to estate and villa lots, including but not limited to, front,
side and rear setbacks, lot coverage, etc. Standards shall be reviewed
and approved by the Planning and Development Department as part of
its review of the CC&R's, but be no less restrictive than the R-2 Zone
standards, as appropriate.
C. Prior to issuance of an occupancy permit for any house within Tentative
Tract No. 27613, landscaping/groundcover shall be installed and
appropriately maintained. Type of planting, method of installation, and
maintenance techniques shall be subject to plan approval by the
Planning and Development Department.
D. All roof-mounted equipment shall be screened from view at all sides by
design of the house. All ground-mounted mechanical equipment shall
be screened from view by methods approved by the Planning and
Development Department.
E. All dwelling units within the project shall be single story maximum 24-
feet) except two story units will be permitted on the Tennis Villa Lots
but the maximum height shall be 28-feet.
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^#DConditions of Approval
Tentative Tract 27613
June iS, 1993
F. No two-story units shall be allowed within 150-feet of 52nd Avenue, or
Avenida Bermudas. The maximum height of the residential unit within
150-feet of 52nd Avenue & Avenida Bermudas shall be 22-feet.
G. The minimum dwelling unit living area) size for all residential units
shall be 1,200 square feet excluding attached or detached parking
garage).
H. All dwelling units shall have a minimum two car garage measuring 20-
feet by 20-feet in overall size. The garage can be either attached or
detached.
I. The architectural style of the project shall be Spanish Colonial,
Southwest Adobe, Pueblo, or other styles approved by the Design
Review Board.
J. All roofing material within the project shall be clay or concrete tile
barrel. The color of the roof tiles shall consist of desert hues.
49. Provisions shall be made for a significant viewing opportunity on both sides
of the main project entrance at 52nd and Washington through the use of
landscaping, lakes, fountains, fence design and setbacks, but open fencing
shall not be required.
50. Any minor changes in lot mix, sizes, lines, or shapes, or street alignments,
shall be reviewed and approved by the Planning and Development Department
prior to any final map approvals for recordation.
PUBLIC SERVICES AND UTILITIES
51. All existing and proposed utilities adjacent to or on the proposed site or shall
be installed in underground facilities. Electric power lines over 12,500 volts
are not subject to this requirement.
52. Underground utilities in areas where hardscape surface improvements are
planned shall be installed prior to construction of the surface improvements.
Applicant shall provide certified reports of utility trench compaction tests for
approval of the City Engineer.
53. The Applicant shall comply with the requirements of the City Fire Marshal,
who may approve alternate means of compliance where deemed appropriate and
equivalent to these standards:
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^#D IL I
Resolution No. 93-50
conditions of Approval
Tentative Tract 27613
June 15, 1993
A. Schedule fire protection approved Super fire hydrants, 6" x 4" x 2
1/2" x 2 1/2") shall be located at each street intersection spaced not
more than 330 feet apart in any direction with no portion of any
frontage more than 165 feet from a fire hydrant. Minimum fire flow shall
be 2,500 gpm for 2 hours duration at 20 psi.
B. Prior to recordation of the final map, applicant/developer shall furnish
one blueline copy of the water system plans to the Fire Department for
review/approval. Plans shall conform to the fire hydrant types,
location and spacing, and the system shall meet the fire flow
requirements. Plans shall 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 with the
requirements prescribed by the Riverside County Fire Department."
C. The required water system including fire hydrants shall be installed
and accepted by the appropriate water agency prior to any combustible
building material being placed on an individual lot.
When public use type buildings club house) are constructed,
additional fire protection requirements as to type, location and hydrant
placement, water system and fire flows, will be stipulated by the Fire
Department based on square footage of buildings, use and type of
construction.
D. Gates installed to restrict access shall be power operated and equipped
with a Fire Department override system consisting of Knox key operated
switches, series KS-2P with dust cover, mounted per recommended
standard of the Knox Company. Improvement plans for the entry street
and gates shall be submitted to the Fire Department for review/approval
prior to installation.
E. All building shall be accessible by an all-weather roadway extending to
within 150-feet of all portions of the exterior walls of the first story.
The roadway shall be not less than 24-feet of unobstructed width and
13-feet, 6-inches of vertical clearance. Roads with housing units on
both sides shall be not more than 36-feet of unobstructed width.
F. Cul-de-sacs longer than 150-feet shall have a minimum turning diameter
of 76 feet. Cul-de-sacs shall be no longer than 550 feet unless provided
with an approved emergency alternate access or other appropriate fire
protection approved by the Fire Marshal.
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ConditioflE of Approval
Tentative Tract 27613
June 15, 1993
54. The Applicant shall comply with the following requirements regarding fire
station facilities as required in the Avenue 52 Specific Plan:
A. Prior to the recordation of the final map, the Applicant shall dedicate
to the City a one acre site for a fire station, at a location approved by
the Riverside County Fire Department and the City.
B. The Applicant shall prepare and submit building plans for the proposed
station for the review and approval by Riverside County Fire
Department and the City.
C. The Applicant shall make a payment of $100,000 to provide for the
partial construction of the fire station. This contribution shall be used
as a credit for fire facilities infrastructure fees until those fees exceed
the amount of the credit.
*NOTE: The Riverside County Fire Department has committed to retrofitting
the existing fire station facility. Applicant's contribution towards this facility
shall be based on the above percentage responsibilities. Applicant shall enter
into an agreement with the City and Riverside County Fire Department in
order to determine the appropriate compensatory relief required of Applicant.
55. The Applicant shall comply with the requirements of the Coachella Valley Water
District as required in their letter of August 10, 1992.
56. All on-site and off-site utilities, including any existing utility poles, shall be
installed underground and trenches compacted to City standards prior to
construction of any streets. The soils engineer retained by the Applicant
shall provide the necessary certified compaction test reports for review by the
City Engineer, as may be required.
57. In order to mitigate impacts on public schools, the Applicant shall comply with
the following:
Prior to the issuance of any building permits, the Application shall
provide the Planning and Development Department with written
clearance from the DSUSD stating that the per-unit impact fees have
been paid.
58. Applicant/Developer shall provide for transit amenities as may be necessary.
These amenities shall include, as a minimum, a bus turnout location and
passenger waiting shelter along 52nd Avenue, the precise location of which
shall be determined by Sunline Transit.
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^#D Resolution No. 9*-50
conditions of Approval
Tentative Tract 27613
June 15, 19g3
QUALITY ASSURANCE
59. The city is contemplating adoption of a quality-assurance program for
privately-funded construction. If the program is adopted prior to the
issuance of permits for construction of the improvements required of this map,
Applicant shall fully comply with the quality-assurance program.
If the quality-assurance program has not been adopted, Applicant shall
employ or retain a California registered civil engineer to exercise sufficient
supervision and quality control during construction of the tract grading and
improvements to certify compliance with the plans, specifications, applicable
codes, and ordinances.
The engineer shall provide the following certifications and documents upon
completion of construction:
A. Upon completion of the improvements, a statement on the as built"
plans as follows: The construction of all improvements on these plans
was properly monitored by qualified personnel under my supervision
for compliance with the plans and specifications. The work shown
hereon was constructed as approved except as otherwise noted. Noted
exceptions have been approved by the City Engineer."
B. Prior to issuance of any building permit, a separate document bearing
the engineer's seal and signature, that lists actual building pad
elevations. The document shall, for each lot in the tract, state the pad
elevation approved on the grading plan, the as-built elevation, and
shall clearly identify the difference, if any. The data shall be
organized by tract phase and lot number and shall be cumulative if the
data is submitted at different times.
60. Applicant shall provide the city a signed set of as built" reproducible
drawings of all grading and improvements except water and sewer.
WALLS, FENCING, SCREENING, AND LANDSCAPING
61. Prior to approval of building permits, the Applicant shall prepare a water
conservation plan which shall include consideration of:
A. Methods to minimize the consumption of water, including water saving
features incorporated into the design of the structures, the use of
drought tolerant and low-water usage landscaping materials, and
programs to increase the effectiveness of landscape and golf course
irrigation, as recommended by Coachella Valley Water District and the
State Department of Water Resources.
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^#Dcondition* of Approval
Tentative Tract 27613
June iS, 1993
B. Methods for maximizing groundwater recharge, including the
construction of groundwater recharge facilities,
+++ C. Methods for minimizing the amount of water used for on-site irrigation,
including the use of reclaimed water from sewage treatment facilities.
The water energy plan shall be subject to review and acceptance by
CVWD prior to final approval by the City Engineer. The provisions of
Ordinance 220 shall be met.
62. Applicant/Developer shall submit a typical landscape plan for all golf course
landscaping, which shall be designated to feature drought tolerant plant
species, and the latest water conserving irrigation technology. The plan(s)
shall be subject to initial review by the Design Review Board and the Planning
Commission, with subsequent final review and acceptance by Coachella Valley
Water District prior to landscape construction. Evidence of CVWD acceptance
shall be submitted to the Planning and Development Department.
63. Desert or native plant species and drought resistant planning materials shall
be encouraged. Provision shall also be made for planting materials which
provide forage and nesting areas for nearby wildlife
64. Adequate provision shall be made for continuous maintenance of all
lands caping and related features.
+65. A minimum six-foot high, solid masonry wall shall be provided along the west
perimeter and a portion of the east perimeter of the project, except for the
perimeter ad*acent to the mountains where fencing, if any, shall be designed
to permit wildlife to enter the site. Walls shall also be provided along the
north boundary of the portion of the property proposed for development
south side of Avenue 52) and along north tract side of Avenue 52. Fencing
shall be prohibited along the project portions which abut the mountain areas
to permit unobstructed wildlife migration. The exact location, design, and
materials shall be subject to review and approval by the Planning and
Development Department.
66. All lighting facilities shall comply with Chapter 9.210 Outdoor Light Control)
and be designed to minimize light and glare impacts to surrounding property.
All lighting to be installed shall be subject to review and approval by the
Planning and Development Department.
**67. The existing trees on the site shall be incorporated into the landscape plan
wherever feasible. A tree retention plan shall be submitted to staff as part
of the final Landscape Plan and prior to any site grading. Citrus trees in the
vicinity of the Hacienda Del Gato shall be preserved. Palms, Palo Verde, and
California Pepper trees shall be used as the central landscape theme along
52nd Avenue,
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Resolution No. 93-50
Conditione of Approval
Tentative Tract 27613
June 15, 1993
MANAGEMENT
68. Prior to the recordation of the final map, the Applicant shall submit to the
Planning Director the following documents which shall demonstrate to the
satisfaction of the City that the open space/recreation 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,
C. Management and maintenance agreement to be entered into with the
unit/lot owners of this land division.
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, shall 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.
MISCELLANEOUS
69. Appropriate approvals shall be secured prior to establishing any construction
or sales facilities, and/or signs on the subject property.
70. The Applicant shall meet all requirements of the UC-Riverside Archaeological
Research Unit, such as:
1. Site CA-RIV-1179 Cremation burials) The burial site shall be capped
with 3-feet of clean fill dirt prior to the installation of the golf course.
The easterly 60-feet 60-feet x 120-feet) of the burial site shall be
preserved and planted with desert landscape so as to prevent
pedestrian or vehicular traffic over the burial area since it is an
important historical landmark for the local Cahuilla Indian Tribe. The
area shall be higher than the golf course. The landscape plan shall be
reviewed and approved by the Agua Caliente Jndian Tribe and the
Riverside Archeological Research Unit prior to approval by the City;
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^#DConditions of Approval
Tentative Tract 276l*
June 15, 199*
2. Site CA-RIV-2823 Rock cairns) The rock cairns appear to have been
removed during the grading of the site by the Coachella Valley Water
District in 1988. The rock cairns site should be re-recorded by a
professional archaeologist and a site record update shall be filed with
the Easter Information Center at the University of Riverside; and,
3. Site CA-RIV-2826 Milling Area) This area should be identified as an
area of cultural-historical value and a plaque erected explaining the
significance of the site.
Applicant shall provide verification to the Planning & Development Department
of completion of these tasks and final certification by the UC-Riverside
Archaeological Research Unit.
All historical plaques or monuments which are erected on the property shall
be approved by the Agua Caliente Indian Tribe prior to installation. The
project CC & R?s shall include information on the historical nature of the site
and identify the three subject sites plus information of the Hacienda Del Gato
residence.
71. Applicant shall submit plans for street lighting along roads, if any, for review
and approval by the Planning and Development Department.
72. The applicant shall comply with the provisions of the Hillside Conservation
Ordinance La Quinta Municipal Code Chapter 9.145).
73. The Applicant acknowledges that the City has adopted a Historic Preservation
Ordinance which requires the preservation of historic structures within the
City. The Applicant shall comply with such Historic Preservation Ordinance
upon its implementation, specifically with respect to the Hacienda Del Gato
ranch house and surrounding appurtenant property located within the tract.
74. The requirements of the City9s Off-Street Parking Ordinance shall be met
concerning all supplemental accessory facilities e.g. clubhouse, driving
range, tennis court complex, etc.).
75. Restroom facilities for the groundskeepers shall be provided in the vicinity of
golf hole #17, and a permanent golf course and homeowners maintenance
facility shall be constructed on the property in an area subject to review by
the Planning Commission.
76. Applicant/Developer shall work with Waste Management of the Desert to
implement provisions of AB 939 and AR 1462. The Applicant/Developer is
required to work with Waste Management in setting up the following programs
for this project:
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^#D II
Resolution No. 93-50
Conditions of Approval
Tentative Tract 27613
June iS, 1993
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 & 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.
77. All residences/dwellings are required to have illuminated building address
number per the La Quinta Municipal Code.
78. Property lines and perimeter walls for all residential units shall be located at
the top of the graded slope for each parcel.
79. The minimum lot size shall be 7,200 square feet.
*80. The minimum frontage of a lot shall be 60 feet, except that lots fronting on
knuckles or cul-de-sacs may have a minimum frontage of 35 feet. The
applicant may elect to redesign the Tennis V*la lots to meet this standard or
prepare airspace condominium lots for this section of the project thus
eliminating the individual lots as shown on Exhibit A of the tentative tract
map.
*81. The California Fish and Game Environmental filing fees shall be paid. The fee
is $1,250.00 plus $50.00 for the Riverside County document processing. The
fee shall be paid within 24 hours after review by the City Council.
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