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SP 2000-048 Palmilla (2001) Amendment 1SPECIFIC PLAN AMENDMET #1 t A Development by: RJT Homes La Quinta, California Prepared for: THE CITY OF LA QUINTA, CALIFORNIA COMMUNITY DEVELOPMENT DEPARTMENT Prepared by: tOMST K. MAAG, ASLA, INC LAnDSCAPt ARCHIRCTURE - LAno PLANHIM6 12311L COAST MWMWAY LAWM 6TA(X CA 916! 1 11191 9) 376 9066 GMIM®MRRTSTKMAAOAS11l.COM MrMOMASLA h(919)3769067 r c 1 J NOV 162001 I CI I Y L.)I` LriQUINTA PLANNfNG DEPA TMENT Print date: November 15, 2001 COPY NUMBER: 0.:o ami a N w J NOV 162001 I CI I Y L.)I` LriQUINTA PLANNfNG DEPA TMENT Print date: November 15, 2001 COPY NUMBER: 0.:o ami a N � A E 0 o o U r. cD :3c o m 'c U 0 E o U ENZ-Y a = o — W-9 CTI x ❑ UW J NOV 162001 I CI I Y L.)I` LriQUINTA PLANNfNG DEPA TMENT Print date: November 15, 2001 COPY NUMBER: PROJECT STAFF RJT HOMES REAL ESTATE DEVELOPMENT DEPARTMENT Mr. Chad Meyers Project Manager P. O. Box 810 La Quinta, California 92253 CITY OF LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT Ms. Christine di Iorio Planning Manager 78-495 Calle Tampico La Quinta, California 92253 PLANNING ENTITLEMENT & APPROVALS Forrest K. Haag, ASLA, Inc. Mr. Forrest K. Haag Landscape Architecture - Land Planning 1254 North Coast Highway Laguna Beach CA 92651 CIVIL ENGINEERING MDS Consulting Mr. Christopher Bergh 79-799 Old Avenue 52 La Quinta, California 92253 ENVIRONMENTAL ENGINEERING LSA Associates, Inc. - Archaeology Assessment -Phase I - Noise Assessment - Paleontology Assessment Ogden Environmental and Energy Services - Biological Assessment CRM TECH, Inc. - Archaeology Assessment -Phase 1I PROJECT ARCHITECT Downing Thorpe James 1881 9th Street, Suite 103 Boulder, Colorado 80302 TABLE OF CONTENT ' 1 INTRODUCTION 1.1 EXECUTIVE SUM[MARY.................................................................................... 1.1 1.2 PURPOSE AND INTENT............................,........................,................................ 1.2 1.3 PROJECT REGIONAL SETTING........................................................................ 1.3 1.4 PROJECT LOCAL SETTING............................................................................... 1.4 1.5 PROJECT HISTORY............................................................................................. 1.5 1.6 ENABLING LEGISLATION................................................................................. 1.5 1.7 CALIFORNIA ENVIRONMENTAL QUALITY ACT COMPLIANCE ............... 1.5 2 PLANS, PROGRAMS AND GUIDELINES 2.1 COMMUNITY CONCEPT.................................................................................... 2.1 2.2 LAND USE............................................................................................................ 2.2 2.2.1 Land Use / General Plan Context............................................................... 2.2 2.2.2 General Plan / Land Use............................................................................. 2.2 2.3 ZONING................................................................................................................. 2.3 2.4 THE MAS'T'ER PLAN OF LAND USE................................................................. 2.4 2.5 CIRCULATION PLAN ......................................................... ..... 2.5 2.5.1 Offsite Improvements................................................................................. 2.7 2.5.2 Onsite Improvements ............................................................................... 2.7 2.6 THE CONSERVATION, OPEN SPACE AND RECREATION PLAN ................. 2.8 2.6.1 Conservation............................................................................................... 2.8 2.6.2 Open Space................................................................................................. 2.9 2.6.3 Recreation...............................................................................................,... 2.10 2.7 INFRASTRUCTURE...................................................................................... . 2.10 2.7.1 Water................................................................................................. , ...... 2.10 2.7.2 Sanitary Sewage......................................................................................... 2.11 2.7.3 Public Utilities............................................................................................ 2.12 2.7.4 Refuse Collection....................................................................................... 2.12 2.7.5 Schools....................................................................................................... 2.13 2.7.6 Law Enforcement....................................................................................... 2.13 2.7.7 Fire Protection............................................................................................ 2.13 2.7.8 City Administration .................:...... :.................................................... 2.14 2.7.9 Library Facilities...................................................,.................................... 2.14 2.7. 10 Environmental Hazards and Issues........................„................................... 2.14 2.8 THE PALIMILLA COMMUNITY DESIGN GUIDELINES ................................ 2.15 2.8.1 General Architectural and Siting Guidelines .............................................. 2.18 2.8.2 Residential Site Planning Guidelines......................................................... 2.24 2.8.3 Residential Design Criteria......................................................................... 2.28 2.8.4 Residential Site Planning Criteria.............................................................. 231 2.8.7 Landscape Guidelines................................................................................. 2.34 2.8.8 Landscape Plant Material Palette............................................................... 2.34 3 ZONING AND DEVELOPMENT REGULATIONS 3.1 SPECIFIC PLAN OVERLAY DISTRICTS........................................................... 3.1 3. 1.1 Residential Specific Plan Uses and Standards ............................................ 3.2 3.2 SITE DEVELOPMENT PERMITS AND PROCESS ............................................ 3.6 3.3 SPECIFIC PLAN SIGN PROGRAM.................................................................... 3.8 3.4 SPECIFIC PLAN AMENDMENTS....................................................................... 3.9 3.4.1 Specific Plan Amendment Procedures........................................................ 3.9 4 GENERAL PLAN CONSISTENCY 4.1 LAND USE ELEMENT.................................................................... ................. 4.1 4.2 CIRCULATION ELEMENT.................................................................................. 4.2 4.3 OPEN SPACE ELEMENT..................................................................................... 4.2 4.4 PARK AND RECREATION ELEMENT............................................................... 4.3 4.5 ENVIRONMENTAL CONSERVATION ELEMENT ........................................... 4.3 4.6 INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT ............................. 4.4 4.7 ENVIRONMENTAL HAZARDS ELEMENT ...................................................... 4.5 4.8 AIR QUALITY ELEMENT................................................................................... 4.5 EXHIBIT LIST RegionalVicinity Map........................................................................................................ 1.3 SiteVicinity Map................................................................................................................ 1.4 Community Concept Diagram............................................................................................ 2.1 Existing Land Use Designations......................................................................................... 2.3 Existing Zoning Designations............................................................................................ 2.3 1 Circulation2.5 .......................................................................................................................... Primary Arterial Section..................................................................................................... 2.6 ArrivalBoulevard Section.................................................................................................. 2.6 Minimum Local Street Section........................................................................................... 2.6 OpenSpace Diagram.......................................................................................................... 2.9 1 Existing Infrastructure Diagram ... 2.11 Single Family Character Elevation..................................................................................... 2.15 Paired Unit Character Elevation......................................................................................... 2.15 ADDENDA City Council Resolutions and Conditions of Approval ................................................. 5 INTRODUCTION Introduction 1.1 EXECUTIVE SUMMARY The Palmilla Specific Plan is organized in four sections. Section 1, Introduction: This section provides an overview of the document, project setting and history, the legislative authority for the Specific Plan and the method of compliance with the California Environmental Quality Act (CEQA). Section 2, Plans, Programs and Guidelines: This section provides the organization and framework of the Land Use Plan and related plan exhibits. This section of the Specific Plan establishes the land use policy for the Palmilla Specific Plan area and provides the design guidelines which set design and development criteria and direction for individual projects within the specific plan boundary. Section 3, Zoning and Development Regulations: This section establishes the zoning applicable to land within the Palmilla Specific Plan area boundary. Development Regulations are presented for each Planning Area within the Specific Plan boundary. Section 4, General Plan Consistency: This section uses the key land use issues statement of each element of the City of La Quinta General Plan as the basis for evaluating the consistency of the Palmilla Specific Plan with the City of La Quinta General Plan. Section 5, Addenda: This section provides the City Council Resolutions and Conitions of Approval. The Palmilla Specific Plan 1.1 1.2 PURPOSE AND INTENT The Specific Plan for Palmilla is presented as a comprehensive planning and development document intended to guide future development of lands within the Palmilla Specific Plan area boundary. This document establishes development plans, guidelines and development regulations for the project plan area and specifies development criteria for all future use within the plan. The Palmilla Specific Plan is intended to insure a quality development consistent with the goals, objectives, and policies of the City of La Quinta General Plan and the goals of RJT Development Corporation, the developers of the property. This document guides the character, design and standards of development for the land within the Palmilla Specific Plan area and yet it is meant to provide a degree of flexibility to allow future development to respond to the changes in society and the economic marketplace of the region which inevitably will occur over the buildout period of the project area. The Pahnilla Specific Plan establishes and updates the design and development zoning policies applicable to development within the project plan area and establishes the regulations and standards which serve as the zoning and development regulation for the property. In cases where the zoning and development regulation is nonspecific within the document, the zoning and development regulation is guided by the City of La Quinta ordinance in effect at the time. 1.2 The Palmilla Specific Plan 1.3 PROJECT REGIONAL SETTING The site of the Palmilla Specific Plan is approximately 100 miles from the city of Los Angles and the Pacific coast and approximately 247 miles from the Phoenix/Scottsdale metropolitan region generally between each of these regions. The plan area is located on the gently sloping floor of the Coachella Valley in the regional vicinity of Palm Springs and is located within the corporate limits of the City of La Quinta in Riverside County. 1 1 I f 1 /1 A^4. -MN AIM PROJECT REGIONAL SETTING The Mmilla Specific Plan 1.3 PROJECT SITE VICINITY 1.4 PROJECT LOCAL SETTING The specific plan boundary is within the City of La Quinta, a 31 square mile municipality located in the southeastern portion of the Coachella Valley. The City is bounded on the west by the City of Indian Wells, on the east, by the City of Indio and Riverside County, on the north by Riverside County, and federal and county lands to the south. The City of La Quinta was incorporated in 1982. ♦ Eisnehower Mountain and the San Jacinto Mountain Range create the backdrop to the skyline west of Palmilla and gently rolling desert dunes and agricultural lands are scattered in undeveloped areas in the vicinity north and east of the Palmilla Specific Plan site. The Palmilla Specific Plan is accessible from Interstate 10 by way of Jefferson Street and Washington Street. Open undeveloped land defines the west property boundary. The southern property boundary is defined by The Citrus. The east is defined by Jefferson Street and the north by Avenue 52. The Palmilla Specific Plan continues the implementation of a network of General Plan roads and infrastructure within the City's master plan for development and exemplifies a quality of growth that reiterates the City's emergence as a desert resort and residential community with the highest standards for resort residential and recreational development. Property adjacent to the Palmilla Specific Plan is currently designated by the General Plan for Low Density Residential, Neighborhood and Community Commercial. These uses are proposed and existing uses in a scattered pattern to the north, south, east and west of the property. 1.4 The Palmilla Specific Plan 1.5 PROJECT HISTORY A Brief History of The Palmilla's Previous Entitlement The Palmilla development, located at the southwest corner of Avenue 50 and Jefferson Street, is under construction. A summary of development approvals is as follows: Soecific Plan 2000-048 (City Council Resolution 2000-152) - The adopted Specific Plan provides the design guidelines and standards for development of no more than 178 single family houses on approximately 73 acres, oriented around private open space areas (Attachment 1). Tentative Tract Map 29858 - City Council Resolution 2000-153 allows a mix of 90 single family attached residences and 72 detached single family homes on lots ranging from 8,208 square feet to 21,136 square feet. Recordation of Tract 29858 (Phase 1), consisting of 141 residential lots on approximately 65.36 acres, occurred on July 13, 2001. On June 19, 2001, the City Council, on a 5-0 vote, adopted Resolution 2001-82, approving design changes to Tentative Tract Map 29858 (Phase 2) consisting of a reduction in the number of flag lots, cul-de-sac streets, and reconfiguring rear yard common open space areas on seven acres. Recordation of Phase 2 of Tract 29858 is pending. Based on tract map approvals, the developer plans to build 159 houses. Site Develonment Permit 2001-694 - On March 27, 2001, the Planning Commission adopted Minute Motion 2001-008 approving six prototype houses ranging in size from 2,894 square feet to over 4,000 square feet. The Building and Safety Department issued construction permits for some of the developer's model houses in July and 14 houses in Phase 1 in Sep- tember. 1.6 ENABLING LEGISLATION ♦ The authority to prepare, adopt, and implement the Palmilla Specific Plan is granted to the City of La Quinta by the California Government Code (Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457). ♦ As with General Plans, the Planning Commission must hold a public hearing before it can recommend to the City Council, the adoption of a specific plan or an amendment thereto. The City Council of La Quinta may adopt a Specific Plan and/or an amendment to the Specific Plan by either ordinance or resolution. The Pahnilla Specific Plan 1.5 The Palmilla Specific Plan is a regulatory document that, once adopted, will amend the General Plan and the Zoning Ordinance, and serve as the Development Code for the Palmilla Specific Plan area. As such, the adopted plan, once incorporated by reference, makes consistent, the La Quinta General Plan. Upon completion of the Palmilla Specific Plan adoption process, future development must be consistent with the Specific Plan and amendments thereto. 1.7 CALIFORNIA ENVIRONMENTAL OUALITY ACT COMPLIANCE As a result of environmental issues identified by City Staff, focused environmental studies are being prepared in conjunction with the specific plan approval and will be incorporated into the data used by the City of La Quinta for developing findings for approval. As a result of the findings of these on-site environmental studies concerning archaeology, biology, hydrology, and paleontology, mitigations for environmental compliance will be developed and administered under the jurisdiction of the City of La Quinta Community Development Department with full cooperation of the developer of the Palmilla Specific Plan project. 1.6 The Palmilla Specific Plan PLANS, PROGRAMS,, & GUIDELINES n! Plans, Pro 2.1 COMMUNITY CONCEPT and Guidelines The City of La Quinta has been created in large part through participation and promotion of premier residential development exemplified by the Palmilla development proposed by RJT Development Corporation. The Palmilla Specific Plan is a residential single family community created by a series of residential avenues defined by the greenbelt open space elements within the project boundary. The residential community is defined on two sides by the existing major circulation system which establishes the north and east perimeter boundaries. Specifically, Avenue 50 to the north, and Jefferson Street to the east. To the south is the existing Citrus project and to the west, vacant land. The San Jacinto Mountains to the west provide a panoramic visual backdrop to the community. The Palmilla plan area is a 73 acre property which was previously the site of a citrus farm. Within the greenbelt areas to be created are the residential development sites, organized into neighborhoods along a primary road and its secondary cul-de-sacs. Lake elements are interspersed within the residential building sites to provide visual interest and foreground setback to distant vistas. COMMUNITY CONCEPT DIAGRAM The Palmilla Specific Plan 21 2.2 LAND USE 2.2.1 Land Use/ General Plan Context r -n The Palmilla Specific Plan implements the City of La Quinta General Plan by bringing detailed policies and regulations together into a focused development plan for the Specific Plan Area. The Palmilla Specific Plan is a regulatory document which, when adopted by the { City Council of La Quinta, governs all facets of project development including the distribution of land uses, location and sizing of supporting infrastructure, as well as development standards and regulations for the plan area. The Palmilla Specific Plan land use is LDR (Low Density Residential) and the zone designation is RL(Residential Low Density). The location and alignment of the land uses and zones depicted herein are diagrammatic. The precise layout of the greenbelt, the neighborhood streets, and the support facilities will determine the actual alignment and adjacency of each land use category and are delineated in more specific detail in subsequent map and site plan processes if required. Site Development Permits will be required for model homes, recreational or open space amenities, entry statements, and similar projects. The Palmilla Specific Plan is prepared as a link between the La Quinta General Plan guidelines and subsequent development proposals for development areas within the Palmilla plan area. The Land Use Element of the La Quinta General Plan identifies and establishes the City's policy relative to the planned future pattern, intensity, density and relationships of land uses in the City as well as in the Palmilla plan area addressed herein. The purpose of the Land Use Element within the City's General Plan is to establish official City and plan area policy which: ♦ Identifies the general types, locations and distribution of land uses desired in La Quinta at buildout; ♦ Identifies standards for land uses relative to population and building density/intensity and the character and compatibility of land uses; and ♦ Identifies desired courses of action/ strategies which provide the means to implement the community's land use policies. The Palmilla Specific Plan implements the City's General Plan by: ♦ Specifying the land uses in the plan area; ♦ Delineating standards for land use compatibility with the City's goals and policies (see Section 4, Consistency with General Plan of this document); ♦ Providing the framework for development in an orderly and profitable manner; and ♦ Site Development Permits shall be submitted to the Community Development Department for model home complexes and similar projects. Signs and monuments are addressed herein. 2.2.2 General Plan/ Land Use The specific plan for the project area defines the currently approved land use for the property. The location and alignment of the land uses depicted herein are diagrammatic. The precise layout of the future greenbelt, streets, and support facilities currently established in approved tracts and lots will determine the actual alignment and adjacency of each land use category. 2.2 The Palmilla Specific Plan These Land Use Policies are illustrated in following exhibits and include: Residential Land Uses Low Density Residential - 2-4 DUAC Circulation Elements Greenbelt Use Existing Land Use Designation The exhibit below illustrates the current Land Use Designations for the subject property. 'r r '* •r r •r •r •r •r r •r r r r 2.3 ZONING Existing Zoning Designation The exhibit below illustrates the current Zoning Designations for the subject property. r 'r r r T r r r r r r •r •r r The Palmilla Specific Plan 2.3 204 THE MASTER PLAN OF LAND USE The Master Plan for the Palmilla Specific Plan reflects the development goal of providing upscale residential homesites set in an environment of lakes and connected greenbelt elements. A detailed discussion of the land use for the Palmilla Specific Plan and the development intensity is presented for the development area. The Land Use tables illustrate a complete tabulation of land uses, zoning, acreage and densities within each planning area. Table 4 represents a comprehensive tabulation of land use, zoning, acreage, units and density for the Palmilla Specific Plan area in total. Included in the description of land use is a narrative and supporting graphics to delineate the use location of the overall Specific Plan. Development regulations are presented in Section 3: Zoning and Development Regulations. Residential unit generation for the development is based on gross acreage totals of residential land at 2-4 DU/AC. The gross density of the Palmilla Specific Plan is less than 3 DUs per gross acre. Total number of gross acres in each land use category includes roads, open space, R.O.W., and other incidental land use. Residential Land Use The Specific Plan for the Palmilla provides for a range of residential housing types consistent with the Low Density Residential designation established for the property. The permitted dwelling types, lot size, height limits and other site development standards are established in Section 3: Zoning and Development Standards within this Specific Plan document. Residential land at the Palmilla will be developed primarily as open space frontage lots for detached single family and attached single family units. These two residential housing types provided for within the plan area are all consistent with the Low Density Residential land use designation established for the planning area. A dwelling located next to a project or City/County, or tract boundary shall be limited to one story if an existing one story dwelling is within 50 -feet of the common property line, unless there is a street separating the two. TABLE 2 PROPOSED LAND USE The Palmilla Specific GENERAL PLAN/LAND USE ZONE ACRES UNITS DENSITY LDR - Low Density Residential RL 73 178 2.4 DUAC SUBTOTAL 73 178 2.4 The Palmilla Specific Plan 2.5 CIRCULATION PLAN The circulation system for the Palmilla Specific Plan conforms to the requirements of the City of La Quinta General Plan - Circulation Element by providing a hierarchy of vehicular traffic -ways with pedestrian -ways segregated within the plan area. The circulation alignment is defined by the greenbelt and ties to perimeter streets adjacent to the plan area boundary. The City of La Quinta General Plan Circulation Element provides for a multipurpose trail on the northerly side of the project adjacent to 50th avenue. This element is delineated in the Open Space Policy Diagram on page 4-5 of the General Plan. This Specific Plan document provides for accommodation of this element within the landscape setback adjacent to Avenue 50. Secured entries into the residential areas have been located to provide adequate line of sight and optimum traffic ingress and egress from the residential components of the master plan area.Individual driveways are proposed with generous setbacks from entry boulevards, neighborhood loop collectors, and neighborhood streets to further provide safe ingress and egress from the individual residences. On interior private streets, on -street parking is prohibited and provisions shall be made for adequate off-street parking for residents and visitors. The CC&R's shall contain language requiring the Homeowner's Association to provide for ongoing enforcement of the restrictions. Emergency Primary Project ACCUS Entry Ad - n: c. Open Space Element Secondary Project Entry CIRCULATION PLAN DIAGRAM The Palmilla Specific Plan 2.5 i L i V 12' 12, 12' 100 11.n.W- Primary Arterial Typical: Avenue 50 Arrival Boulevard Typical: Primary Entry Drive 1. e . 3' PUE d 15.51 1 15.5' S' PUE �i 31' BOC/BOC Minimum Local Street Typical: Meyers Lane (no on -street parking) 31' Back -of -curb to Back -of -curb 2.6 The Palmilla Specific Plan Within the Palmilla Specific Plan area, the circulation system has been designed to accomplish the following: ♦ Provide for internal private roadways that provide a safe route for project ingress and egress. ♦ Provide for private streets which allow access to Avenue 50. This will facilitate the internal network of private roadways to best serve the residential pads and open space amenities. 2.5.1 Offsite Improvements The offsite public streets surrounding the project are currently developed in accordance with La Quinta City Engineering and Public Works Department standards in effect and will be constructed incrementally in accordance with the applicable General Plan designations. 2.5.2 Onsite Improvements The following measures are envisioned to mitigate potential circulation impacts associated with the project and may be implemented in conjunction with development of the residential areas within the project boundary. ♦ The applicant shall develop all roads internal to the project as private facilities which will address the structural standards in effect at the time of tentative tract or zoning approval area in conjunction with the phased implementation of the specific plan. ♦ The primary internal road shall be widened to a minimum pavement width of 28 feet provided that the applicant demonstrates that adequate provision has been made for off-street parking. There will be no on -street parking on local streets. The PaWA11a Specific Plan 2.7 2.6 THE CONSERVATION, OPEN SPACE, AND RECREATION PLAN The Palmilla project identifies an Open Space and Recreation Plan and establishes plan wide policy relative to the identification and uses for open space and recreation amenities within the plan area boundary. Although the project site is presently an abandoned citrus orchard with little or no potential for conservation, the purpose of the Open Space and Recreation Plan is to establish policies related to permissible uses and development standards within Open Space and Recreation areas, as well as programs to identify desired courses of action/ strategies which provide the means to implement the community's recreation based policies. 2.6.1 Conservation The Palmilla Specific Plan project area will be developed with the goal of balancing the conservation and management of open space resources with the implementation of a high quality residential -based community. Policies and programs for the conservation, management, and use of natural resources include: ♦ Prevention of soil erosion using the appropriate design criteria and careful placement of landscaping. ♦ Maintenance, protection, and replenishment of ground water by using the water feature areas as drainage areas to absorb local runoff. ♦ Preservation of existing water resources by storing excess drainage water in the open space area lakes for use in irrigation if feasible. Topography The development plan for the Palmilla project area envisions modification of the existing topography to create a series of residential building sites and open space corridors. This opportunity to create the most optimum site plan is based on the fact that there is little or no existing topography to be considered in the planning of the project due to the prior agricultural use of the entire site. Where views and open space corridors permit, land will be used for larger single family residential lots while other, more confined residential sites will be reserved for duplex residential lots. Archaeological Resources An archaeological study is being conducted by LSA, Inc. and Bruce Love, Inc. to identify and preliminarily evaluate cultural resources for the Palmilla site which encompasses the entire 73 acre site. The result of the preliminary reconnaissance of the property will establish the parameters for the design of a research program to further investigate potential resources onsite and to formulate a basis for a mitigation program for the findings of those investigations. The text of the archaeological reconnaissance is included within the technical appendix of this document. Paleontological Resources An paleontological study was conducted by LSA, Inc. to identify and preliminarily evaluate cultural/paleontological resources for the Palmilla site. The result of the preliminary 2.8 The Palmilla Specific Plan reconnaissance of the property established the parameters for the design of a research program to further investigate potential resources onsite and to formulate a basis for a mitigation program for the fmdings of those investigations. The text of the paleontology study is included within the appendix of this document. Biology Resource Study A biological assessment was conducted by Ogden Environmental and Energy Services, Inc. to identify and preliminarily evaluate resources for the Palmilla site. The result of the preliminary reconnaissance of the property established the parameters for the evaluation of potential resources onsite and to formulate a basis for a mitigation program for the findings of those investigations. The text of the biological study is included within the appendix of this document. 2.6.2 Open Space The Open Space Concept The Palmilla residential plan is designed with the realization that as urban and suburban development takes place in the La Quinta Region, recreation and open space becomes a limited and valuable resource. In addition, it is recognized that in the Palm Springs area, high-quality projects that are to be successful must be designed and planned within an open space/recreation area centering on quality substantial open space amenities. The Palmilla's landscaped perimeter establishes a standard of landscaped walkways and a multipurpose trail link as a framework for the major open space system of the community consistent with the requirements of the General Plan. Interior open space/recreation provisions within the Palmilla Specific Plan include greenbelt areas, as well as cart gate access to open space of areas adjacent residential and golf development. This connection provides for expansion of the recreation aspect of the Palmilla plan area while promoting non -automotive forms of transportation. ® LANDSCAPE/GREENSELTAREASAREAS ORCHARD" LANDSCAPE CHARACTER ©WATER ELEMENT OPEN SPACE DIAGRAM The Palmilla Specific Plan 19 Fifteen and one-half acres of the project area is dedicated to greenbelt open space which is designed so that adjacent residential development maximizes the visual and open space values created by these amenities. The site hydrology dictates that residential pads are to be constructed above street and open space grade. Precision grade differential will be delineated in engineered site development plans by a registered civil engineer. Higher residential pads make the best use, not only of the greenbelt frontage, but of the prevailing breeze and spectacular Coachella Valley mountain views. 2.6.3 Recreation The Palmilla is a "recreational/residential" community and therefore contains as a major element an extensive passive and active recreation program of development. Standards for the development of recreation improvements are: ♦ Promotion of a variety of recreation uses in context with the Palmilla lifestyle ♦ Development of housing types with passive and active recreation opportunities Recreation facilities include: ♦ Open space areas ♦ Water elements ♦ Trail Systems 2.7 INFRASTRUCTURE The infrastructure system which serves the Palmilla project is described below and is designed to provide a coordinated system of infrastructure and public services to adequately serve the plan area at full buildout. The infrastructure and utilities plan identifies standards relative to land use for the plan area and establishes the community's infrastructure and public services policies. 2.7.1 Water Potable Water The potable water system of the City is operated and administered by the Coachella Valley Water District (CVWD) which extends service based upon approved designs and improvements constructed by the private developer. The CVWD assesses new development a per connection fee to tap into the potable water distribution system. CVWD operates from a system wide master plan that provides the City with potable water which is pumped from an underground aquifer through wells located throughout the City. One well is located at the northeast corner of the site and will be dedicated to the Palmilla plan area. 2.10 The Palmilla Specific Plan r ELECTRICAL (OVERHEAD) NATURAL GAS SEWER TELEPHONE (ABOVE & UNDERGROUND) EXISTING WELL SITE PROPOSED WELL SITE INFRASTRUCTURE DIAGRAM Although the City is blessed with an abundance of ground water, the CVWD is continuing to take preventative measures to conserve this precious resource for its existing and future customers. These measures include the use of a lush and water efficient plant material approval policy, implemented through a landscape review committee and a water management specialist on CVWD staff entrusted to promote the mutual goals of the agency and the policies of the developer. With this conservation strategy in mind, the plan area dedicates no more than 8.2 acres of plan area to water surface in lake amenities. Irrigation Water Irrigation water will be pumped from the on site well and is supplied by the existence of the vast, high quality underground water supply. 2.7.2 Sanitary Sewage The sanitary sewage collection and treatment system for the City is operated and administered by the CVWD which extends service based upon approved designs and improvements constructed by the private developer. The CVWD assesses new development per equivalent dwelling unit (EDU) to provide comprehensive wastewater collection and treatment. The current capacity of the Mid -Valley Water Reclamation Plant is 4.35 million gallons per day (MGD). This facility serves numerous Coachella Valley communities including La Quinta. The CVWD has indicated that the sewage treatment plant can be The Palmilla Specific Plan 2.11 expanded in the future to serve additional demand, including the demand of La Quinta encompassing the Palmilla plan area. The sanitary sewer system will be installed in accord with District regulations. The project area may be annexed to an Improvement District for sanitation service. Storm Water Drainage The master grading and drainage concept of the development works within the character of the existing and proposed topography and landform of the site to provide an effective system of drainage and storm water management while conserving and enhancing the open space feel of the Palmilla project. In general, runoff from the developed areas at higher elevations will be directed to lower areas of the site where the open spaces of the greenbelt are routed, maximizing the opportunity for the recharge of groundwater resources while using the natural and man made lay of the land to direct storm flows. Storm water runoff from a theoretical 100 -year 24-hour storm will be held onsite within the eleven acres of lake lots. 2.7.3 Public utilities Public utility transmission lines for. cable television, electricity and telephone are routed around the perimeter of the Palmilla Specific Plan site and are or will be installed underground unless utility engineering precludes that possibility. Where design and current engineering criteria permit, permanent power and telecommunications distribution lines internal to the project will be placed underground. Electricity Electrical power is provided to the site as well as surrounding development from the La Quinta Substation. This Imperial Irrigation District (IID) substation is currently operational west of the intersection of Avenue 48 and Jefferson Street. Natural Gas Southern California Gas provides service adjacent to the site from its service main along Avenue 50 just north of the property boundary. Telephone Land-based Telephone services for the project area are provided by General Telephone Company. Regionally, cellular service providers include AT&T Cellular, Verizon Cellular, Nextel, Sprint, Pacific Bell, and others. Internet Service Providers Internet service is provided via a host of currently available vendors both land based and cellular. 2.7.4 Refuse Collection Refuse collection within the City Limits is provided by an entity franchised by the City of La Quinta for this purpose. Refuse collection occurs in accordance with a schedule established by the franchisee and the City. It is envisioned that the Palmilla residential areas of the plan will be served by extension of the contract refuse collection services currently in place at the 2.12 The Palmilla Specific Plan Palmilla Specific Plan. Prior to regularly scheduled pickup and removal, refuse will be contained to assure an excellent quality of environment at Palmilla. 2.7.5 Schools The public education needs of the City of La Quinta are provided by two public school districts which include the Desert Sands Unified School District (DSUSD) and the Coachella Valley Unified School District (CVUSD). The Coachella Valley also contains several private schools administered by religious or other private entities that are attended by La Quinta school children. The Palmilla plan area is served by Coachella Valley Unified School District. In conformance with State law in effect at the time of construction, the project will pay school fees. An existing agreement is currently in effect between the City of La Quinta and the Desert Sands Unified School District which details the per unit mitigation fee associated with residential development based on student generation. This agreement is to be the framework for fees to be levied on residential construction within the plan area. Based on location of existing schools, the makeup of the population of the project and their minimal student generation, the Palmilla plan is adequately served through buildout of the plan area by existing and proposed school facilities in the City. 2.7.6 Law Enforcement Law enforcement services are provided to the City (and the Palmilla project area) through a contract with the Riverside County Sheriff's Department. The Sheriff's Department extends service to the City from existing facilities located in the City of La Quinta and City of Indio. The existing agreement between the City and Sheriff's Department provides protection on a 24-hour basis, seven days per week. The Department utilizes seven patrol deputies which provide five minute response times to the Palmilla plan area. Two additional deputies which comprise its target team, are also contracted by the City and work 40 hours each. The Sheriff's Department utilizes a standard of 1.5 deputies/1,000 population to adequately serve the City. Given the high level of recreation, the Palmilla plan area is envisioned to be further protected by a private security force and with gated and walled project boundaries. 2.7.7 Fire Protection Fire protection service is provided to the City by the Riverside County Fire Department. The Fire Department administers two stations in the City. One facility (Station #32) on Avenue 52, west of Washington Street, and another facility (Station #70) at the intersection of Madison Street and Avenue 54 within the PGA WEST project area. The Fire Department also operates four additional stations in surrounding communities which results in overlapping service areas. The Department currently exhibits an Insurance Services Office (ISO) public protection class rating of four, based on a descending scale from one to ten, with first -in -response times ranging from two to six minutes. The ISO established it's rating system based on the provision of manpower/staffing, communication facilities, water system The Palmilla Specific Plan 2.13 for suppression, automatic sprinkler/alarm systems, response times, and building standards. Given this rating, the project is adequately served for fire suppression. Paramedic service is provided to the City of La Quinta and the project area by Springs Ambulance Service. Paramedic staff are located at Station #70 in La Quinta. 2.7.8 City Administration City administration facilities in La Quinta currently include offices of approximately 31,000 square feet for City departments (i.e., Mayor and City Council, City Manager, City Clerk, Finance Department, Planning and Community Development Department, Engineering and Public Works Department). These public resource outlets are housed in the municipal complex at the southwest comer of Calle Tampico and Washington Street. The complex provides space for all City administration staff and ancillary facilities. Given the current level of developer backed participation funding current growth within the City, this new facility provides adequate space for City functions projected to suffice a growing population well into the future. 2.7.9 Library Facilities The City of La Quinta is served by a public library which is administered by the Riverside County Library System. This facility is located within one block of the City Municipal Complex and is slated for expansion in the year 2001. 2.7.10 Environmental Hazards and Issues A noise study is being conducted by LSA, Inc. and Bruce Love, Inc. to identify and preliminarily evaluate the Palmilla site which encompasses the entire 73 acre site. The result of the preliminary study of the property will establish the parameters to formulate a basis for a mitigation program for the findings of those investigations. The text of the noise study is included within the technical appendices of this document. 2.14 The Palmilla Specific Plan 2.8 THE PALMILLA COMMUNITY DESIGN GUIDELINES The concept and character of contemporary desert architecture will be followed in the project area and will include a focused range of architectural expressions with predominant simplicity of form and functionality. The guidelines are provided for the benefit of merchant builders, their planners and designers, and City of La Quinta staff and decision-making fifi bodies in the review of future Palmilla site development proposals. As such, the design I . guidelines identify elements for all residential land use proposals within the Palmilla Specific Plan area. These guidelines may be incorporated into subsequent site development permits, i conditional use permits, and subdivision maps submitted to the City for approval unless it is demonstrated that certain guidelines are not applicable, appropriate, or feasible under site specific circumstances. SINGLE FAMILY CHARACTER ELEVATION The single family and attached architectural products will take into account the physical and natural environment with respect to climate and, therefore, pay careful attention to eaves and overhangs to provide for the shading of window areas as well as utilizing exterior finish materials carefully for their long term durability and appearance qualities. PAIRED UNIT CHARACTER ELEVATION The Palmilla Specific Plan 2.15 In addition, because of the unique seasonal variations in the climate of this region, careful attention must be paid to the planning, and selection of landscaping materials so that they work in harmony with the built and natural environments to enhance the overall quality of the development and use water in a manner that is both productive and efficient. The architectural consistency will be maintained in all development site areas within the Palmilla Specific Plan and will be subjected to review by the Community Development Department for the City of La Quinta to ensure conformance to the desired architectural parameters of the time. Per the La Quinta Zoning Code (9.210.010) and as specified in section 3.3 of this document, site development permits will be required for architectural construction efforts within the plan area. The design guidelines contained in this subsection are intended to establish a consistent design expression among site planning, engineering, architecture, and landscape architectural components while allowing reasonable flexibility in design. The design guidelines for The Palmilla are intended to: ♦ Assist in implementing the design intent of the Specific Plan by establishing project design compatibility; ♦ Create a framework to implement individual product design -vocabulary while maintaining community identity; ♦ Delineate criteria for enhancing the site features, plant materials and habitat areas; and ♦ Provide a consistent approach to site planning, building design, street furniture and signage, wall and fence materials and color, lighting, landscaping, and other design elements that will endure for the life of the community. The guidelines provided herein suggest thematics compatible with the Palmilla character and are not intended to limit expressions of varying architectural styles within the entire Specific 2.16 The Palmilla Specific Plan Plan area that may need limited flexibility to address market demand over the project buildout. The Design Guidelines presented herein establish the basis to achieve harmony and compatibility within the framework of future residential neighborhoods at the Palmilla project while providing the flexibility to create limited variety in the architectural expression and interpretation of the design styles envisioned for the community. Descriptions of the desired design theme illustrated on the following pages are conceptual and do not depict final designs, nor should they limit the range of expression among individual builders and their professional design teams. To assure consistency between individual areas of the site development, architectural compatibility review and or individual site development permits may be required by the community development department. The Palmilla Community Image The extensive landscape element provided by the greenbelts together with Palmilla's The Palmilla Specific Plan 2.17 landscaped perimeter setbacks are envisioned to promote an image of privacy and exclusivity for the gated community. The master landscape plan helps to make residential structures on the interior of the project unobtrusive and at the same time, enhance the views from these structures to the surrounding greenbelts and mountain vistas. The use of Date Palm, Citrus, and other species typically w �, seen throughout the desert provides a regional context to the plant palette for the Yalmllla project. A full list of plant material suitable for the landscape theme is provided in the Recommended Plant Material Palette presented within the document. 2.8.1 General Architectural and Siting Guidelines The architectural theme for Palmilla is limited to a desert contemporary style with specific architectural expression reviewed and approved by the Community Development Department Staff in individual site development permit applications. 2.18 The Palmilla Specific Plan Color The earth tone color palette that will predominate the architectural context of Palmilla residential construction and is based on the historic simplicity of whitewashed stucco over adobe bricks as a staple of desert architecture. This motif is complemented with a simplistic color scheme and a variety of roof tones and textures offset by the contrast of the window moldings and associated architectural detail. ♦ The predominant color of all structures shall be limited to the spectrum of white, cream, tan, sand, light brown, and other earth tones. Colors outside of this spectrum shall be envisioned for the residential components of the project, a variety of materials and colors shall be used to create a rich tapestry of design elements. Materials A limited variety of roof materials shall be used including barrel tile, flat concrete tile, and concrete shakes. The color of roofs shall provide a range of earth tones. The color of roof materials shall be varied to reflect the architectural theme of the product covered. All roofing material shall be fire retardant. ♦ The predominant exterior building material shall be within the vernacular of the Palmilla theme - smooth finish stucco. ♦ Clerestory windows offset by flat roof planes may be used to open up light and views to lntenor spaces. ♦ Stacked stone and/or cobble wall details may be used to compliment the architectural motif. ♦ Wood, tile and wrought iron may be used as accent materials as dictated by the applicable architectural detail. The Palmilla Specific Plan 2.19 Walls and Fences The Specific Plan for Palmilla provides for wall forms which will take the character envisioned to blend into the contemporary desert theme of the residential environment. Walls for spacial definition or for security enclosure will be of masonry with accents of columns, ornamental metal, wood, or a combination of those materials. The heights of walls will relate to the purpose envisioned for them. 2.20 The Palmilla Specific Plan Several of the variations of wall forms are illustrated herein with other interpretations allowed on a case by case review of the Community Development Department to determine consistency with the intent of the project theme and design character of the Palmilla Specific Plan area. ♦ Fences and walls shall be used in conjunction with plant materials and other landscape techniques to reinforce the character of the Palmilla Specific Plan area. ♦ Fences and walls are to be used in a consistent manner throughout the community with a variety of characters for individual site driven situations. The material, style, and height of walls are envisioned to provide an element of continuity throughout the Palmilla Specific Plan to ensure visual consistency. ♦ As a significant thematic element the details and materials used in walls and fences will be of a high quality suited to the particular function and purpose. ♦ Long linear walls may be staggered horizontally or broken to provide interest and to break or create sight lines. ♦ Fences adjacent to open space areas may be of an open construction to allow continuation of views or to allow for planted screening to be enjoyed by both sides of the fence. The Palmilla Specific Plan 2.21 Waif may exceed 6' in height to accommodate slope. ~� 6 Wall { ° Height i C ♦ Fences are envisioned to be constructed primarily of masonry. Where necessary for sound attenuation, masonry walls and berming may be allowed by the developers of the Palmilla Specific Plan area. Specific materials and landscape treatments may be reviewed and approved for each affected area or lot by the developers of the Palmilla Specific Plan area. Such materials and treatment are envisioned to result in a consistent visual appearance in the Palmilla Specific Plan. ♦ Walls or fences are not necessarily required between open spaces and residential sites. Project Identification Signs Project identification signs are allowed within the project area of the Specific Plan. Such signage may reference only the project which is the subject of this Specific Plan. ♦ Primary project identification shall occur at the project entry on Avenue 50 and at the intersection of Avenue 50 and Jefferson Street on the project boundaries kff7 , -4 ; 2.22 The Palmilla Specific Plan t Secondary sign elements identifying the project may occur along Jefferson Street adjacent to the plan area. ♦ Signs and monuments shall conform to Section 9.160 of the City of La Quinta Zoning Ordinance and may require a site development permit unless specifically delineated within this Specific Plan. Building Massing and Scale The general character of residential development areas shall reflect a neighborhood scale in which the building massing does not overwhelm the street scene. Typically, residences shall be low-rise in nature to create a pleasant neighborhood environment and street scene. ♦ Building wall planes, particularly on the front elevation, shall be staggered to create interest along the street scene, to provide a desirable human scale, and to avoid visual monotony. if ♦ Single -story plate lines are encouraged on the front elevation by stepping back the second -story wall planes to effectively breaks up the building mass and provides a I reduced scale along the street scene. l+i Single -story plate lines with second -story wall setbacks are encouraged on side and rear elevations. 4 Side elevations shall provide the same level of articulation and detail as the front elevations. The Palmilla Specific Plan 2.23 ♦ Articulated roofscapes shall be created through the use of a variety of roof forms. ♦ Repetitious gable ends along front and rear elevations shall be minimized. 2.8.2 Residential Site Planning Guidelines The climate in the La Quinta is characterized by sunny and hot weather in the summer, while the winter months feature excellent air clarity and are relatively mild. The design of residences shall incorporate elements which respond to these conditions, such as patios, courtyards, arcades, plazas, and paseos. In addition, extended roof overhangs shall be used in response to climatic conditions. Other residential site considerations include the following: ♦ The placement of structures should consider prevalent environmental conditions — sun, wind and view. ♦ Orientation of development edges should maximize view potential and access to natural open areas and improved recreation areas. Open area "fingers" should extend into residential areas where possible. A . f Y13. -J Y J. ♦ Varying house configurations on corner lots is encouraged to promote variety in the street scene and maximize the view of drivers at intersections. Appropriate site planning guidelines as discussed below shall be used in order to ensure functional and aesthetic development within Palmilla. Guidelines are intended to be flexible and may not be dogmatically applicable in all site situations. Judicious use of guidelines shall be used in order to achieve a high quality consistency in design theme within the project area. 2.24 The Palmilla Specific Plan 61= ENIJANCED PEOt-46M2 WALL (AND5CAPE 5CP-EEW BUFFE2 6' MEANDE2iN6 WALK FUrUf2E 5.0.0 * with or without casita Perimeter Lot Condition ♦ Along Avenue 50 & Jefferson sideyard setback is 25' Min. from R.O.W. ♦ 20' Min. rear yard setback on all perimeter lot units ♦ 10' Single Family side yard setback from adjacent lot ♦ 5' Min. Paired Unit side yard setback ♦ All units along perimeter have been angled to improve street scene and increase distance from road ♦ Along Jefferson Street only two units have 25' Min. setback from R.O.W. ♦ Back to Back units are allowed a 10' Rear Yard. The Palmilla Specific Plan 2.25 ♦ A combination of side -entering and front -entering garages and varied driveway locations are encouraged to breakup repetitive curb cuts and yard patterns. ♦ Cul-de-sacs are encouraged to improve neighborhood safety and character. ♦ Guest parking shall be located to provide easy access to units. ♦ Neighborhoods bordering open areas shall be sited to maximize views of The Palmilla amenities, yet discourage through access. nrorES� •F76'5 SPAU e6 A K•N, of Y Ae0v6 +W+ WAr6Q L6v6i • #Qj Mae ro 51W S6rer M i5 W r +VW W ro WAreem" l WArce1 `Water Condi ti on MANS Aeg 5C"AYit MXV. MM FOOT MZ6. WA LS. Vekf . AND LOr UN95 AR6 SU63CCr r0 �y eevWWKA roc wr6Nr is ro Wo"WeAr6 nw. 'ourpom UViNB' SPAccs AND flic eer9Atk3 vawom. ♦ Recreation areas/greenbelt features shall be visible upon entry to neighborhoods to enhance neighborhood value. ♦ Flexibility in interpretation is to be implemented in site design to achieve individuality within development boundaries. 2.26 The Palmilla Specific Plan 1 Interior Lot Condition ♦ 10' combined minimum side yard setback in ♦ 25' side yard setback for units adjacent to Jefferson Street & Avenue 50 ♦ 5' Min. Paired Unit side yard setback on non -zero side of lot ♦ 20' Single Family Detached rear yard setback (see footnote 4,page3.4,3.5) ♦ 15' Single Family Attached rear yard setback (see footnote 4,,page3.4,3.5) .vA�v,�v Lars Hw. s :��cv..u�v Ls6reACK - - � 1 •60x(e Fr+4XY tw 5 e4m S' AMD 70' we eAw 56reAcKs I W". t4' e&w. YMA SEr9ACK Ix' �9LD6. ro $L DF) a `back to `back Condition ZERO LOT LINE Vf/ANs AQ6 $G1 ICOAM ONLY. FINAL FOCTMI o. WIX 3, DzvEs. Afro for uu6s AZE ovexcr ro e6Y %m6. riw wr6Nr L5 ro wowrRiAr6 rug 'owpom tKe-mv evAco my r&W 06MACK6 PQOA767. The Palmilla Specific Plan 2.27 2.8.3 Residential Design Criteria Wall Planes, Windows, and Doors ♦ The use of desert heat withstanding windows is encouraged. If aluminum or vinyl frame windows are used, the frames must be painted or appropriately colored to coexist with the building or trim material. ♦ The use of multipane windows is encouraged for front elevations which are visible from other private or quasi -public spaces. Trim shall be painted to be compatible with the building architect, ♦ The style of windows shall be compatible with the architectural style of the building. The use of many different styles of windows on one building plane shall be avoided. The size and proportion of panes shall correspond to the overall proportioning of the elevation. ♦ Accent windows having different or articulated shapes or with a finer texture (e.g., many small panes) shall be used as an accent element to create interest on building elevations if consistent with the Spanish eclectic style. Entries ♦ The entry of residential dwelling units shall be articulated as a focal point of the building's front elevation through the appropriate use of roof elements, columns, porticos, recesses or projections, windows or other architectural features. ♦ Sufficient stacking distances at project entries shall be provided. 2.28 The Palmiffa Specific Plan Porches, Balconies, and Railings ♦ Front porches shall be designed as an integral part of the front elevation to provide visual interest and activity along the street scene, as well as to promote social interaction among community residents by providing outdoor living spaces oriented to the front of the dwelling unit. ♦ Porches and balconies function as an extension of interior spaces, providing shaded outdoor living space. Porches and balconies shall be designed as an integral component of the building's architecture and style, and shall not appear as a poorly conceived add- on element. ♦ Second story balconies are encouraged providing visual interest to the street scene increasing the perceived front setback of the second story. ♦ The design of porch and balcony railings shall complement the building's architecture and style. Columns ♦ Columns used as a structural or aesthetic design element shall convey a solid and durable image, and shall be consistent with the architectural style of the building. ♦ Columns may be used as a freestanding form, or as support for roofs and balconies. Chimneys ♦ Chimneys, particularly chimney caps, shall be simple in design, so as not to distract from the building. ♦ The design of chimneys shall be compatible with the architectural style of the building. Exposed metal flues are not permitted. Garage Doors ♦ Garage doors shall be compatible with the architectural style of the dwelling unit. Garage doors shall be recessed from adjacent walls to create a strong shadow which effectively minimizes the impact of large flat surfaces. ♦ Two single doors shall be incorporated into some two -car garages. ♦ Roll -up, rather than tilt -up, garage doors shall be used on all homes. Archways ♦ The use of archways must be compatible with the architectural style of the building, and shall be designed as an complimentary part of the building or adjacent courtyard. ♦ When used, archways shall define or enframe space, such as entries, porticos, patios, and courtyards. The Palmilla Specific Plan 2.29 Walls and Fences ♦ Walls and fences which are visible from streets, open space, or other private or quasi - public areas, shall be compatible in material, color, and design with adjacent architectural elements. Building Details ♦ All mechanical equipment shall be screened from view by walls or fences compatible with the building architecture, or by plant material adequate in size to provide proper screening. ♦ All utility meters are encouraged to be integrated into the architecture and screened from view. ♦ Accessory structures shall be designed to be consistent with the architectural style of the adjacent buildings. ♦ All flashing, sheet metal, and vents shall be painted or screened from view in a manner which is compatible with the building architecture. Common Space Elements ♦ Support facility buildings shall be designed in the same architectural style, and to the same level of detail and articulation, as the main buildings they support. 2.30 The Palmilla Specific Plan 2.8.4 Residential Site Planning Criteria Single -Family Detached The following concept shall be incorporated into the design of Single-family Detached neighborhoods: ♦ The street layout within residential neighborhoods shall provide view corridors to the pedestrian pathways, open space, and landscape elements unifying pedestrian circulation and site landmarks. ♦ The use of parkways or greenbelt gardens connecting the residential courts is encouraged in the design of neighborhood streetscapes. xnca WMAL Ra"V"Mq 030" wN�V'* I A rt Ovist. "�ofXU�.� cm borne C9W-M3 MATV7H Ce YK -,V., C,- . MO vrwwrrr TO TM GOMMKaT+• VI n 01-11 oe ♦ Residential dwelling units shall be sited to maximize view opportunities of the mountains in the La Quinta region. The Palmilla Specific Plan 2.31 ♦ Where two-story units are plotted adjacent to one another, the side second story of at least one unit shall be stepped back to create a single -story plate line along the common side yard. i ♦ The plotting of dwelling units shall feature a random mix of front entry and side entry garages, along with the motor court concept to provide variety to the street scene. f Single -Family Attached The general site planning concepts established for the Single-family Detached neighborhoods also apply to the Single-family Attached neighborhoods. In addition the following concept shall be incorporated into the design of Single-family Attached neighborhoods: ♦ Neighborhood entry roadways shall focus on to an amenity or a community open space feature or landmark. ♦ The street layout within residential neighborhoods shall provide view corridors to the Open Space and other special community features and landmarks. In addition, the view corridors should also provide physical access to these community features. 2.32 The Palmiffa Specific Plan k �, t C"..:. ♦ " yid: �'r{._♦� ����';�,�, a r• 2.8.7 Landscape Guidelines The underlying theme of the landscape architecture at Palmilla is to create a lush desert character of visual variety and textural interest consistent with this goal. Use of drought tolerant plant material is a primary consideration in the development of the plant palette to further aid in the conservation of water while promoting this lush theme in the prevailing landscape image. A detailed analysis of water useage and conformance to the City of La Quinta Ordinance 220, Chapter 8.13 has been performed to assure compliance with water conservation measures. 2.8.8 Landscape Plant Material Palette To provide guidance to the builders and designers of future residential projects within the Palmilla project, a plant material palette is suggested. Species in addition to those listed are available for consideration and will provide diversity. However, the plant material list provided is relatively successful in the unique soil and climatic conditions of the Coachella Valley region. TABLE 13 SUGGESTED PLANT MATERIAL PALETTE BOTANICAL Trees Acacia craspedocarpa Acacia penatula Acacia saligna Acacia salicina Acacia smallii Acacia stenophylla Acacia Willardiana Bauhinia sp. Brachychiton populneus Calistemon viminalis Ceratonia siliqua Cercidium microphyllum Cercidium floridum Cercidium praecox Chamaerops humillus Chorista speciosa Cinnamomum camphora Citrus sp. Cupressus glabra Cupressus sempervirens Cycas revoluta Fraxinus udeii Fraxinus velutina Geijera parviflora Grevillea robusta Jacaranda mimosifolia Lagerstroemia indica Lysiloma thornberi Magnolia grandiflora var. Leather Leaf Acacia Sierra Madre Acacia Willow Acacia Weeping Wattle Sweet Acacia Shoestring Acacia Palo Blanco Orchid Tree Bottle Tree Bottle Brush Tree Carob Littleleaf Palo Verde Blue Palo Verde Sonoran Palo Verde Mediterranean Fan Palm Silk Floss Tree Champhor Tree Arizona Cypress Italian Cypress Sago Palm Majestic Beauty Ash Arizona Ash Australian Willow Silk Oak Jacaranda Crape Myrtle Feather Bush Southern Magnolia 2.34 The Palmilla Specific Plan Olea europea Olive Parkinsonia aculeata Mexican Palo Verde Phoenix dactilifera Date Palm Pinus brutia Calabrian Pine Pinus eldarica Mondell Pine Pinus halipensis Aleppo Pine Pinus monophylla Single -leaf Pinon Pine Pinus roxburghii Chir Pine Pithecellobium flexicaule Texas Ebony Pittosporum phillyraeoides Willow Pittosporum Podocarpus macrophylla Yew Pine Prosopis chilensis Mesquite Prosopis glandulosa var. Glandulosa Texas Honey Mesquite Prunus caroliniana Carolina Cherry Quercus ilex Holly Oak Rhus lancea African Sumac Schinus molle California Pepper Tree Schinus terebinthifolius Brazilian Pepper Tree Syagrus romanzoffianum Queen Palm Thevetia Peruvians Yellow Oleander Vitex agnus-castus Chaste Tree Washingtonia filifera California Fan Palm Washingtonia robusta Mexican Fan Palm Shrubs Asparagus densiflorus Asparagus Bougainvillea sp. La Jolla Bougainvillea Buxus microphylla japonica 'Green Beauty' Caesalpinia mexicana Mexican Bird of Paradise Carissa grandiflora Natal Plum Carissa macrocarpa 'Tuttle' Natal Plum Cassia artemisioides Feathery Cassia Cassia nemophylla Bushy Senna Cassia phyllodinea Desert Cassia Chrysanthemum frutescens Marguerite Cocculus laurifolius Cocculus Cordia Parvifolia Anacahuita Mexican Olive Dalea frutescens 'Sierra Negra' Black Dalea Dalea pulchra Indigo Bush Dietes vegeta Fortnight Lily Dodonea viscosa Green Hop Bush Encilia farnosa Brittle Brush Euphorbia milli Crown of Thorns Euryops virides Green Euryops Hesperaloe parviflora Red Yucca Juniperus sp. 'Prostrata' Prostrate Juniper Juniperus sabina 'Tameriscifolia' Tam Juniper Juniperus var. 'Seagreen' Seagreen Juniper Justica californica Chuperosa Lantana camara Bush Lantata Leucophyllum candidum 'Silver Cloud' Leucophyllum frutescens Texas Ranger 'Green Cloud', 'White Cloud' Leucophyllum laevigatum Chihuahuan Sage Leucophyllum lagmaniae 'Rio Bravo' Rio Bravo Sage Leucophyllum pruinosum 'Sierra Bouquet' Sierra Bouquet Sage Leucophyllum zygophyllum Blue Ranger Ligustrum japonicum Wax Leaf Privet Lidope japonica Giant Lily Turf Muhlenbergia dumosa Giant Mulee Muhlenbergia rigens Dwarf Mulee The Palmilla Specific Plan 2.35 Myrtus Communis 'compacta' Nandina domestica Pennisetum setaceum Pennisetum setaceum cupreum Phormium tenax Photinia frazed Pittosporum tobira'Wheeler's Dwarf' Plumbago scandens Pyracantha sp. Rhaphiolepis indica Rosmarinus officinalis Rosa sp. Ruellia peninsularis Salvia greggii Simmondsia chinensis Tecoma stans Tecoma stans augustata Tecomaria capensis Thevetia peruviana Vitex angus-castus Xylosma congestum Yucca pendula Vines Bignonia violacea Bougainvillea spp. Shrub form Bougainvillea spp. ground cover Ficus pumila Gelsemium sempervirens Lonicera japoinca halliana Macfadyena unguis-cati Parthenocissus triscuspidata Rosa banksiae Tecomaria capensis Trachelospermum jasminoides Wisteria sinensis Ground Cover Acacia redolens prostrata Apten cordifolia Baccharis sarothroides Carissa macrocarpa Flower carpet Gazania spp. Lantana montevidensis Lippia repens Lonicera japonica 'Halliana' Oenothera berlandieri Polygonum capitatum Potentilla verna Rosmarinus o. prostratus Salvia clevelandii Trachelospermum jasminoides - staked or ground cover Verbena peruviana Verbena tenuisecta Desert Accents Acacia aneura Acacia smaliii Compact Myrtle Heavenly Bamboo Fountain Grass Purple Fountain Grass New Zealand Flax N.C.N. Wheeler's Dwarf (Variegated) Summer Snow Firethorn India Hawthorne Rosemary Rose Baja Ruellia Red Salvia Jojoba Yellow Bells Hardy Yellow Trumpet Flower Cape Honeysuckle Yellow Oleander Chaste Tree Xylosma Pendulous Yucca Violet Trumpet vine 'Barbara Karst' Creeping Fig Carolina Jessamine Hall's Honeysuckle Cat's Claw Boston Ivy Lady Banks' Rose Cape Honeysuckle Star Jasmine Chinese Wisteria Prostrate Acacia Red Apple 'Centennial' 'Boxwood Beauty Rose Ground Cover South African Daisy Purple Trailing Lantana Lippia Hall's Honeysuckle Mexican Evening Primrose Pink Clover Blossom Spring Cinquefoil Prostrate Rosemary Chaparral Sage Star Jasmine Peruvian Verbena Moss Verbena Mulga Sweet Acacia 2.36 The Palmilla Specific Plan Agave deserti Desert Agave Agave parryi Parry's Agave Agave vilmorinlana Octopus Agave Ambrosia deltoidia Little Bursage Atriplex Saltbush Baileys multiradiata Desert Marigold Caesalpinia pulcherrima Red bird of Paradise Cassia nemophila Green Cassia Cercidium floridium Blue Palo Verde Cercidium hybrid Dalea greggii Trailing Indigo Bush Dalea spinosa Smoke Tree Dasylirion wheeled Desert Spoon Encilia farinosa Brittle Bush Ericameria laricifolia Turpentine Bush Fouquieria splendens Ocotillo Hesperaloe parviflora Red Yucca Justicia californica Chuparosa Leucophyllum laevigatum Texas Sage Lantana'Trailing Purple' Lantana Lantana'Goki Mound' Gold Lantana Larrea tridentata Creosote Bush Oenothera berlandieri Mexican Evening Primrose Oenothera caespitosa White Evening Primrose Olneya testoa Olive Penstemon parryi Parry's Penstemon Phormium New Zealand Flax Prosopis chilensis Chilean Mesquite Prosopis glandulosa Honey or Texas Mesquite Salvia greggii Red Sage Tagetes lemmonii Mountain Marigold Verbena gooddingii Verbena Yucca elata Soaptree Yucca The Palmilla Specific Plan 137 ZONING & DEVELOPMENT REGULATIONS Zoning and Development Regulations 3.1 SPECIFIC PLAN OVERLAY DISTRICTS A. Purpose. To provide flexible regulations via the specific plan process thereby allowing the use of land planning and design techniques to create master -planned developments incorporating coordinated building design, integrated greenbelts, private recreation facilities, emphasizing a separation of pedestrian and vehicular traffic, and an overall increase in residential and recreational amenity. The regulations presented herein are pursuant to Article 8—Authority and Scope of Specific Plans of the state Planning and Zoning Law of the Government Code, Section 65000 et seq and are in compliance with the California Environmental Quality Act (CEQA) and amend Chapter 9 of the City of La Quinta Zoning Code. The specific plan overlay district allows variations in residential land uses as provided by Section 9.40.030 (per General Plan Policy 2-1.1.9). Specific plan densities, development standards and other features must be consistent with the General Plan. B. Permitted Uses. The Palmilla Specific Plan specifies the permitted uses within the plan area boundaries defined within one or more Planning Areas. Uses are tailored to the individual site location within The Palmilla plan boundary, the existing topography, and other characteristics, and are consistent with the General Plan. C. Zoning Designation. The Palmilla Specific Plan specifies overlay zoning adopted in conjunction with approval of the Specific Plan document. The Palmilla Specific Plan is an integral part of the zoning for the property within the plan boundary and becomes the official zoning for the City of La Quinta. D. Site development permits are required for the following: A. Perimeter wall and landscaping B. Common area landscaping C. Model homes, both attached and detached D. Monument identification signage The Palmilla Specific Plan 3.1 Zoning and Development Regulation and Standards Zoning and Development Regulation and Standards are presented as follows: RESIDENTIAL SPECIFIC PLAN USES AND STANDARDS Description of Residential Uses Zoning and Development Regulation and Standards 3.1.1 Residential Specific Plan Uses and Standards Description of Residential Uses A Residential Specific Plan (RSP) overlay for the plan area addresses residential land use within the entire Palmilla site with development regulations and criteria presented herein. The Palmilla Specific Plan establishes standards and conceptual housing types for the location and development of housing consistent with the upscale residential nature of the project and is envisioned to be consistent with anticipated trends in housing demand in the La Quinta marketplace. Unit type and site plan features specified for each potential housing type are subject to market demand fluctuations at the time of development. RESIDENTIAL SPECIFIC PLAN (RSP) USES AND STANDARDS The following section establishes the permitted land use and development standards for property designated as Residential Specific Plan (RSP) on the Land Use Plan. .. ........43-i 3.2 The Palmilla Specific Plan A. Purpose. To provide for the development of low density neighborhoods (two -to -four Li units per acre) with single family attached and detached dwellings on lots permitting clustered smaller dwellings, such as one and two-story single family attached units, townhomes, or condominiums, with adjacency to open space if market variations so require. B. Permitted Uses Permitted uses for lands designated as Residential Specific Plan include single family detached dwellings, single family attached dwellings, town homes, condominiums, and including residential and open space supporting uses. Guest houses and "Granny Units" shall be allowed in both attached and detached residential sites. Residences may be constructed as stand-alone units or in attached conditions. ON -STREET KNUCKLE SINGLE FAMILY DETACHED Attached and detached residential units may be mapped and/or constructed as zero lot line units. Diagrams shown herein illustrate the typical site conditions for lotting of the residential units. DUPLEX - COMMON LOT LINE Pop -out design elements can protrude a maximum of two feet into the front yard setback on any lot. The Palmilla Specific Plan 3.3 C. Temporary & Interim Uses. Temporary on-site construction trailers and site guard offices including relocatable buildings are allowed with submittal of M.U.P. subsequent to approval of Specific Plan. D. Development Standards The following development standards apply to property designated as Residential Specific Plan (RSP) on the Land Use Plan. Min. Lot Size Min. On -Street Lot Frontage Max. Structure Height Max. No. of Stories Min. Front Yard Setback Min. Garage Setback Min. Interior/Exterior Side Yard Setbacks Min. Rear Yard Setback Min. Livable Floor Area Excluding Garage Max. Wall Height Min. Rear Yard Setback Abutting Open Space 7200 sq/ft 50 ft. 28 ft. 2 15 20 ft.2 5/10 ft. 20 ft.4 1400 sq/ft 6 ft. 10 ft. Projects with ten or more dwelling units shall incorporate front setbacks varying between 15 ft and 25 ft+ in order to avoid streetscape monotone. 2 20 ft if "roll -up" type garage door is used facing street. Units with side entry garages shall have a minimum setback of 15 ft 'Architectural projections of uninhabited space allowed to encroach into setback. 122 Lots (151/6) may have a 10'-0" rear yard setback. Eight of the lots are: 40, 43, 77, 102, 110, 119, 120, and 140. 3.4 The Palmilla Specific Plan 7 Min. Lot Size 6000 sq/ft Min. On -Street Lot Frontage 50 ft. Max. Structure Height 28 ft. Max. No. of Stories 2 Min. Front Yard Setback 15 ft.',' Min. Garage Setback 20 ft.2 Min. Interior/Exterior Side Yard Setbacks 0/5 ft.3 Min. Rear Yard Setback 20 ft.4 Min. Livable Floor Area Excluding Garage 1400 sq/ft Max. Wall Height 6 ft. ' Projects with ten or more dwelling units shall incorporate front setbacks varying between 15 ft. and 251+ in order to avoid streetscape monotony. z 20 8. if "roll -up" type garage door is used facing street Units with side entry garages shall have a minimum setback of 151 'In zero lot communities setback minimum may be attained on one side of the structure. °22 Lots (151/o) may have a 10'-0" rear yard setback. Eight of the lots are: 40, 43, 77, 102, 110, 119, 120, and 140. ' Architectural projections of uninhabited space allowed to encroach into setback. The Palmilla Specific Plan 3.5 3.2 SITE DEVELOPMENT PERMITS AND PROCESS The permits, approval process, and required findings for development of the Palmilla plan area shall be as set forth in Chapters 9.200 and 9.210 of the City of La Quinta Zoning Code. In addition, the following shall apply. A. Purpose The purpose of the site development permit is to ensure that the development and design standards of this Specific Plan and Zoning Code, including but not limited to permitted uses, development standards, and supplemental regulations, are satisfied. The sit development permit process provides a means of achieving this purpose through City review of detailed plans for specific development projects within the specific plan area. B. Applicability. A site development permit is required for all projects which involve building construction except the following: ♦ Individual single family attached and detached houses or associated accessory structures, unless a site development permit is otherwise required by an applicable provision of this Code or permit condition of approval. ♦ On a case by case basis certain site improvements illustrated within this document may be deemed exempt from the formal development review by the Planning Commission. C. Decision MakingAuthority. Site development permits, where determined necessary by the Community Development Director, shall be processed by the Planning Commission per Section 9.210.010 unless otherwise stipulated in this code under number two above. D. Precise Development Plan. Upon approval, a site development permit constitutes a precise development plan. Therefore, all development authorized under a site development permit and any land uses associated with the development shall be in compliance with the plans, specifications, and conditions of approval shown on and/or attached to the approval permit. E. Required Findings. The following findings shall be made by the decision-making authority prior to the approval of any site development permit: ♦ Consistency with General Plan. The project is consistent with the General Plan. ♦ Consistency with Zoning Code. The project is consistent with the provisions of this Zoning Code. Compliance with CEQA. Processing and approval of the permit application are in compliance with the requirements of the California Environmental Quality Act. 3.6 The Palmilla Specific Plan ♦ Architectural Design. The architectural design of the project, including, but not limited to the architectural style, scale, building mass, materials, colors, architectural details , roof style, and other architectural elements are compatible with the surrounding development and with the quality of design prevalent in the City. ♦ Site Design. The site design of the project, including, but not limited to project entries, interior circulation, pedestrian and bicycle access, pedestrian amenities, screening of equipment and trash enclosures, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the City. ♦ Landscape Design. Project landscaping, including but not limited to the location, type, size, color, texture, and coverage of plant materials, has been designed so as to provide visual relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable views, provide a harmonious transition between adjacent land uses and between development and open space, and provide an overall unifying influence to enhance the visual continuity of the project. F. Expiration and Mme Extensions The period of validity for establishment of a site development permit is one year from its effective date as defined in Section 9.200.060 of the City of La Quinta Zoning Code. Time extensions may be granted pursuant to Section 9.200.080. G. Amendments. Amendments to site development permits shall be processed pursuant to Section 9.200.100 of the City of La Quinta Zoning Code. H. Staff Certification of Construction Documents Prior to issuance of a building permit, the Director shall certify that final construction documents conform to preliminary plans (schematic elevations, preliminary site and landscape plans, etc.) approved as part of the site development permit. The Palmilla Specific Plan 3.7 3.3 SPECIFIC PLAN SIGN PROGRAM A. Sign Permit Review. Per the City of La Quinta Zoning Code Section 9.160.090, in order to approve a planned sign program the decision-making authority must find that: ♦ The sign program is consistent with the purpose and intent of Chapter 9.160 (Signs); ♦ The sign program envisioned for the Palmilla project area will be in harmony with and visually related to: ♦ All signs within the project sign project, via the incorporation of several common design elements such as materials, letter style, colors, illumination, sign type or sign shape. ♦ The buildings or site function they identify. This may be accomplished by utilizing materials, colors, or design motif included in the building being identified. ♦ Surrounding development. Implementation of the planned sign program will not adversely affect surrounding land uses or obscure adjacent conforming signs. B. Project signage shall conform to the standards for monument signage contained in the Zoning Ordinance. 3.8 The Palmilla Specific Plan 3.4 SPECIFIC PLAN AMENDMENTS 3.4.1 Specific Plan Amendment Procedures Minor modifications to the approved Palmilla Specific Plan are allowed at the discretion of the Community Development Director or designee. Modifications to the Specific Plan must be consistent with the purpose and intent of the (then) current approved specific plan. A. Changes That Do Not Require A Specific Plan Amendment As development within The Palmilla progresses, it may be demonstrated that certain detail changes are appropriate in refinement of the Specific Plan, therefore it is intended that the Specific Plan Document provide flexibility with respect to the interpretation of the details of project development as well as those items discussed in general terms in the Specific Plan. If and when' it is determined that changes or adjustments are necessary or appropriate, these changes or adjustments shall be made as an administrative procedure approved by the Community Development Director or designee. After such administrative change has been approved, it shall be attached to the Specific Plan as an addenda, and may be further changed and amended from time to time as necessary. Any such administrative changes do not require a Specific Plan Amendment. The following changes to the Specific Plan may be made without amending the Palmilla Specific Plan: ♦ The addition of new information to the Specific Plan maps or text that do not change the effect of any regulation. The new information may include more detailed, site- specific information. If this information demonstrates that Planning Area boundaries are inaccurately designated, based upon the goals of the Specific Plan, said boundaries may be adjusted or redesignated to reflect a more accurate depiction of on-site conditions, without requiring a Specific Plan Amendment. ♦ Changes to the community infrastructure such as drainage systems, roads, water and sewer systems, etc., which do not have the effect of increasing or decreasing capacity in the project area beyond the specified density range nor increase the backbone infrastructure construction or maintenance costs. B. Changes That Require A Specific Plan Amendment If it has been determined that the proposed change is not in conformance with the intent of the current Specific Plan approval, the Specific Plan may be amended in accordance with the procedures set forth in Chapter 9.240 of the City of La Quinta Zoning Code. The Palmilla Specific Plan 3.9 GENERAL PLAN CONSISTENCY General Plan C California Government Code (Title 7, Division 1, Chapter 3, Article 8, Section 65450 - 65457) permits the ,adoption and administration of specific plans as an implementation tool for elements contained in the local general plan. Specific plans must demonstrate consistency in regulations, guidelines and programs with the goals and policies set forth in the general plan. The City of La Quints General Plan contains the following elements: Land Use, Circulation, Open Space, Parks and Recreation, Environmental Conservation, Infrastructure and Public Services, Environmental Hazards, Air Quality and Housing. Each element of the General Plan contains a summary of key issues which direct and guide that element's goals and policies. The summary of key issues is used in the Specific Plan for the Palmilla as the basis for evaluating the Specific Plan's consistency with the City's General Plan. Applicable key issues are stated below followed by a statement of how the Palmilla's Specific Plan conforms thereto. 4.1 LAND USE ELEMENT ♦ Maintaining the City's low density residential character with a balance of supporting facilities. • The Land Use Plan of the Palmilla plan designates the site as Low Density Residential as well as Open Space use. ♦ The City enjoys a reputation as a desirable locale. The City's unique and attractive character stems from a combination of its environmental setting near the mountains, the "La Quinta" image. • The Palmilla Master Plan enjoys a foundation of masterfully crafted residential land use capitalizing on, and reinforcing, the City's unique setting for premier residential development. ♦ The trend of walled residential subdivisions has resulted in many types of perimeter wall treatments in the City. The design of these walls and other elements of the streetscape should be coordinated to create more of a continuous appearance throughout the entire community. • The perimeter wall treatmentproposed at the Palmilla project establishes a consistent theme via continuous planting and wall treatments as envisioned by the City in this statement. ♦ Development should not be allowed on hillsides nor alluvial fan areas to protect the scenic resources of the City. • The project boundary of the Palmilla plan is outside of the pristine hillsides and alluvial fan areas and therefore generates no impact to these valuable resources. The Palmilla Specific Plan 4.1 0 4.2 CIRCULATION ELEMENT ♦ Roadway classifications and design standards should be based on current estimates of build out reflecting approved development projects. • Development standards ofperimeter roadways are established in the General Plan Circulation Element. Existing and proposed roadway improvements in and around the project boundary are based on current estimates of build out and consistent with the goals and policies established in the Circulation Element of the General Plan. ♦ Alternative circulation system improvements need to be developed to relieve traffic congestion along Primary Arterial Streets. • The Palmilla plan abuts Avenue SO and takes primary access from this collector for the property development envisioned. Jefferson Street provides an emergency access point to facilitate use on only one major access to adjacent arterial circulation elements. ♦ Traffic impacts resulting from development should be identified through a mandatory traffic impact analysis process. • The Palmilla plan is subject to this requirement established in the Development Review Process (3.2) of this Specific Plan. ♦ Pedestrian and bicycle networks should be developed which link activity centers in order to facilitate recreational walking and biking and to establish non -automotive transportation as a viable alternative to driving. • Alternatives to vehicular access are incorporated in the Circulation Plan for the Palmilla plan and accommodated on the roadway and pedestrian systems. ♦ The circulation system should be designed and maintained to encourage walking, bicycling and transit utilization as alternatives to automobile travel. Improvements to existing transit service should be considered, including provision of additional transit stops on major roadways and covered bus shelters at all existing and future stops. • The development along the perimeter of the Palmilla plan allows for multipurpose circulation links to adjacent streets, sidewalks, and open space areas. The internal circulation system promotes the use of pedestrian paths and walkways as a means of minimizing vehicular traffic. 4.3 OPEN SPACE ELEMENT ♦ Development should be enhanced to accentuate the scenic, topographical and cultural resources of the City. • The Specific Plan identifies palm species, either existing or proposed as a valuable resource to be integrated into the overall master plan of development in plant material thematics. 4.2 The Palmilla Specific Plan ♦ Open space should be defined to include hillside areas, alluvial fans, water courses, and natural park areas. Natural, improved and unimproved types of open space should be included within the definition. • Lakes, and parklike settings are the predominant landscape theme throughout the Palmilla plan and are integrated into the overall master plan landscape thematics. ♦ As a link to the City's cultural past, elements of existing citrus orchards, date palm groves and farming areas should be preserved. • the Palmilla plan will reuse existing palm and citrus trees where feasible in the landscape architecture as a primary imaging theme of the interior and in the perimeter landscape. Palms may be used as the primary vertical statement at the entry points to the project as well as within the boulevard landscape theme. ♦ Permitted land uses and standards for development in open space areas should be identified. • Development standards for the Palmilla plan are delineated in Section 3, Zoning and Development Regulations, within this document for development in open space and water feature areas. 4.4 PARK AND RECREATION ELEMENT ♦ Park and recreation uses should be located in proximity to residential uses to facilitate pedestrian access and should include the provision of appropriate facilities. • The master plan for development within the Palmilla plan has, as a primary focus, recreation amenities for passive casual pedestrian ambling, etc. ♦ An integrated bicycle network and well functioning pedestrian path system should be provided • Bike paths area passive use of the private roadway system within the Palmilla plan with connections to the existing established network of bike paths on adjacent perimeter circulation links. ♦ Sewage effluent should be utilized for large turf (i.e., active recreation) areas and drought tolerant plant species should be used to reduce the impact on the potable water supply of the City. • When economically feasible, recycled water sources are envisioned as a source of supplemental irrigation water for the recreation elements of the plan area. Drought resistant plant material is a staple of the palette within the plan area. 4.5 ENVIRONMENTAL CONSERVATION ELEMENT ♦ Utility resources should be conserved utilizing a variety of feasible strategies. • Recycled wastewater will be utilized at the project site if feasible, to supplement irrigation demands, once economically available, to minimize water consumption. The Palmilla Specific Plan 4.3 ♦ Permitted land uses and standards for development in open space and watercourse areas should be identified. • Greenbelt use features the integration of watershed zones with open space and are designed within the corridors to provide storm water retention during flooding. The City should be protected from the adverse impacts of storm water runoff, including property damage as well as water quality. • The Palmilla opens space is designed with basins within the corridors to provide storm water retention during flooding. ♦ The quality and quantity of groundwater should be protected and maintained. Water conservation efforts should be maintained, expanded and implemented. • Lakes within the project boundary provide for storage of runoff. ♦ Scenic corridors, vistas and viewsheds of the Santa Rosa and Coral Reef Mountains, as well as views toward the San Gorgonio Pass, should be preserved and enhanced. • The location of the Palmilla plan within the flat lands of the Coachella Valley provides the opportunity for distant mountain vistas from development parcels within the plan area. 4.6 INFRASTRUCTURE & PUBLIC SERVICES ELEMENT ♦ The recycling, reduction and reuse of waste generated' in the City should be supported by the City. • All structures are built to City Zoning and Development Code and the Uniform Building Code standards which implement a strategy of conservation of energy and resources ♦ The undergrounding of utilities within roadway rights-of-way or existing easements should be required for new development. • Utilities for the Palmilla plan will be underground where feasible. ♦ Utility resources should be conserved utilizing a variety of feasible strategies. • All structures are built to City Zoning and Development Code and the Uniform Building Code standards which implement a strategy of conservation of energy and resources. ♦ Adequate levels of law enforcement, fire protection, health care services and facilities should be provided in reasonable proximity to City residents. • The Palmilla project contributes to infrastructure fees to mitigate any perceived impact to Cityprovided resources. ♦ The frequent collection of solid waste and adequate disposal should be provided to keep the City clean and disease-free. • The Palmilla project contributes to infrastructure fees to mitigate any perceived impact to Cityprovided resources. 4.4 The Palmilla Specific Plan r 4.7 ENVIRONMENTAL HAZARDS ELEMENT ♦ The development of areas located within 100 -year floodplain boundaries and not protected by existing storm water facilities should be addressed. • No plan areas slated for construction of habitable structures fall within the 100 year floodplain and structures are built to the Uniform Building Code standards which implement a strategy oj*preserving life. ♦ The standards for development should be carefully regulated to minimize structural damage and loss of life (from earthquakes), even though the City is located in a low intensity ground -shaking zone. • All structures are built to the Uniform Building Code standards which implement a strategy of seismic safety for habitable structures. ♦ Subsidence hazards for the eastern portion of the City due to its location within a region characterized by potential soil liquefaction during severe ground shaking should be reduced if possible. • All structures are built to City Zoning and Development Code and the Uniform Building Code standards which implement a strategy of seismic safety for habitable structures. ♦ Noise mitigation should be considered with all development near arterial streets. • Setbacks from adjacent arterials are required by City development regulation. ♦ The factors that contribute to the increased risk of fire hazard should be reduced to protect La Quinta citizens and structures from fire damage. • All structures are built to City Zoning and Development Code and the Uniform Building Code standards which implement a strategy of conservation of energy and resources. ♦ The effects of light pollution should be minimized within the City. ♦ All structures are built to City Zoning and Development Code and the Uniform Building Code standards which implement a strategy of conservation of energy and resources. 4.8 AIR QUALITY ELEMENT ♦ The stationary and mobile source of air quality impacts associated with new development should be addressed. • Specific project designs shall encourage the use of publ is transit by providing for bus shelters as required by the Community Development Director and consistent with the requirements of local transit districts and the specific plan circulation. The Palmilla Specific Plan 4.5 • The Applicant shall encourage and support the use of van/bus service between the project site, local airports (e.g., Palm Springs, Thermal) and other regional land uses. (Jitneys, though not required, are encouraged.) • At the time of submittal of tentative tract maps or plans for any zoning approval the Applicant shall demonstrate that adequate provision has been made for non - automotive means of transportation within the project site as a means of reducing dependence on private automobiles. This may include path systems, bicycle and pedestrian systems, and other similar systems consistent with the specific plan. 4.6 The Palmilla Specific Plan ADDENDA u CITY COUNCIL RESOLUTIONS AND 5 CONDITIONS OF APPROVAI, SPECIFIC PLAN 2000-048 AND TENTATIVE TRACT MAP 29858 AMENDMENTS (PALMILLA) P.O. Box 1504 78-495 CALLF. TAMPICO LA QUINTA, CALIFORNIA 92253 November 7, 2001 Mr. Forrest K. Haag, ASLA, Inc. 1254 North Coast Highway Laguna Beach, California 92651 (760) 777-7000 FAX (760) 777-7101 SUBJECT: SPECIFIC PLAN 2000-048 AND TENTATIVE TRACT MAP 29858 AMENDMENTS (PALMILLA) Dear Mr. Haag: On November 6, 2001, the City Council, on a 5-0 vote, adopted Resolutions 2001- 144 and 2001-145, approving development standard changes for the Palmilla development, subject to the attached conditions. Condition #61 of SP 2000-48 requires that you update the Specific Plan document with the approved Council modifications. Please submit five copies of the Amended document to this Department by November 21. If you have any questions, please contact the undersigned at (760) 777-7067. Si DEVELOPMENT DIRECTOR DELI., Enclosures c: RJT Homes, Inc. M.D.S. Consulting Community Development Director Public Works Department Fire Marshal Betty Sawyer, Executive Secretary Itr cc SP PalmillaFinal - 52 grog 00- RESOLUTION NO. 2001-144 CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 2000-048, AMENDMENT #1 (PALMILLA) NOVEMBER 6, 2001 GENERAL 1. The applicant and/or developer agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Amendment. The City shall have sole discretion in selecting its defense counsel and any other challenge pertaining to this project. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Prior to the issuance of a grading, construction or building permit, the applicant shall obtain permits and/or clearances from the following public agencies and departments: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District (DSUSD) • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) The applicant/developer is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit. For projects requiring project -specific NPDES construction permits, the applicant shall submit a copy of the CWQCB acknowledgment of the applicant's Notice of Intent prior to issuance of a grading or site construction permit. The applicant shall ensure that the required Storm Water Pollution Protection Plan is available for inspection at the project site. Resolution No. 2001-144 Conditions of Approval - Final Specific Plan 2000-048, Amendment #1 Adopted: November 6, 2001 Page 2 PROPERTY RIGHTS 3. Prior to approval of any future final tract map(s), the applicant shall acquire or confer easements and other property rights required of future tentative map(s) or otherwise necessary for 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. 4. The applicant shall dedicate or grant public and private street right of way and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. 5. Right-of-way dedications required of this development include: A. PUBLIC STREETS 1 . 50th Avenue (Primary Arterial) - no additional dedication required 2. Jefferson Street (Major Arterial) - no additional dedication required B. PRIVATE STREETS - Residential: 31 -foot width. On -street parking is prohibited and provisions shall be made for adequate off-street parking for residents and visitors. The CC&R's shall contain language requiring the Homeowner's Association to provide for ongoing enforcement of the restrictions. C. CULS DE SAC - Use Riverside County Standard 800 (symmetric) or 800A (offset) with 39.5 -foot radius, or larger. 6. Right-of-way geometry for knuckle turns and corner cutbacks shall conform with Riverside County Standard Drawings #801 and #805 unless otherwise approved by the City Engineer. 7. 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. 8. The applicant shall dedicate ten -foot public utility easements contiguous with and along both sides of all private streets. The easements may be reduced to five feet with the express concurrence of IID. p/condcc SP48#1 PalmillaFinal/greg/52 Resolution No. 2001-144 Conditions of Approval - Final Specific Plan 2000-048, Amendment #1 Adopted: November 6, 2001 Page 3 9. The applicant shall create perimeter setbacks along public rights of way as follows (listed setback depth is the average depth if meandering wall design is approved): A. 501h Avenue and Jefferson Street - 20 feet The setback requirement applies to all frontage 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 dedicate blanket easements for those purposes. 10. The applicant shall dedicate easements necessary for placement of and access to utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 11. The applicant shall vacate abutter's rights of access to public streets and properties from all frontage along the streets and properties except access points shown on the approved Specific Plan. 12. The applicant shall furnish proof of easements or written permission, as appropriate, from owners of any abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments are to occur. 13. If the applicant proposes vacation or abandonment of any existing rights of way or access easements which will diminish access rights to any properties owned by others, the applicant shall provide approved alternate rights of way or access easements to those properties or notarized letters of consent from the property owners. GRADING 14. This development shall comply with Chapter 8.11 of the LQMC (Flood Hazard Regulations). If any portion of any proposed building lot in the development is or may be located within a flood hazard area as identified on the City's Flood Insurance Rate Maps, the development shall be graded to ensure that all floors and exterior fill (at the foundation) are above the level of the project (100 -year) flood and building pads are, compacted to 95% Proctor Density as required in Title 44 of the Code of Federal Regulations, Section 65.5(a)(6). Prior to issuance of building permits for lots which are so located, the applicant shall furnish certifications as required by FEMA that the above conditions have been met. p/condcc SP48#1 PalmillaFinal/greg/52 Resolution No. 2001-144 Conditions of Approval - Final Specific Plan 2000-048, Amendment #1 Adopted: November 6, 2001 Page 4 15, Prior to issuance of any grading permit(s), the applicant shall furnish a preliminary geotechnical ("soils") report and an approved grading plan prepared by a qualified engineer. The grading plan shall conform with the recommendations of the soils report and be certified as adequate by a soils engineer or engineering geologist. 16. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right of way unless otherwise approved by the City Engineer. 17. The applicant shall endeavor to minimize differences in elevation at abutting properties and between separate tracts and lots within this development. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots within a tract or parcel map, but not sharing common street frontage, where the differential shall not exceed five feet. The limits given in this condition and the previous condition are not entitlements and more restrictive limits may be imposed in the map approval or plan checking process. If compliance with the limits is impractical, however, the City will consider alternatives which minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 18. Prior to occupation of the project site for construction purposes, the applicant shall submit and receive approval of a Fugitive Dust Control plan prepared in accordance with Chapter 6.16, LQMC. The applicant shall furnish security, in a form acceptable to the city, in an amount sufficient to guarantee compliance with the provisions of the permit. 19. The applicant shall maintain graded, undeveloped land to prevent wind and water erosion of soils. The land shall be planted with interim landscaping or provided with other erosion control measures approved by the Community Development and Public Works Departments. 20. Prior to issuance of building permits, the applicant shall provide building pad certifications stamped and signed by qualified engineers or surveyors. For each pad, the certification shall list the approved elevation, the actual elevation, the difference between the two, if any, and pad compaction. The data shall be organized by lot number and listed cumulatively if submitted at different times. p/condcc SP48#1 PalmillaFinal/greg/52 Resolution No. 2001-144 Conditions of Approval - Final Specific Plan 2000-048, Amendment #1 Adopted: November 6, 2001 Page 5 DRAINAGE The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the following: 21. Stormwater falling on site during the peak 24-hour period of a 100 -year storm (the design storm) shall be retained within the development unless otherwise approved by the City Engineer. The tributary drainage area shall extend to the centerline of adjacent public streets. 22. Stormwater shall normally be retained in common retention basins. Individual - lot basins or other retention schemes may be approved by the City Engineer for lots 2.5 acres in size or larger or where the use of common retention is impracticable. If individual -lot retention is approved, the applicant shall meet the individual -lot retention provisions of Chapter 13.24, LQMC. 23. Storm flow in excess of retention capacity shall be routed through a designated, unimpeded overflow outlet to the historic drainage relief route. 24. Storm drainage historically received from adjoining property shall be retained on site or passed through to the overflow outlet. 25. Retention facility design shall be based on site-specific percolation data which shall be submitted for checking with the retention facility plans. The design percolation rate shall not exceed two inches per hour. 26. Retention basin slopes shall not exceed 3:1. Maximum retention depth shall be six feet for common basins and two feet for individual -lot retention. Basins over 20,000 square feet in size may be up deeper than six feet, subject to approval by the City Engineer pursuant to the design guidelines addressed in Exhibit "A". Large basins shall have sculpted sides in varying heights and allow concrete pedestrian access (4'-0" wide) into portions of the basin from adjacent private streets. 27. Nuisance water shall be retained on-site. In residential developments, nuisance water shall be disposed of in a trickling sand filter and leachfield approved by the City Engineer. The sand filter and leechfield shall be designed to contain p/condcc SP48#1 PalmillaFinal/greg/52 Resolution No. 2001-144 Conditions of Approval - Final Specific Plan 2000-048, Amendment #1 Adopted: November 6, 2001 Page 6 surges of three gallons per hour per 1,000 sq. ft. (of landscape area) and infiltrate five gallons per day per 1,000 square feet. 28. No fence or wall shall be constructed around a retention basin unless approved by the Community Development Director and City Engineer. 29. If the applicant proposes discharge of stormwater directly or indirectly to the Coachella Valley Stormwater Channel, the applicant shall indemnify the City from the costs of any sampling and testing of the development's drainage discharge which may be required under the City's NPDES Permit or other City - or area -wide pollution prevention program, and for any other obligations and/or expenses which may arise from such discharge. The indemnification shall be executed and furnished to the City prior to issuance of any grading, construction or building permit and shall be binding on all heirs, executors, administrators, assigns, and successors in interest in the land within this tentative map excepting therefrom those portions required to be dedicated or deeded for public use. The form of the indemnification shall be acceptable to the City Attorney. If such discharge is approved for this development, the applicant shall make provisions in the CC&R's for meeting these potential obligations. 30. The project shall be designed to accommodate purging and blow -off water 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. UTILITIES 31. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within the right of way and all aboveground utility structures including, but not limited to, traffic signal cabinets, electrical vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 32. Existing aerial lines within or adjacent to the proposed development and all proposed utilities shall be installed underground, unless otherwise allowed by General Plan Amendment 2000-073. Power lines exceeding 34.5 Kv are exempt from this requirement. 33. Utilities shall be installed prior to overlying hardscape. For installation of utilities in existing, improved streets, the applicant shall comply with trench restoration p/condcc SP48#1 PalmillaFinal/greg/52 Resolution No. 2001-144 Conditions of Approval - Final Specific Plan 2000-048, Amendment #1 Adopted: November 6, 2001 Page 7 requirements maintained or required by the City Engineer. The applicant shall provide certified reports of trench compaction for approval of the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 34, The applicant shall install the following street improvements to conform with the General Plan street type noted in parentheses. (Public street improvements shall conform with the City's General Plan in effect at the time of construction.) A. OFF-SITE STREETS 1 . 50" Avenue (Primary Arterial) - Construct 38 -foot half of 76 -foot improvement (travel width, excluding curbs) plus 6 -foot sidewalk. 2. Jefferson Street Maar Arterial - applicant shall pay cash fee to reimburse City for street improvements made to applicant's frontage through the City's Capital Improvement Program. Reimbursement amount shall cover all costs related to installing curb, gutter and outside 20 feet of roadway paving; the reimbursement amount shall be reduced by the percentage of non - City funds expended on the Jefferson Street Widening project. B. PRIVATE STREETS 1 . On-site streets: a. Two -Way Traffic: construct 28 -foot wide full -width improvements (measured from gutter flowline to gutter flowline) within the 31 -foot right of way. All on-site streets shall be constructed with "wedge" type curb design as approved by the City Engineer. b, One -Way Traffic: the following streets shall be designated as one-way travel only: i, Lot D: construct minimum 20 -foot wide full -width improvements (measured from gutter flowline to gutter flowline) within a minimum 23 -foot right of p/condcc SP48#1 PalmillaFinal/greg/52 Resolution No. 2001-144 Conditions of Approval - Final Specific Plan 2000-048, Amendment #1 Adopted: November 6, 2001 Page 8 way. Street shall be constructed with "wedge" type curb design as approved by the City Engineer. ii. Lots C and G: construct minimum 16 -foot wide full - width improvements (measured from gutter flowline to gutter flowline) within a minimum 19 -foot right of way. Street shall be constructed with "wedge" type curb design as approved by the City Engineer. C. Cul -de -Sacs: All cul-de-sac bulbs which contain raised landscaped islands shall be designated as "One -Way" and applicant shall construct minimum 20 -foot wide full -width improvements (measured from gutter flowline to gutter flowline) within a minimum 23 -foot right of way. Construct a "wedge" type curb design as approved by the City Engineer. d. Lots S & U: provide for two-way traffic by constructing minimum 22 -foot wide full -width improvements (measured from gutter flowline to gutter flowline) within a minimum 25 -foot right of way. Street shall be constructed with "wedge" type curb design as approved by the City Engineer. 2. All on -street parking is prohibited with the exception of guest parking by permit only and enforced by the Homeowners' Association and the applicant shall be required to provide for the perpetual enforcement of the restriction by the Homeowners' Association. C. CULS DE SAC - Use Riverside County Standard 800 (symmetric) or 800A (offset), with 38 -foot curb radius. Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, bus turnouts, dedicated turn lanes, and other features contained in the approved construction plans may warrant additional street widths as determined by the City Engineer. p/condcc SP48#1 PalmillaFinal/greg/52 Resolution No. 2001-144 Conditions of Approval - Final Specific Plan 2000-048, Amendment 11 Adopted: November 6, 2001 Page 9 35. 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. 36. The applicant may be required to extend improvements beyond development 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). 37. Improvements shall be designed and constructed in accordance with the LQMC, adopted standards, supplemental drawings and specifications, and as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 38. Knuckle turns and corner cutbacks shall conform with Riverside County Standard Drawings #801 and #805, unless otherwise approved by the City Engineer. 39. Public streets shall have vertical curbs or other approved curb configurations which convey water without ponding and provide lateral containment of dust and residue for street sweeping. Onsite private streets shall have a wedge curb, the design of which shall be approved by the City Engineer. The lip of the wedge curb at the flowline shall be vertical 0 /8" batter) and a minimum of 0.1' in height. Unused curb cuts on any lot shall be restored to normal curbing prior to final inspection of permanent building(s) on the lot. 40. The applicant shall design street pavement sections using Caltrans' design procedure (20 -year life) and site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows (or approved equivalents for alternate materials): Residential & Parking Areas 3.0" a.c./4.50" c.a.b. Collector 4.0"/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5"/6.00" Major Arterial 5.5"/6.50" 41. 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 p/condcc SP48#1 PalmillaFinal/greg/52 Resolution No. 2001-144 Conditions of Approval - Final Specific Plan 2000-048, Amendment #1 Adopted: November 6, 2001 Page 10 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. 42. The City will conduct final inspections of homes and other 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 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 project or when directed by the City, whichever comes first. 43. General access points and turning movements of traffic are limited to the following: A. Avenue 50 - Main project entry, to be located approximately 1,250 feet west of the centerline of Jefferson Street. No restrictions applied to turning movements at this location. B. Avenue 60 - Emergency access entry (20 -foot wide) from the end of the cul-de-sac in "B" Street, to be located approximately 2,400 feet west of the centerline of Jefferson Street. This point of entry will be restricted to right -turn movements only. C. Jefferson Street - Secondary project entry, to be located approximately 600 feet south of the centerline of 50th Avenue. This point of entry will be restricted to right -turn movements, and a left -turn into the project if the applicant desires to construct an appropriately designed opening in the median island. LANDSCAPING 44. The applicant shall provide landscaping in required setbacks, retention basins, common lots, and park areas. 45. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. p/condcc SP48#1 PalmillaFinal/greg/52 PI, Resolution No. 2001-144 Conditions of Approval - Final Specific Plan 2000-048, Amendment #1 Adopted: November 6, 2001 Page 11 The applicant shall submit plans for approval by the Community Development Department prior to plan checking by the Public Works Department. When plan checking is complete, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner prior to submitting for signature by the City Engineer. Plans are not approved for construction until signed by the City Engineer. 46. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn shall be minimized with no lawn or spray irrigation within 18 inches of curbs along public streets. 47. A six-foot wide meandering sidewalk shall be constructed along 50th Avenue and Jefferson Street within the 32'-0" right-of-way and setback. 48. Large retention basins (over 20,000 square feet) shall limit turf use to 40 approximately percent. Large basins shall include a dense planting of shade trees (one 24" box tree every 30 feet in random pattern) around its perimeter and adjacent to pedestrian access areas. Turf shall be used to control water runoff on basin slopes of greater than 4:1, but not be used to cover the bottom of the basin. PUBLIC SERVICES 49. The applicant shall provide public transit improvements as required by Sunline Transit and approved by the City Engineer. MAINTENANCE 50. The applicant shall make provisions for continuous, perpetual maintenance of all on-site improvements, perimeter landscaping, access drives, and sidewalks. The applicant shall maintain required public improvements until expressly released from this responsibility by the appropriate public agency. FEES AND DEPOSITS 51. The applicant shall pay the City's established fees for plan checking and construction inspection. Fee amounts shall be those in effect when the applicant makes application for plan checking and permits. p/condcc SP48#1 PalmillaFinal/greg/52 Resolution No. 2001-144 Conditions of Approval - Final Specific Plan 2000-048, Amendment #1 Adopted: November 6, 2001 Page 12 COMMUNITY DEVELOPMENT DEPARTMENT 52. The Specific Plan shall be amended throughout, wherever appropriate, to clearly state that the following shall require approval of Site Development Permits: A. 'Perimeter wall and landscaping B. Common area landscaping C. Model homes, both attached and detached D. Monument identification signage 53. The Specific Plan Plant List on pages 2._35 through 2.38 shall be amended to focus on native and non-invasive plant types. 54. The project shall be surrounded on the north and east boundary by a 4 -foot berm topped with a 6 -foot wall, as measured from finished grade for all areas shown in Figure 3 of the Noise Analysis as requiring a 10 -foot wall. The project shall be surrounded on the north and east boundary by a 2 -foot berm topped with a 6'-0" wall, as measured from finished grade for all areas shown in Figure 3 of the Noise Analysis as requiring a 8'-0" wall. Design of the berm and wall shall be subject to Site Development Permit review. 55. The last paragraph in Section 2.6.3, Recreation, on page 2.11 shall be deleted. 56. The tables on pages 3.4 and 3.5, "Detached Single Family Units" and "Attached/Zero Lot Line Units," respectively, shall be amended to allow only a 6 -foot wall height. 57. The tables on pages 3.4 and 3.5 shall be amended as follows: A. Minimum rear yard setbacks - 20 feet. 22 Lots (15%) may have a 10'-0" rear yard setback. Eight of the lots are: 40, 43, 77, 102, 110, 119, 120, and 140. Minimum rear yard setback abutting open space - 10 feet B. Pop -out design elements can protrude a maximum of two feet into the front yard setback. p/condcc SP48#1 PalmillaFinal/greg/52 Resolution No. 2001-144 Conditions of Approval - Final Specific Plan 2000-048, Amendment #1 Adopted: November 6, 2001 Page 13 C. Air condition compressor units shall be a minimum distance of four feet from side yard property lines. 58. Project signage shall conform to the standards for monument signage contained in the Zoning Ordinance. 59. The Specific Plan shall be amended to require the location of two story homes in conformance with the standards of Section 9.60.310 of the Zoning Ordinance. 60. On page 3.3 of the Specific Plan, under "B. Permitted Uses," and anywhere else it may occur, the word duplex shall be replaced by the word "attached." 61, Five copies of the Final Specific Plan, with all Amendments required above integrated into the document, and with these conditions of approval appended to the document, shall be submitted to the Community Development Department prior to the issuance of any permit. 62. The project proponent shall comply with all mitigation measures contained in the Environmental Assessment 2000-401. DOMESTIC WATER AND SANITARY SEWER 63. Pursuant to the requirements of the Coachella Valley Water District (CVWD), the project proponent shall annex to Improvement Districts No. 1 for irrigation service. 64. Landscaping, irrigation and grading plans shall be submitted to CVWD for review and approval. 65. All plans for domestic water connections to existing CVWD lines shall be submitted to the District for review and approval. 66. The project proponent shall obtain all necessary approvals from the District for the well site located at the northeastern corner of the property. 67. The project proponent shall demonstrate, prior to recordation of the final map, that Bureau of Reclamation facilities on the project site do not conflict with the proposed project, to the satisfaction of the District. p/condcc SP48#1 PalmillaFinal/greg/52 Resolution No. 2001-144 Conditions of Approval - Final Specific Plan 2000-048, Amendment #1 Adopted: November 6, 2001 Page 14 FIRE DEPARTMENT 68. All water mains and fire hydrants required fire flows shall be constructed in accordance with the appropriate sections of CVWD Std. W-33, subject to the approval by the Riverside County Fire Department. Fire hydrants shall be located at each intersection and spaced 330 feet apart with no portion of any lot frontage more than 165 feet from a hydrant. Minimum fire flow shall be 1,000 G.P.M. for a 2 -hour duration at 20 PSI. Blue dot retro -reflectors shall be placed in the street eight -inches form centerline to the side that fire hydrant is on, to identify hydrant locations. Public access buildings (i.e., recreation halls, clubhouses, etc.) require Super fire hydrants to be placed no closer than 25 feet and not more than 165 feet from any portion of the first floor of said building following approved travel ways around the exterior of the building. Minimum fire flow for these areas would be 1,500 G.P.M. for a 2 -hour duration at 20 PSI. 69. The minimum dimensions for fire apparatus access roads entering and exiting this project shall have an unobstructed width of not less than 20 feet in each direction and an unobstructed vertical clearance of not less than 13 feet 6 inches. Parking is permitted on one side of roadways with a minimum width of 25 feet. Parking is permitted on both sides of roadways with a minimum width of 36 feet. The applicant or developer shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or signs. 70. All interior fire apparatus access roads shall be a minimum of 20 feet unobstructed width and an unobstructed vertical clearance of 13'6". All structures shall be accessible form an approved roadway to within 150 feet of all portions of the exterior of the first floor. 71. Gate entrance/exit openings shall be not less than 15 feet in width. Gate entrances shall be at least two feet wider than the width of the travel lane serving that gate. All gates shall be located at least 40' from the roadway and shall open to allow a vehicle to stop without obstructing traffic on the road. Where a one-way road with a single traffic lane provides access to a gate entrance, a 38 -foot turning radius shall be used. Gates shall have either a secondary power supply or an approved manual means (KNOX) to release mechanical control of the gate in the event of loss of primary power. Automatic gate pins shall be rated with a shear pin force, not to exceed 30 pounds. Gates activated by the rapid entry system shall remain open until closed by the rapid p/condcc SP48#1 PalmillaFinal/greg/52 Resolution No. 2001-144 Conditions of Approval - Final Specific Plan 2000-048, Amendment #1 Adopted: November 6, 2001 ' Page 15 entry system. Gating plans shall be submitted to the Fire Department for approval prior to installation. 72. The maximum dead-end street length is limited to 1,320 feet for areas not located in a designated high fire hazard zone. A secondary access roadway is typically provided when such a condition exists. 73. Cul-de-sacs shall have a minimum outside radius of 38 feet to face of curb with a minimum inside radius of 26 feet to islands or center landscape features. The entire radius of 38 feet is required to properly turn fire department vehicles. Vehicle parking along the curb should be prohibited when the minimum radius is used. 74. Any nonresidential building greater than 5,000 square feet shall have internal fire sprinkler systems per NFPA 13 Standard, and be approved for use by the Fire Department. 75. The proposed street bridges shall be designed to handle a live load of 60,000 lbs. over two axles. 76. 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. SCHOOL FEES 77. The project proponent shall demonstrate their payment of school fees prior to the issuance of a building permit. p/condcc SP48#1 PalmillaFinal/greg/52 RESOLUTION NO. 2001-145 GONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 29858 (PHASE #2), AMENDMENT #2 NOVEMBER 6, 2001 GENERAL 1 . The subdivider agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this tentative map amendment or any final map thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the subdivider of any claim, action or proceeding and shall cooperate fully in the defense. 2. Prior to the issuance of a grading, construction or building permit, the applicant shall obtain permits and/or clearances from the following public agencies and departments: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department C Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) P California Water Quality Control Board (CWQCB) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit. For projects requiring project -specific NPDES construction permits, the applicant shall submit a copy of the CWQCB acknowledgment of the applicant's Notice of Intent prior to issuance of a grading or site construction permit. The applicant shall ensure that the required Storm Water Pollution Protection Plan is available for inspection at the project site. 3. This Map approval shall expire and become null and void on June 19, 2003, unless an extension of time is granted according to the requirements of Section 13.12.150 of the Subdivision Ordinance. Resolution No. 2001-145 Conditions of Approval - Final Tentative Tract Map 29858 (Phase 2), Amendment #2 Adopted: November 6, 2001 Page 2 PROPERTY RIGHTS 4. Prior to approval of any future final tract map(s), the applicant shall acquire or confer easements and other property rights required of future tentative map(s) or otherwise necessary for 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. 5. The applicant shall dedicate or grant public and private street right of way and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. 6. Right of way dedications required of this development include: A. PUBLIC STREETS 1 . 50th Avenue (Primary Arterial) - no additional dedication required. 2. Jefferson Street (Major Arterial) - no additional dedication required. B. PRIVATE STREETS Residential: 31 -foot width. On -street parking is prohibited and provisions shall be made for adequate off-street parking for residents and visitors. The CC&R's shall contain language requiring the Homeowner's Association to provide for ongoing enforcement of the restrictions. C. CULS DE SAC - Use Riverside County Standard 800 (symmetric) or 800A (offset) with 39.5 -foot radius, or larger. 7. Right of way geometry for knuckle turns and corner cutbacks shall conform with Riverside County Standard Drawings #801 and #805 respectively unless otherwise approved by the City Engineer. 8. 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. P/Greg/CondCC Tr29858-2RetentionFinal(52) Resolution No. 2001-145 Conditions of Approval - Final Tentative Tract Map 29858 (Phase 2). Amendment #2 Adopted: November 6, 2001 Page 3 9. The applicant shall dedicate ten -foot public utility easements contiguous with and along both sides of all private streets. The easements may be reduced to five feet with the express concurrence of IID. 10. The applicant shall create perimeter setbacks along public rights of way as follows (listed setback depth is the average depth if meandering wall design is approved): A. 50th Avenue and Jefferson Street - 20 -feet each The setback requirement applies to all frontage 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 dedicate blanket easements for those purposes. 11. The applicant shall dedicate easements necessary for placement of and access to utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 12. The applicant shall vacate abutter's rights of access to public streets and properties from all frontage along the streets and properties except access points shown on the approved Specific Plan. 13. The applicant shall furnish proof of easements or written permission, as appropriate, from owners of any abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments are to occur. 14. If the applicant proposes vacation or abandonment of any existing rights of way or access easements which will diminish access rights to any properties owned by others, the applicant shall provide approved alternate rights of way or access easements to those properties or notarized letters of consent from the property owners. GRADING 15. This development shall comply with Chapter 8.11 of the LQMC (Flood Hazard Regulations). If any portion of any proposed building lot in the development is P/Greg/CondCC Tr29858-MetentionFinal(52) Resolution No. 2001-145 Conditions of Approval - Final Tentative Tract Map 29858 (Phase 2), Amendment #2 Adopted: November 6, 2001 Page 4 or may be located within a flood hazard area as identified on the City's Flood Insurance Rate Maps, the development shall be graded to ensure that all floors and exterior fill (at the foundation) are above the level of the project 0 00 -year) flood and building pads are compacted to 95% Proctor Density as required in Title 44 of the Code of Federal Regulations, Section 65.5(a) (6). Prior to issuance of building permits for lots which are so located, the applicant shall i furnish certifications as required by FEMA that the above conditions have been I met. 16. Prior to issuance of any grading permit(s), the applicant shall furnish a preliminary geotechnical ("soils") report and an approved grading plan prepared by a qualified engineer. The grading plan shall conform with the recommendations of the soils report and be certified as adequate by a soils engineer or engineering geologist. 17. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right of way unless otherwise approved by the City Engineer. 18. The applicant shall endeavor to minimize differences in elevation at abutting properties and between separate tracts and lots within this development. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots within a tract or parcel map, but not sharing common street frontage, where the differential shall not exceed five feet. The limits given in this condition and the previous condition are not entitlements and more restrictive limits may be imposed in the map approval or plan checking process. If compliance with the limits is impractical, however, the City will consider alternatives which minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 19. Prior to occupation of the project site for construction purposes, the applicant shall submit and receive approval of a fugitive dust control plan prepared in accordance with Chapter 6.16, LQMC. The Applicant shall furnish security, in a form acceptable to the city, in an amount sufficient to guarantee compliance with the provisions of the permit. 20. The applicant shall maintain graded, undeveloped land to prevent wind and water erosion of soils. The land shall be planted with interim landscaping or provided with other erosion control measures approved by the Community Development and Public Works Departments. P/Greg/CondCC Tr29858-213etentionFinal(52) Resolution No. 2001-145 Conditions of Approval - Final Tentative Tract Map 29858 (Phase 2), Amendment #2 Adopted: November 6, 2001 Page 5 21. Prior to issuance of building permits, the applicant shall provide building pad certifications stamped and signed by qualified engineers or surveyors. For each pad, the certification shall list the approved elevation, the actual elevation, the difference between the two, if any, and pad compaction. The data shall be organized by lot number and listed cumulatively if submitted at different times. DRAINAGE The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the following: 22. Stormwater falling on site during the peak 24-hour period of a 100 -year storm (the design storm) shall be retained within the development unless otherwise approved by the City Engineer. The tributary drainage area shall extend to the centerline of adjacent public streets. 23. Stormwater shall normally be retained in common retention basins. Individual - lot basins or other retention schemes may be approved by the City Engineer for lots 2.5 acres in size or larger or where the use of common retention is impracticable. If individual -lot retention is approved, the applicant shall meet the individual -lot retention provisions of Chapter 13.24, LQMC. 24. Storm flow in excess of retention capacity shall be routed through a designated, unimpeded overflow outlet to the historic drainage relief route. 25. Storm drainage historically received from adjoining property shall be retained on site or passed through to the overflow outlet. 26. Retention facility design shall be based on site-specific percolation data which shall be submitted for checking with the retention facility plans. The design percolation rate shall not exceed two inches per hour. 27. Retention basin slopes shall not exceed 3:1. Maximum retention depth shall be six feet for common basins and two feet for individual -lot retention. Basins over 20,000 square feet in size may be deeper than six feet, subject to approval by the City Engineer pursuant to the design guidelines addressed in Exhibit "A". Large basins shall have sculpted sides in varying heights and allow concrete pedestrian access (4' wide) into portions of the basin from adjacent private streets. 28. Nuisance water shall be retained on site. In residential developments, nuisance water shall be disposed of in a trickling sand filter and leachfield approved by the City Engineer. The sand filter and leechfield shall be designed to contain P/Greg/CondCC Tr29858-2RetentionFinal(52) Resolution No. 2001-145 Conditions of Approval - Final Tentative Tract Map 29858 (Phase 2), Amendment #2 Adopted: November 6, 2001 Page 6 surges of 3 gallons per hour/1,000 square feet (of landscape area) and infiltrate 5 gallon per day/1,000 square feet. 29. In developments for which security will be provided by public safety entities (e.g., the La Quinta Safety Department or the Riverside County Sheriff's Department), retention basins shall be visible from adjacent street(s). No fence or wall shall be constructed around basins unless approved by the Community Development Director and the City Engineer. 30. If the applicant proposes discharge of stormwater directly or indirectly to the Coachella Valley Stormwater Channel, the applicant shall indemnify the City from the costs of any sampling and testing of the development's drainage discharge which may be required under the City's NPDES Permit or other City - or area -wide pollution prevention program, and for any other obligations and/or expenses which may arise from such discharge. The indemnification shall be executed and furnished to the City prior to issuance of any grading, construction or building permit and shall be binding on all heirs, executors, administrators, assigns, and successors in interest in the land within this tentative map excepting therefrom those portions required to be dedicated or deeded for public use. The form of the indemnification shall be acceptable to the City Attorney. If such discharge is approved for this development, the applicant shall make provisions in the CC&R's for meeting these potential obligations. 31. The project shall be designed to accommodate purging and blowoff water 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. UTILITIES 32. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within the right of way and all aboveground utility structures including, but not limited to, traffic signal cabinets, electrical vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 33. Utilities shall be installed prior to overlying hardscape. For installation of utilities in existing, improved streets, the applicant shall comply with trench restoration requirements maintained or required by the City Engineer. The applicant shall provide certified reports of trench compaction for approval of the City Engineer. 34. Existing aerial lines within or adjacent to the proposed development and all proposed utilities shall be installed underground, unless otherwise allowed by P/Greg/CondCC Tr29858-213etentionFinal(52) FResolution No. 2001-145 Conditions of Approval - Final Tentative Tract Map 29858 (Phase 2), Amendment #2 Adopted: November 6, 2001 Page 7 General Plan Amendment 2000-073 exempt from this requirement. STREET AND TRAFFIC IMPROVEMENTS Power lines exceeding 34.5 Kv are 35. The applicant shall install the following street improvements to conform with the General Plan street type noted in parentheses. (Public street improvements shall conform with the City's General Plan in effect at the time of construction.) A. OFF-SITE STREETS 1. Avenue 50 (Primary Arterial; 100' R/W option): Widen south side of street along all frontage adjacent to the tract boundary. Street widening improvements shall include all appurtenant components such as, but not limited to, curb, gutter, traffic control striping, legends, and signs, except for street lights. Other significant new improvements required for installation in, or adjacent, to the subject right of way include: (a) 6 -foot wide meandering sidewalk (b) 12 -foot wide landscaped median from west tract boundary to a point 1,050 feet west of the Jefferson Street centerline. (c) Traffic signal at the project's main entry when warrants are met. Applicant is responsible for 50% of cost to design and install traffic signal if complementing cost share from development on other side of street is available at time signal is required. If complementing share is not available, Applicant shall pay 100% of cost to design and install signal at "T" intersection. If, however, the Applicant's development progress trails that of the developer on the other side and the other developer has installed a "T" intersection signal serving the other side, Applicant shall construct the fourth leg to the intersection and modify the existing signal at own expense. The landscape median improvement is eligible for reimbursement from the City's Development Impact Fee fund in accordance with policies established for that program. 2. Jefferson Street (Major Arterial): a. Applicant shall pay cash fee to reimburse City for street improvements made to applicant's frontage through the P/Greg/CondCC Tr29858-2RetentionFinal (52) Resolution No. 2001-145 Conditions of Approval - Final Tentative Tract Map 29858 (Phase 2). Amendment #2 Adopted: November 6, 2001 Page 8 City's Capital Improvement Program. Reimbursement amount shall cover all costs related to installing curb, gutter and outside 20 feet of roadway paving; the reimbursement amount shall be reduced by the percentage of non -City funds expended on the Jefferson Street Widening project. b. Applicant shall pay cash fee to reimburse City for traffic signal at the Jefferson/Avenue 50 intersection. The cash fee shall cover 6.25% of cost to design and install the signal (25% of a quarter -signal share was not funded by Measure A). C. Applicant shall install 6 -foot wide meandering sidewalk along the property frontage. B. PRIVATE STREETS 1. On-site streets: A. Two -Way Traffic: construct 28 -foot wide full -width improvements (measured from gutter flowline to gutter flowline) within the 31 -foot right of way. All on-site streets shall be constructed with "wedge" type curb design as approved by the City Engineer. B. One -Way Traffic: the following streets shall be designated as one-way travel only: i. Lot D: construct minimum 20 -foot wide full -width improvements (measured from gutter flowline to gutter flowline) within a minimum 23 -foot right of way. Street shall be constructed with "wedge" type curb design as approved by the City Engineer. ii. Lots C and G: construct minimum 16 -foot wide full - width improvements (measured from gutter flowline to gutter flowline) within a minimum 19 -foot right of way. Street shall be constructed with "wedge" type curb design as approved by the City Engineer. C. Cul -de -Sacs: All cul-de-sac bulbs which contain raised landscaped islands shall be designated as "One -Way" and applicant shall construct minimum 20 -foot wide full -width P/Greg/CondCC Tr29858-2RetentionFinal (52) Resolution No. 2001-145 Conditions of Approval - Final Tentative Tract Map 29858 (Phase 2), Amendment #2 Adopted: November 6, 2001 Page 9 improvements (measured from gutter flowline to gutter flowline) within a minimum 23 -foot right of way. Construct a "wedge" type curb design as approved by the City Engineer. D. Lot R: provide for two-way traffic by constructing 28 -foot wide full -width improvements (measured from gutter flowline to gutter flowline) within a 31 -foot right of way. Street shall be constructed with "wedge" type curb design as approved by the City Engineer. A minimum 25 -foot wide "hammerhead" turn around area shall be constructed adjacent to Lot 85. E. Lot U: provide for two-way traffic by constructing minimum 22 -foot wide full -width improvements (measured from gutter flowline to gutter flowline) within a minimum 25 -foot right of way. Street shall be constructed with "wedge" type curb design as approved by the City Engineer. A minimum 25 -foot wide "hammerhead" turn around area shall be constructed adjacent to Lot 134 and Lake Lot Z. 2. All on -street parking is prohibited and the applicant shall be required to provide for the perpetual enforcement of the restriction by the Homeowners' Association. Guest parking by permit only and enforced by the Homeowners' Association is allowed only in designated off-street parking areas. C. CULS DE SAC - Use Riverside County Standard 800 (symmetric) or 800A (offset), with 38 -foot curb radius. Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, bus turnouts, dedicated turn lanes, and other features contained in the approved construction plans may warrant additional street widths as determined by the City Engineer. 36. 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. 37. The applicant may be required to extend improvements beyond development 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). P/Greg/CondCC Tr29858-213etentionFinal(52) Resolution No. 2001-145 Conditions of Approval - Final Tentative Tract Map 29858 (Phase 2), Amendment #2 Adopted: November 6, 2001 Page 10 38. Improvements shall be designed and constructed in accordance with the LQMC, adopted standards, supplemental drawings and specifications, and as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 39. Knuckle turns and corner cutbacks shall conform with Riverside County Standard Drawings #801 and #805 respectively unless otherwise approved by the City Engineer. 40. Public streets shall have vertical curbs or other approved curb configurations which convey water without ponding and provide lateral containment of dust and residue for street sweeping. On-site private streets shall have a wedge curb, the design of which shall be approved by the City Engineer. The lip of the wedge curb at the flowline shall be vertical (1 /8" batter) and a minimum of 0.1 ' in height. Unused curb cuts on any lot shall be restored to normal curbing prior to final inspection of permanent building(s) on the lot. 41. The applicant shall design street pavement sections using Caltrans' design procedure (20 -year life) and site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows (or approved equivalents for alternate materials): Residential & Parking Areas 3.0" a.c./4.50" c.a.b. Collector 4.0"/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5"/6.00" Major Arterial 5.5"/6.50" 42. 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. 43. The City will conduct final inspections of homes and other 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 are initially constructed with partial pavement thickness, the applicant shall P/Greg/CondCC Tr29858-2 Retention Final (52) FResolution No. 2001-145 Conditions of Approval - Final Tentative Tract Map 29858 (Phase 2), Amendment #2 Adopted: November 6, 2001 Page 11 complete the pavement prior to final inspections of the last ten percent of homes within the project or when directed by the City, whichever comes first. 44. General access points and turning movements of traffic are limited to the following: A. 50" Avenue - Main project entry, to be located approximately 1,250 feet west of the centerline of Jefferson Street. No restrictions applied to turning movements at this location. B. 50" Avenue - Emergency access entry (20 -foot wide) from the end of the cul-de-sac in "B" Street, to be located approximately 2,400 feet west of the centerline of Jefferson Street. This point of entry will be restricted to right -turn movements only. C. Jefferson Street - Secondary project entry, to be located approximately 600 feet south of the centerline of 50" Avenue. This point of entry will be restricted to right -turn movements, and a left -turn into the project if the applicant desires to construct an appropriately designed opening in the median island. LANDSCAPING 45. The applicant shall provide landscaping in required setbacks, retention basins, common lots, and park areas. 46. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. The applicant shall submit plans for approval by the Community Development Department prior to plan checking by the Public Works Department. When plan checking is complete, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner prior to submitting for signature by the City Engineer. Plans are not approved for construction until signed by the City Engineer. 47. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn shall be minimized with no lawn or spray irrigation within 18 inches of curbs along public streets. P/Greg/CondCC Tr29858-2RetentionFinal (52) Resolution No. 2001-145 Conditions of Approval - Final Tentative Tract Map 29858 (Phase 2), Amendment #2 Adopted: November 6, 2001 Page 12 48. A six-foot wide meandering sidewalk shall be constructed along 501h Avenue and Jefferson Street in the right-of-way and landscape setback. 49. Large retention basins (over 20,000 square feet) shall limit turf use to 40 approximately percent. Large basins shall include a dense planting of shade trees (one 24" box tree every 30 feet in random pattern) around its perimeter and adjacent to pedestrian access areas. Turf shall be used to control water runoff on basin slopes of greater than 4:1, but not be used to cover the bottom of the basin. PUBLIC SERVICES 50. The applicant shall provide public transit improvements as required by Sunline Transit and approved by the City Engineer. MAINTENANCE 51. The applicant shall make provisions for continuous, perpetual maintenance of all on-site improvements, perimeter landscaping, access drives, and sidewalks. The applicant shall maintain required public improvements until expressly released from this responsibility by the appropriate public agency. FEES AND DEPOSITS 52. The applicant shall pay the City's established fees for plan checking and construction inspection. Fee amounts shall be those in effect when the applicant makes application for plan checking and permits. MISCELLANEOUS 53. The project proponent shall comply with all mitigation measures contained in the Environmental Assessment 2000-401. 54. Lot 12 shall have a minimum frontage width of 35 feet to comply with Table 9- 2 of the Zoning Ordinance. DOMESTIC WATER AND SANITARY SEWER 55. Landscaping, irrigation and grading plans shall be submitted to CVWD for review and approval. 56. All plans for domestic water connections to existing CVWD lines shall be submitted to the District for review and approval. P/Greg/CondCC Tr29858-213etentionFinal(52) Resolution No. 2001-145 Conditions of Approval - Final Tentative Tract Map 29858 (Phase 2), Amendment #2 Adopted: November 6, 2001 Page 13 FIRE DEPARTMENT 57. All water mains and fire hydrants required fire flows shall be constructed in accordance with the appropriate sections of CVWD Std. W-33, subject to the approval by the Riverside County Fire Department. Fire hydrants shall be located at each intersection and spaced 330 feet apart with no portion of any lot frontage more than 165 feet from a hydrant. Minimum fire flow shall be 1,000 G.P.M. for a 2 -hour duration at 20 PSI. Blue dot retro -reflectors shall be placed in the street eight -inches form centerline to the side that fire hydrant is on, to identify hydrant locations. Public access buildings (i.e., recreation halls, clubhouses, etc.) require Super fire hydrants to be placed no closer than 25 feet and not more than 165 feet from any portion of the first floor of said building following approved travel ways around the exterior of the building. Minimum fire flow for these areas would be 1,500 G.P.M. for a 2 -hour duration at 20 PSI. 58. The minimum dimensions for fire apparatus access roads entering and exiting this project shall have an unobstructed width of not less than 20 feet in each direction and an unobstructed vertical clearance of not less than 13,-6". Parking is permitted on one side of roadways with a minimum width of 25 feet. Parking is permitted on both sides of roadways with a minimum width of 36 feet. 59. All interior fire apparatus access roads shall be a minimum of 20 feet unobstructed width and an unobstructed vertical clearance of 13'-6". All structures shall be accessible form an approved roadway to within 150 feet of all portions of the exterior of the first floor. The applicant or developer shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or signs. 60. Gate entrance/exit openings shall be not less than 15 feet in width. Gate entrances shall be at least two feet wider than the width of the travel lane serving that gate. All gates shall be located at least 40' from the roadway and shall open to allow a vehicle to stop without obstructing traffic on the road. Where a one-way road with a single traffic lane provides access to a gate entrance, a 38 -foot turning radius shall be used. Gates shall have either a secondary power supply or an approved manual means (KNOX) to release mechanical control of the gate in the event of loss of primary power. Automatic gate pins shall be rated with a shear pin force, not to exceed 30 pounds. Gates activated by the rapid entry system shall remain open until closed by the rapid P/Greg/CondCC Tr29858-2RetentionFinal(52) Resolution No. 2001-145 Conditions of Approval - Final Tentative Tract Map 29858 (Phase 2), Amendment #2 Adopted: November 6, 2001 Page 14 entry system. Gating plans shall be submitted to the Fire Department for approval prior to installation. 61. The maximum dead-end street length is limited to 1,320 feet for areas not located in a designated high fire hazard zone. A secondary access roadway is typically provided when such a condition exists. 62. Cul-de-sacs shall have a minimum outside radius of 38 feet to face of curb with a minimum inside radius of 26 feet to islands or center landscape features. The entire radius of 38 feet is required to properly turn fire department vehicles. Vehicle parking along the curb should be prohibited when the minimum radius is used. 63. _ Any nonresidential building greater than 5,000 square feet shall have internal fire sprinkler systems per NFPA 13 Standard, and be approved for use by the Fire Department. 64. The proposed street bridges shall be designed to handle a live load of 60,000 lbs. over two axles. 65. 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. P/Greg/CondCC Tr29858-2 Retention Final (52) C L] ENGINEERING BULLETIN 97-03 (Amendment #1) :f�,% �01 �- -k RETENTION BASIN SHAPE CRITERIA for RETENTION BASINS OVER SIX FEET DEEP 1. Visibility • One hundred percent 0 00%) of the retention basin lot shall be visible from a city -maintained street if security patrol is provided by a public agency. • In gated communities, if the basin area is not 100% visible from a privately owned street within the community, the community shall provide and maintain perpetual unobstructed visibility of the basin from adjoining private properties. • Security lighting shall be provided in all areas not visible from the street. • The landscaping trees shall be located and sized in a manner to avoid creation of hidden areas larger than 100 square feet. 2. Basin Bottom Aspect Ratio - The aspect ratio (length to width) of the basin bottom shall not exceed 5:1, where length is considered the longer distance and width is the shorter distance in this calculation. Additionally, the line defining the length is any straight line of the designer's choice passing through the basin bottom area centroid, or a free form line of designer's choice that divides the bottom into equal parts. The width is a straight line measured perpendicularly to the length line. 3. Basin Depth Aspect Ratio - The aspect ratio (narrowest width at basin bottom to average basin depth) of the basin depth shall be greater than 5:1 [computed as follows; [(Wt,/Da):11. Where W„ = Narrowest Width at Basin Bottom (measured in accordance with the length/width definitions used in the Basin Bottom Aspect Ratio calculation) Da = Average Depth (measured along retention basin lot boundary) I FE �VLE OCT ' S, CITY OF LAQUINTA PLANNING DEPARTMENT TAMDEPT\STAMSPEEMNotes & Concept9\010824a.wpd Page 1 of 2 ENGINEERING BULLETIN 97-03 (Amendment #1) - continued 4. Maximum Basin Depth - The maximum basin depth in neighborhoods with public streets where security patrol is provided by a public agency is six (6) feet deep adjacent to the street. The maximum ponding depth when the 100 -year storm is contained is five (5) feet deep at any location. The maximum basin depth may be increased in gated communities where security patrol is privately funded provided the following criteria are met: • The retention basin lot size exceeds the following minimums for the desired basin depth. 7 feet deep, area exceeds 20,000 square feet 8 feet deep, area exceeds 22,500 square feet 9 feet deep, area exceeds 25,000 square feet 10 feet deep, area exceeds 30,000 square feet 11 feet deep, area exceeds 40,000 square feet 12 feet deep, area exceeds 50,000 square feet (1.15 ac) 13 feet deep, area exceeds 60,000 square feet (1.38 ac) 14 feet deep, area exceeds 70,000 square feet (1.61 ac) 15 feet deep, area exceeds 80,000 square feet (1.84 ac) 16 feet deep, area exceeds 120,000 square feet (2.75 ac) 17 feet deep, area exceeds 160,000 square feet (3.67 ac) 18 feet deep, area exceeds 200,000 square feet (4.59 ac) 19 feet deep, area exceeds 240,000 square feet (5.51 ac) 20 feet deep, area exceeds 280,000 square feet (6.43 ac) • The aspect ratio limits defined in the Basin Bottom and Basin Depth criteria are not exceeded. • The basin shall have eight (8) feet wide level terraced benches around the entire perimeter of the basin located at water surface contours where the water is 5, 10, and 15 feet deep. • The basin shall have a five (5) feet wide level terraced bench located one (1) foot above the 100 -year water surface level around the entire perimeter. • In no event shall the maximum water depth exceed ten (19) feet deep at any location when the 100 -year storm is contained. • In basins over eight (8) feet deep, trees shall be planted in the 8 -foot wide terraces. The number of trees shall be calculated by multiplying the basin lot boundary length by the number of 8 -foot wide terraces in the basin and then dividing by 100. • Design consultant shall demonstrate through certified testing that soil in the retention basin is capable of percolating entire 100 -year storm retention capacity in less than 240 hours. OCT CITY OF LAQUINTA PLANNING DEPARTMENT TAMDEFRSTAMSPEER\Notes & Concepts1010924a.wpd Page 2 of 2 KkJ 3.1 BASIN DEPTH = 11.5' 48.5' 31 100 -YR WATER SURFACE = 30 S'TERRACE �-^�� 3..l 28.5 8'TERRACE '215 (j)0 M> • • A TRACT NO LOT 40 . 29858-1 SHEET 1 OF 1 SHEETS M O f [ 79-799 OW Avwwe 52 . In QuIMo, G 92263 ooRicM E Vela: 760-771-4013 SCHULTZ FA14 760-771.4073 PLANNERS ENGINEERS SURVEYORS SCALE 1"=30' W NOV 0X6 2901 IL CITY OF LAQUINTA UEPARTMEN-; lolse 1 � TRACT N0. 29858-1 LOT 43 SHEET 1 OF 1 SHEETS D M O E S E 79-799 OW Awnu� 52 { Nov . in Ouinla, G 92257 ooEicx CITY OFLAQUINTA Voice: 760-771-4013 rPlAr1.NING DEPARTMEN-1 { z aam-073 EcxuLI FAIL 7 L PLANNERS ENGINEERS SURVEYORS SCALE 1"=30' I:\43906\EXHIBRS\L0T43-10'SB 11/05/01 TRACT N0. 29858-1 '""' ' OF `""S LOT 77 00 12+00 :::ICH S 79-799 Old Avenue 52 .Lo Quinla, G 92253 • Vola: 760.771-4015 SCHULTZ FAM 760-771=4073 no ANNE RS ENGINEERS SURVEYORS K E iD �'IIIU'I NOV a 6 I CITY OF LAQUINTA SCALE 1"=30' I:\43906\EXHIB1TS\L0T77-10'SB 11/05/01 L TRACT NO. 29858-1 LOT 102 SHEET 1 OF 1 SHEETS CITY OF LAQUINTA DERARTM.E. IGINEERS SURVITUR5 I SCALE 1"=30' is 43906\EXHlB1TS\L071D2-10'SB — 11/05/01 TRACT N0. 29858-1 LOT 110 SHEET 1 OF 1 SHEETS f 1 79-799 Old Avon 52 Ds ::: Lo Qul:da, G 92257 1 C N . 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Lo Quhde, G 92253 DORICN • Voia:760.771-4013 SCHULTX FAX: 760-771-4073 PLANNERS ENGINEERS SURVEYORS SCALE 1"=30' EcukV, ivov CITY OF LAQUINTA rLAN"NI'MG DF_PAATMEN-; is-ID'SB 1 ITRACT N0. 29858-1 , LOT 14 0 Fl m� SHEET 1 OF 1 SHEETS i �g moan 79-799 Old Av�nm S4 to Qv1Mo, CA 92M F1 NoVO 6 200 = � jI M D DORICH Vo1u:760-771-4013 CITY OF LAQUINTA j SCHULTZ Ms 760-771.4073 � PLANNING DEPARTMFN PLANNERS ENGINEERS SURVEYORS SCALE 1"=30' 1, 43906\EXHIMS\L01140-10'SB 11 TRACT N0. 29858-1 LOT 40 SHEET 1 OF 1 SHEETS M O K S E 79-799 Old Avonuo 52 . la QDInto, G 922,57 D O K I C H Voice: 760-771.4017 SCHULTZ FAX; 760-771-4073 PLANNERS ENGINEERS SURVEYORS H SCALE 1"=30' a E TRACT N0. 29858-1 LOT 43 SHEET 1 OF 1 SHEETS --------------------------------------------- i Voka:760-771.4013 SCHULTZ MX: 760-771-4073 PLANNERS ENGINEERS SURVEYORS SCALE 1"=30' 29858-1 '00 2 00 M O K 5 I 79-799 OW Avenue 52 . La QulnN, G 92232 :CHULTZ OKICN Voke: 760-771 4013 M- 760-771.4077 PLANNERS ENGINEERS SURVEYORS SHEET 1 OF 1 SHEETS SCALE 1"=30' 1:43906\EXHIM LOT"--I0'SB 11 TRACT N0. 29858-1 S""' ' OF S""US LOT 102 02-10'SB 11 TRACT N0. 29858-1 LOT 110 SHEET 1 OF 1 SHEETS M 0 1 1 1 7'4.799 Old Aw"Vo 52 . la Quknhk G 92257 oosiex E Yoko: 760-771-4017 S C x U L T 2 FAX: 760-7714077 PLANNERS ENGINEERS SURVEYORS SCALE 1"=30' 10'S8 11 TRACT N0. 29858-1 LOTS 119 & 120 SHEET 1 OF 1 SHEETS i SCALE 1"=30' 19-10'SB 1 M O R f E 74-799 CNd Awnw 52 Ds La QDlrrW G 92233 DORICN Vaiar760-771-4013 s c N U L 1 z FAX 760-771.4073 PLANNERS ENGINEERS SURVEYORS SCALE 1"=30' 19-10'SB 1 TRACT N0. 29858-1 LOT 140 SHEET 1 OF 1 SHEETS SCALE 1"=30' 25,E 40-10'SB MOR S R 79-799 Old Avwm 54 . La Qulnio, G 92253 D O K I C X E Voir: 760.771-4013 SCHULTZ FAX 760-771-4073 PLANNERS ENGINEERS SURVEYORS SCALE 1"=30' 25,E 40-10'SB TRACT N0. 29858-2 S""' ' OF S""" LOT 16 16 00 B M O a S E 79-799 Old Arnow 52 . la Quinlo, G 92453 DORICH E Voke. 760-771-4017 a c x U L r z FAM 760-771-4073 PLANNERS ENGINEERS SURVEYORS SCALE 1"=30' 1 06S 1