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SP 2006-078 Dune Palms Neighborhood (2006)Dune Palms Neighborhood Specific Plan MAY - 9 2006 March 22, 2006 City of La Quinta 78-495 Calle Tampico La Quints, California 92253 (q RSG INTELLIGENT COMMUNITY DEVELOPMENT ROSENOW SPEVACEK GROUP INC 309 West 4th Street Santa Ana, California 92701-4502 Phone: (714) 541-4585 Fax: (714) 541-1175 E -Mail: inf6(&:webrsq.cani CITY OF LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT r v a es # nfanning Commisslon ity Council C�p3/ q0mmurfity Dev. Dept Initials Case No. Exhibit RESOLUTION NO. 2006-031 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING DESIGN GUIDELINES AND DEVELOPMENT STANDARDS FOR A ± 14.8 ACRE HIGH DENSITY RESIDENTIAL DEVELOPMENT CASE: SPECIFIC PLAN 2006-078 APPLICANT: COACHELLA VALLEY HOUSING COALITION WHEREAS, the City Council of the City of La Quinta, California did, on the 4th day of April, 2006, hold a duly noticed Public Hearing to consider a request by the Coachella Valley Housing Coalition, for a Specific Plan to establish residential design guidelines and development standards for the property located at the northwest corner of Avenue 48 and Dune Palms Road, and more particularly described as: PARCEL 4 OF PARCEL MAP 33588; and, WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 28th day of March, 2006, hold a duly noticed Public Hearing to consider a request by the Coachella Valley Housing Coalition, to recommend to the City Council approval of a Specific Plan to establish residential design guidelines and development standards for the property located at the northwest corner of Avenue 48 and Dune Palms Road. WHEREAS, the Community Development Department published a public hearing notice in the Desert Sun newspaper on the 17th day of March, 2006, as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and WHEREAS, said Specific Plan has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-68). The City Council certified Environmental Assessment 2004-524 for Specific Plan 97-011, Amendment No. 3 for the Centre at La Quinta Specific Plan and completed an Addendum to Environmental Assessment 2004-524 for Site Development Permit 2005-824. No changed circumstances or conditions exist which would trigger the preparation of a subsequent Environmental Impact Report or environmental review pursuant to Public Resources Code Section 21166; and, Resolution No. 2006-031 Specific Plan 2006-078 Coachella Valley Housing Coalition Adopted: April 4, 2006 Page 2 WHEREAS, at the Public Hearing upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, said Planning Commission did make the following Mandatory Findings to justify recommending approval of said Specific Plan: Finding AA - Consistency with General Plan The property is designated Mixed/Regional Commercial. The proposed project will be developed as high density residential development. The General Plan Land Use Element allows High Density Residential development with an affordable component in the Mixed/Regional Commercial designation if it is more than 600 feet south of Highway 11.1. The project is also consistent with General Plan Residential Goal 2 by providing "a broad range of housing types and choices for all residents of the City". The project meets this goal by providing a mix of rental housing choices for low and very -low income residents. The project also implements affordable housing opportunities, goals, policies and programs adopted in the 2004 General Plan Housing Element. Findinc,_B — Public Welfare Enhancement The project will not be detrimental to the public health, safety and welfare in that the project is designed in compliance with the City's General Plan Circulation Element and design of the Specific Plan, as well as other County and State standards, and CEQA standards. That the proposed Specific Plan will not create conditions materially detrimental to the public health, safety, and welfare in that the resulting uses will require Planning Commission review and approval of development plans under a Site Development Permit, which will ensure adequate Conditions of Approval. Findings C and D — Land Use Compatibility and Property Suitability The project site allows the proposed use. The project will provide adequate buffering through project design, landscaping and walls to ensure compatibility with surrounding land uses. The project will provide adequate perimeter landscaping and. acceptable architectural design guidelines, consistent with those requirements of the City. Resolution No. 2006-031 Specific Plan 2006-078 Coachella Valley Housing Coalition Adopted: April 4, 2006 Page 3 NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California as follows: 1. That the above recitations are true and correct and constitute the findings of said City Council in this case; and 2. That it does hereby approve Specific Plan 2006-078, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council, held on this 4`I' day of April, 2006, by the following vote, to wit: AYES: Council Members Henderson, Kirk, Osborne, Sniff, Mayor Adolph NOES: None ABSENT: None ABSTAIN: None DON ADOLPH, ayor City of La Quinta, California ATTEST: J 1 GREEK, CMC, City c City of La Quinta, California (CITY SEAL) Resolution No. 2006-031 Specific Plan 2006-078 Coachella. Valley Housing Coalition Adopted: April 4, 2006 Page 4 APPROVED AS TO FORM: M. 4KATERI E JENSON, Ci yM�. orney City of La Quinta, California CITY COUNCIL RESOLUTION .NO. 2006-031 CONDITIONS OF APPROVAL — FINAL SPECIFIC PLAN 2005-078 COACHELLA VALLEY HOUSING COALITION ADOPTED: APRIL 4, 2006 GENERAL 1 . The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Specific Plan, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. All mitigation measures contained in the Mitigated Negative Declaration for Environmental Assessment 2004-524 for Specific Plan 97-011, Amendment No. 3 and Addendum to Environmental Assessment 2004-524 for Site Development Permit 2005-824 shall be complied with. 3. The Specific Plan shall be amended to allow up to 25% of the 1 bedroom units to be no less than 700 square feet in size. All other units shall be no less that 750 square feet in size. 4. Prior to issuance of a grading permit, all project related final Conditions of Approval shall be incorporated in the Final Specific Plan document. Applicant shall work with staff to correct internal document inconsistencies and update graphics as appropriate prior to final publication of Specific Plan document. Applicant shall provide five copies of the Final Specific Plan document to the Community Development Department. Dune Palms Neighborhood Specific Plan City of La Quinta TABLE OF CONTENTS ExecutiveSummary............................................................................................................ 3 Section 1. Project Overview............................................................................................... 4 1.1 Introduction and Purpose...................................................................................... 4 1.2 The Dune Palms Property..................................................................................... 4 1.3 Ownership .... ,...................................................................................................... 5 1.4 Vision.................................................................................................................... 5 Section 2. Development Plans............................................................................................ 8 2.1 Project Description................................................................................................ 8 2.2 Residential Concept............................................................................................ l () 2.3 Active Space Core........................................................................................... 11 2.4 Community Center.............................................................................................. 11 2.5 Child Day Care Center........................................................................................ 11 2.6 Land Use............................................................................................................. 1 1. Section3. Circulation........................................................................................................ 15 3.1 Overview............................................................................................................. 15 3.2 On -Site Circulation System................................................................................ 15 Section4. Site Grading..................................................................................................... 18 4.1 Wind & Erosion Control / PM10........................................................................ 18 4.2 SWPPP & NPDES.............................................................................................. 19 Section 5. Drainage and Flood Control............................................................................. 19 5.1 Hydrology........................................................................................................... 1.9 5.2 Flood Control Master Plan.................................................................................. 19 5.3 Temporary Measures...................................................................................... 19 5.4 Permanent Measures........................................................................................... 19 5.5 Nuisance Water................................................................................................... 20 Section6. Utilities............................................................................................................. 20 6.1 Sewer Plan............................................................................................... .. . 20 6.2 Water Plan .... L................................................................,..................................... 20 6.3 Electrical Plan..................................................................................................... 21 6.4 Natural Gas......................................................................................................... 21 6.5 Telephone............................................................................................................ 21 6.6 Cable Television................................................................................................. 21 Section7. Phasing............................................................................................................. 21 Section 8. Design and Sustainability Guidelines.............................................................. 22 8.1 General Architectural Theme.............................................................................. 22 8.2 Fencing and Walls............................................................................................... 22 8.3 Parking............................................................................................................... 23 8.4 Site Lighting....................................................................................................... 23 8.5 Landscaping........................................................................................................ 24 8.6 Efficiency Measures............................................................................................ 24 Section 9. Relationship to La Quinta General Plan Policies ............................................. 25 PA Dune Palms Neighborhood Specific Plan City of La Quinta Executive Summary The Dune Palms Neighborhood presented in this Specific Plan has been envisioned as a vibrant, dynamic community to serve low income residents of La Quinta, and is expected to be an asset to the city for many years to come. The project site is located north of Avenue 48 just west of Dune Palms Road and is 14.8 acres in size. The property is zoned Regional Commercial. It is bounded on the north and northwest by existing commercial development (Centre at La Quinta, containing the Super Wal-Mart Store), and on the west by, the Watercolors residential community. The Desert Sands Unified School District administrative offices and school bus facility are located east of the site, across Dune Palms Road. The Rancho La Quinta residential community is located south of the site, across Avenue 48. This Specific Plan has been written in compliance with Zoning Code Section 9.70.030, which requires that a specific plan be approved for developments larger than ten acres within a Regional Commercial zone. The information within the Specific Plan is written to describe the overall vision of the Dune Palms Neighborhood, and to provide standards which will guide the development of the site. It is also designed to allow a degree of flexibility to allow for changes in local standards and the housing market. Attachments to the Specific Plan show the conceptual land use plan for the site. The Attachments are illustrative in nature, and are intended to showcase the quality and intent of the project's design. As depicted, the Dune Palms Neighborhood as envisioned will add approximately 220 new housing units in a series of 22 buildings and will blend seamlessly with surrounding neighborhoods through the use of an architectural style compatible with other desert architecture as well as the environment itself. The development is designed as a combination of one, two, and three story buildings arranged across the site. Buildings will contain a mix of housing types, ranging from one to four bedroom units, to serve a variety of residents from singles to families. Two vehicle and pedestrian entry points on Dune Palms Road and a third on Avenue 48 allow for ample access to the neighborhood. Pedestrian paths will wind throughout the project, and a community center with a swimming pool will be located adjacent to the project's primary entrance on Dune Palms Road. The landscape setback from Dune Palms Road and Avenue 48 will be an average of 20 feet with a curvilinear wall along the neighborhood. The use of the winding wall, as well as a mix drought -tolerant landscaping, will provide an aesthetically pleasing exterior. 3 Dune Palms Neighborhood Specific Plan City of La Quinta Section 1. Project Overview 1.1 Introduction and Purpose The Specific Plan establishes the design and development guidelines for the development of the property located at the northwest corner of Dune Palms Road and Avenue 48 in the City of La Quinta. The guidelines presented within this document are in accordance with the City's established Zoning Code and General Plan, reflect the quality and design desired at the site, and conform to the City's overall objective of preserving, maintaining and enhancing the high quality of life La Quinta residents enjoy. Although the Specific Plan is designed to ensure the quality of, the development, it also provides a degree of flexibility to allow future development to respond to the changes in society and the economic marketplace in the region that will inevitably occur over the project's design and build out period. In cases where the zoning and development regulation is non- specific within this document, the zoning and development regulations shall be guided by the City of La Quinta Zoning Ordinance in effect at the time (La Quinta Municipal Code, Title 9). 1.1.1 Enabling Legislation • The authority to prepare, adopt, and implement the 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 amendment to the Specific Plan by either ordinance or resolution. • The Specific Plan is a regulatory document that, once adopted by the City Council, will serve as the Development Code for the Project. Upon completion of the Specific Plan adoption process, future development must be consistent with the Specific Plan and amendments thereto. 1.2 The Dune Palms Property Approximately 14.8 acres in size, the subject property is situated at the northwest corner of Dune Palms Road and Avenue 48. It is generally rectangular in shape, measuring 580 feet from east to west and 1,120 feet north to south. It is bounded on the north and northwest by existing commercial development (Centre at La Dune Palms Neighborhood Specific Plan City of La Quinta Quinta, containing the Super Wal-Mart Store and future Sam's Club), and on the west by the Watercolors residential community. The Desert Sands Unified School District administrative offices and school bus facility are located east of the site, across Dune Palms Road. The Rancho La Quinta residential community, including their maintenance facility and employee parking, is located south of the site, across Avenue 48. An aerial photo of the subject property and its surroundings is provided in Exhibit 1. 1.3 Ownership The subject property, consisting of parcel number Parcel 4 of Parcel Map 33588, is owned by the La Quinta Redevelopment Agency. Exhibit 2 shows the parcel map. The Redevelopment Agency purchased the parcel as part of a larger property. The remainder of Parcel map 33588 has been sold for use as a commercial development. In 2006, the La Quinta Redevelopment Agency entered into a Disposition and Development Agreement (DDA) with the Coachella Valley Housing Coalition and will transfer the property as part of the agreement. The intent of the DDA is to foster the development of an affordable housing project. 1.4 Vision The Dune Palms residential neighborhood is designed to be an active, vibrant place to live for singles and families. Amenities such as a community center and recreational facilities will allow residents to have access to many of the conveniences they desire within a short walk from their front door. A variety of design innovations contributes to an environment that can be enjoyed by the residents and community at large. Articulated facades with red clay gabled roofs, balconies, and tile accents will blend effortlessly with the desert landscape. Energy and water efficient elements contribute to the neighborhood's sound environmental values, including active and passive alternative energy technologies, and porous pavement along pathways. The Dune Palms vision is one of enjoyment and harmony, achieved in the comfort of small neighborhood. 5 Dune Palms Neighborhood Specific Plan City of La Quinta Exhibit 1 Dune Palms Aerial Photo J f, fc .11 0 Dune Palms Neighborhood Specific Plan City of La Quinta Exhibit 2 Dune Palms Neighborhood Parcel Map w 711E ZW F LAA Ci1l TY OT WVMtIK. STATE OF MFOigW AWR r di , ,,-W rcelwM��1a M PJ. 3„ 588 arca A 4at>St?4CldW or M OWpVv pf ffr W ttir r a• 1+© . WAVO cv xcnM" tx V OMW d 40^ 41W r Iwsr spa THE KOTH COMPANItS- PALM DESERT d1VIBIOA APRIL, 2005 Ci'lr W t.a I�111M13A itis oMl i� x5133 r ax srn av �. Mrry •� w r.s. av r r�r awn Mesar..r +r sa.e m.nre a.+s �. 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Development Plans 2.1 Project Description The site is located at the northwest corner of the intersection of Dune Palms Road and Avenue 48, and is approximately 1,600 feet south of Highway 111. The project is a high density residential development of rental units oriented toward low and very -low income households. A maximum of 250 units will be constructed, in a series of approximately 20 buildings, all with complementary designs. Building sizes range from one to three stories in height. As is typical of such projects, other uses are also permitted including facilities for public utilities, recreation and child day care. Exhibit 3 shows the approved land use on the site. The subject property is currently surrounded by existing developments. As previously noted, institutional uses lie to the east; and commercial development exists to the north and northwest of the site. To the west and south are residential neighborhoods. Nearby infrastructure is in place, including regional flood control facilities. Adjacent arterial roadways are partially developed, with full street improvements necessary along the entire frontage of Dune Palms Road. The site is well suited to high density residential development. The site's size and configuration allow it to be designed to fit in well with neighboring uses, and still yield an ample number of units that can be affordable to low and very -low income households. It is located in proximity to numerous employment opportunities along the Highway 111 Commercial Corridor. M Dune Palms Neighborhood Specific Plan City of La Quinta Exhibit 3 Dune Palms Neighborhood High Density Residential �I t t t r - f � 1 i 4 i I ■ W, Q LLJ Z Dune Palms Neighborhood Specific Plan City of La Quinta 2.2 Residential Concept To achieve aesthetic compatibility with surrounding uses, units closest to Dune Palms Road and Avenue 48 will be limited to one or two stories. Heights will increase with distance from the arterials. A core of three-story buildings will be located near the center of the project site and towards the north, which borders a retail area. The three-story buildings, which may be 40 feet high, are a minimum of 150 feet from the nearest arterial, and at least 105 feet from Watercolors. Though the site could accommodate up to 300 rental units and be within the City's high density residential standards, a maximum of 250 rental units is proposed. See Attachment A for a conceptual site plan of the property. All buildings have a Mission Revival design and will be characterized by: • Off-white hand -trowelled and textured walls • Red tile roofs • Highly articulated facades • Numerous balconies and patio areas • Recessed windows • Window overhangs • Rounded corners ® Tile accents The Mission Revival style is much like the early 20th Century architecture of California, influenced by both the Spanish Mission Style and Spanish Colonial Revival Style. The use of this vernacular, particularly throughout Southern California, has established both a dignified and familiar form which appeals to most users. Many of the buildings contain a mix of unit sizes and heights. Buildings with single and two story components are primarily arranged in courtyard groupings to create a series of open spaces buffered from parking areas, which will improve the safety of children at play and reinforce the pedestrian character of the development. The three story buildings will have some town home style units that are well suited for families. Flats and apartments are located in each building type for singles, couples, and families. The overall site plan will maintain stylistic elements visually similar to those in other areas of La Quinta, including meandering paths, drought resistant landscaping where feasible, and compatible building design and detailing. Attachment B contains building design characteristics and a materials palette that will be utilized in the development. It provides conceptual building elements and open spaces that may be developed under the provisions of this specific plan. 10 Dune Palms Neighborhood Specific Plan City of La Quinta 2.3 Active Space Core The site design includes an Active Space Core that extends through the site, providing a curvilinear pedestrian walkway as well as a bike path. The use of porous pavement will enhance its appearance and utility as a recreational feature. Located throughout the site will be recreational amenities such as tot lots, playgrounds, and a basketball half -court for adults and older children. Pads with BBQ's, shade structures and places to sit will also be provided. This environment will encourage residents to participate in outdoor activities and allow space for adults to supervise children at play. 2.4 Community Center A community center for the project will be located adjacent to the project's primary entrance on Dune Palms Road. In addition to management offices, the center will include lounges and meeting rooms for residents' use, a computer lab and/or space for "homework clubs" or similar educational ventures. A swimming pool will be included with the center. Offices will also be provided for use by social service agency representatives who may hold "office hours" at set times during the week. 2.5 Child Day Care Center A facility to house a child day care center is identified as a permitted use. Although permitted anywhere in the project site, a logical location would be within or adjacent to the project's community building. 2.6 Land Use 2.6.1 General Plan Land Use and Zoning Issues The project site has a General Plan land use designation of Mixed Regional Commercial (M/RC), and a zoning designation of RC Regional Commercial. Specifically, the General Plan Land Use Element states that: "High density residential land uses with an affordable housing component are permitted only if they are more than 600 feet south of Highway 111." The Dune Palms property lies approximately 1,600 feet south of Highway 111. Residential density in the High Density Residential (HDR) area allows up to 16 units per acre. At a maximum potential build -out of 250 units on approximately 14.3 acres', the project is at a ratio of 17.5 units per acre, just above the normal HDR designation. Density calculations are based on the parcel size less anticipated transfer of approximately 22,500 square feet to the Coachella Valley Water District for a well site. 11 Dune Palms Neighborhood Specific Plan City of La Quinta It is common for projects that contain an affordable housing component to be developed at higher than normal densities. Projects with an affordable component are entitled to a density bonus plus one other "incentive" from the City. The typical density bonus would be 25%, or up to 20 units per acre. The project will also support General Plan Residential Goal 2 by providing "a broad range of housing types and choices for all residents of the City". The project meets this goal by providing a mix of rental housing styles for low and very -low income residents. Section 9 contains further analysis of the specific plan's relationship to General Plan Policies. Zoning Code Section 9.70.030 requires that a specific plan be approved for any development that exceeds ten acres located in the RC Regional Commercial District. Additionally, it should be noted this property was originally part of a larger parcel, the rest of which has been developed for commercial uses, in conformance with RC Regional Commercial standards. 2.6.2 Building Height and Image Corridor Provisions According to the City's Zoning Code, the Regional Commercial Zoning District allows High Density Residential to a maximum height of 40 feet. The proposed maximum height of any building within the project is 40 feet, with a maximum of 3 stories. Given the distance that separates the three-story elements at the center of the site from surrounding land uses, the 40 foot height limit will have negligible impacts on neighboring properties. Both Dune Palms Road and Avenue 48 are Secondary Image Corridors, as defined in the General Plan (Exhibit 3.6). La Quinta Municipal Zoning Code Section 9.50.020 requires that specific height limitations apply to buildings within one hundred fifty feet of the edge of right-of-way for both Primary and Secondary Image Corridors such that all buildings within the image corridor are limited to one story, not to exceed 22 feet in height. The image corridor height limitation would, in effect, establish a buffer area, extending 150 feet from both the Dune Palms Road and Avenue 48 rights of way into the site, within which only one story buildings would be allowed. This buffer area represents approximately 35% of the buildable area of the project site and presents a significant impediment to developing high density multi -family units. This requirement would present a major hurdle to achieving the Housing Element goals of providing housing for all segments of the City's population. The need for 12 Dune Palms Neighborhood Specific Plan City of La Quinta deviation from such standards is acknowledged in both State Law (Government Code Section 65915) and the La Quinta Zoning Code (Section 9.60.270). For these reasons, this Specific Plan provides for a maximum building height of two stories and 28 feet within 150 feet from any Image Corridor so long as the resulting site design offers a visual impression compatible with neighboring development. The Watercolors subdivision to the west (Tract 31311). contains a private drive immediately west of the Dune Palms property line, with single story homes set back approximately 40 feet west of this property line. To facilitate a smooth transition between the two developments, single and two story buildings, parking areas, and landscaping are located adjacent to the Watercolors property line. Three story buildings are required to be buffered with enhanced screening and building orientation such that impacts will be minimized. 2.6.3 Zoning and Development Standards The following section establishes development standards for the land use areas within the Specific Plan site. These standards shall guide design and development of the landscape, architecture, and site within the development area. Any development standards not addressed in this Specific Plan shall be governed by Title 9 of the City of La Quinta Municipal Code. The Specific Plan is intended to create a neighborhood development with several housing choices, as well as recreational and community facilities. Integration of uses and housing types is beneficial, contributing to a distinctive neighborhood feel and additionally offering flexibility to meet specific height requirements. The varied housing styles also allow for the creation of a sufficient number of affordable housing units to assist the City and Redevelopment Agency in meeting the General Plan's Housing Element Goals and the Agency's Housing Implementation Plans. DUNE PALMS HIGH DENSITY RESIDENTIAL ZONING (DPHDR) The permitted land uses and development standards for the high density apartments are designated as Dune Palms High Density Residential (DPHDR) on the Land Use Plan. A. Purpose. To provide for the development and preservation of a high density residential community, consisting of up to 250 apartment dwellings, with open space and recreational and community facilities for residents. 13 Dune Palms Neighborhood Specific Plan City of La Quinta B. Permitted Uses. The following uses are permitted in the DPHDR Zoning District of this Specific Plan, pursuant to the procedures set forth in Section 9.30.050 of the La Quinta Zoning Ordinance and as set forth herein. 1. Attached Multi -family Dwelling Units 2. Community Recreation Facilities 3. Community Facilities 4. Child Day Care Facilities 5. Public Utility Structures and Facilities 6. Parking Facilities 7. Other accessory uses the Planning Commission finds consistent with the purpose and intent of this specific plan C. Development Standards All applicable High Density Residential standards and residential parking standards per Zoning Code Sections 9.30.070 and 9.150.060 respectively, apply except as noted below: Attached Dwelling Units Minimum Livable Floor Area 75 - 100% of Units 750 sq ft 0 - 25% of Units 700 sq ft Parking For Project Spaces Per Unit All Units 1.5/unit + 0.5 guest spaces/unit Recreation and Community Facilities Maximum Structure Height 28 ft Minimum Front and Side Yard Setback 5 ft 14 Dune Palms Neighborhood Specific Plan City of La Quinta Section 3. Circulation 3.1 Overview The site is easily accessed by two arterial thoroughfares, with Dune Palms Road to the east and Avenue 48 to the south. The project's primary access will be via three non -signalized driveways, the main entry will be on Dune Palms Road leading to the community center, with secondary access points located further south on Dune Palms Road and also on Avenue 48. Creative design concepts establish a secure relationship between the automobile and pedestrians near project entries. General Plan Exhibit 3.3 depicts the typical cross sections for arterials. Avenue 48 is identified as a Primary Arterial A, and has been improved to four lanes along the property as well the west of the subject property through the construction of the Watercolors development. Dune Palms Road is also designated as a Primary Arterial A. Exhibit 5 depicts vehicular access to the site. 3.1.1 Streetscape Treatment A streetscape treatment on both Dune Palms Road and Avenue 48 will be designed to be both aesthetically pleasing and water efficient, with planting types from the landscape palette included as Attachment C. Streetscapes will consist of a curvilinear wall along the property, and a meandering walkway with xeriscopic planting beds to showcase water efficiency and quality landscape design along the arterials. Due to the winding nature of the wall, an average landscape setback of 20 feet will be provided along both Dune Palms Road and Avenue 48. 3.1.2 Entries to the Project Site The community's primary entrance is from Dune Palms Road, along the eastern side of the project. There is adequate stacking space for entering and exiting traffic, coordinating well with the site's internal circulation system. The main entry is on Dune Palms Road, and will be right -in, left -in, and right -out. A secondary entry point is located just south on Dune Palms with right -in, right -out only. Finally, a third entry point is located on Avenue 48, which will be right -in, right - out. 3.2 On -Site Circulation System The interior loop drive links the site north -to -south, and provides access to all secondary driveways on the westerly side of the development. It also provides a 15 Dune Palms Neighborhood Specific Plan City of La Quinta connection to each of the two project entrances. The primary interior drives are a minimum of 26 feet in width. Parallel parking bays are staggered on both sides with a wedge curb at the adjacent sidewalks. The internal circulation system will provide, opportunities for traffic calming techniques such as textured surfaces to create tire chatter on the loop road or speed tables or chokers. This will be a key addition to the design; as a pedestrian oriented community, it will be important that speeds are kept low by drivers on the loop road. A benefit of the site's location is the number of shopping and employment opportunities within close proximity to the site. In addition, public transit is available near Highway 111 and Dune Palms Road. The main access points for pedestrians will be in the vehicular access points, connecting to the sidewalks on Avenue 48 and along Dune Palms Road, which leads to the commercial developments and the transit stops on Highway 111. 16 Exhibit 5 Traffic Access C Dune Palms Neighborhood Specific Plan City of La Quinta S 2 Z 17 Dune Palms Neighborhood Specific Plan City of La Quinta Section 4. Site Grading Attachment E depicts the Preliminary Grading Plan for the development. The grading plan identifies proposed land uses within the site boundary, preliminary pad locations and elevations, contours, and retention/detention basin locations as needed. The existing terrain consists of small hummocks and areas previously graded for agricultural uses. The elevation difference from the high point (sand dune toward north end of the property) to the low point (intersection of Dune Palms Road and Avenue 48) is approximately 20 feet. The site will be lowered from the existing natural grade, including the removal of a sand dune located near the center of the property. Landscape setbacks as indicated in the development standards will be required along both Dune Palms Road and Avenue 48. The proposed finish grade elevations near the existing Watercolors residential development are a minimum of 1.7 feet below the existing Watercolor grades. It is anticipated that the entire site will be rough -graded at the onset of construction. The overall height of the site will be lowered from current levels, in order to minimize the aesthetic impacts of the tallest buildings in the project on neighboring residential uses. As a result, approximately 70,000 cubic yards of soil will be exported. The area will be graded with the general hydrological flow being to the southeast. The City is considering a Capital Improvement Project which would construct an underground conveyance system to bring stormwater runoff from the project and neighboring parcels to the La Quinta Evacuation Channel. It is anticipated that project drainage can be discharged directly into the nearby evacuation channel via an underground conveyance system. One or more dry wells and/or small retention basins are included that will minimize nuisance water from entering the evacuation channel. A second option would be to utilize on-site retention of storm flows. 4.1 Wind & Erosion Control / PM10 The Coachella Valley experiences periods of moderate to high wind conditions. Therefore, wind blown dust and sand are a concern during local grading operations. The South Coast Air Quality Management District and the Environmental Protection Agency have instituted a plan in the Coachella Valley to reduce excess PM 10 (small particle dust). These provisions must be adhered to during grading operations. All standard City of La Quinta mitigation measures and conditions of approval will be utilized to ensure that there is adequate PM 10 control in place. Dune Palms Neighborhood Specific Plan City of La Quinta 4.2 SWPPP & NPDES The provisions of the National Pollutant Discharge Elimination System (NPDES) apply to construction projects over 5 acres in size. Since the development site is over 15 acres, a Notice of Intent (N.O.I.) and NPDES permit containing a Best Management Practices Plan must be prepared and filed. Furthermore, a Stormwater Pollution. Prevention Plan (SWPPP) must also be prepared for the development and submitted to the City of La Quinta. Erosion control will be addressed in the SWPPP. Section 5. Drainage and Flood Control The Drainage Plan for the site is shown in Attachment F. The following guidelines shall be used to implement a sufficient drainage and flood control plan. 5.1 Hydrology The specific plan area is covered by Flood Insurance Rate Map 060709 005B revised August 19, 1991, which shows that the project area lies outside the 500 - year flood plain. Off-site flows tributary to the site area have been intercepted and retained by adjacent development and are considered insignificant. 5.2 Flood Control Master Plan The stormwater drainage system in the City of La Quinta is administered by the Coachella Valley Water District (CVWD). Generally speaking, the stormwater drainage system consists of improvements to the major natural drainage channels that run through the City. The property will include provisions to convey runoff from the 100 -year storm event to the La Quinta Evacuation Channel via underground pipes, or it will retain runoff in detention facilities located on the site. In any event, the runoff from such a storm will be contained and directed to minimize or eliminate flows outside the drainage system. 5.3 Temporary Measures The drainage plan proposes to temporarily direct surface runoff via graded swales to two or more retention basins during the development of the site. 5.4 Permanent Measures Drainage facilities will be provided within the private streets on the property, and/or through naturalized drainage courses, leading to either a major storm drain connecting to the La Quinta Evacuation Channel or to on-site retention facilities. In any event, the facilities will be sized to accommodate 100 year storm flows, consistent with City standards. 19 Dune Palms Neighborhood Specific Plan City of La Quinta 5.5 Nuisance Water A minimal amount of nuisance water is expected due to the use of drought - tolerant landscaping where practical, and technologically advanced efficient irrigation systems. The overall drainage plan will collect and convey all nuisance water into one or more dry well collection points (or small retention basins). These facilities will allow the nuisance water to percolate or evaporate, thereby avoiding discharge to the evacuation channel. Methods for filtration and removal of sediments, waste, oils and grease will be consistent with all local, State and federal requirements. Section 6. Utilities The utilities infrastructure that will serve the development is described below and is designed to provide a coordinated system of infrastructure and public services to adequately serve the project, at full build out. The utilities infrastructure and utilities plan identifies standards relative to land use for the plan area and establishes, the infrastructure and public service policies. 6.1 Sewer Plan The project is located within the jurisdiction of CVWD for sewer service. As shown in Attachment F, an existing 10 -inch sewer main is located within the Dune Palms Road right of way, and an 18 -inch main is located within the southern portion of the Avenue 48 right of way. Service connection is proposed at the southeast corner of the project, connecting to the 18 -inch main in Avenue 48. Sewage lines will be provided throughout the site for adequate capacity. Internal streets and driveways are utilized on site as depicted on the exhibit. 6.2 Water Plan The development is located within the jurisdiction of the CVWD for water service. As shown in Attachment F, existing 18 -inch water mains are located within both Dune Palms Road and Avenue 48 rights of way. Service connection will be provided at the southeast corner of the project, in Avenue 48. To meet CVWD standards, a provision is made to dedicate and improve land for the development of one well site on the parcel. The intent is to locate the well site along Dune Palms Road, within the northeast corner of the project site. See Attachment A. The well site is proposed to be approximately 150' by 150' in size. It will be designed and built such that the District can take access to the site from Dune Palms Road. This location is well removed from the existing well site located adjacent to, and west of, the project site on Avenue 48, as well as a proposed site in the northwest corner of the adjacent (to the west) Tract 31311. 20 Dune Palms Neighborhood Specific Plan City of La Quinta Should the well need to be relocated due to technical or other CVWD issues, the location currently shown on the site plan included as Attachment A will revert to residential uses. The well site, as a Public Utility Facility, is identified as an approved use throughout the specific plan area. The specific well location shall be approved by a site development permit. 6.3 Electrical Plan Electric service is provided to the site by the Imperial Irrigation District (IID). All electrical facilities will be underground. Overhead distribution lines are located on the south side of Avenue 48, and underground distributions lines are located within the east side of the Dune Palms Road right of way. Connection is expected to be from existing service points on the west side of Avenue 48. Service to the development is expected to be routine. 6.4 Natural Gas Natural gas service is provided to the site by The Gas Company. A 4 -inch main is located within the north side of the Avenue 48 right of way, and a second is located within the west side of Dune Palms Road right of way. The point of connection is available anywhere along the project's frontage. Service to the development is assumed to be routine. 6.5 Telephone Telephone service will be provided to the development by Verizon. The point of connection is located within the Avenue 48 right of way, where an existing underground line is located on the north side. Service to the development is assumed to be routine. 6.6 Cable Television Cable Television service will be provided to the site by Time Warner. Underground lines exist along both Avenue 48 and Dune Palms Road. The point of connection is at the northwest corner of the Avenue 48 and Dune Palms Road intersection. Service to the development is assumed to be routine. Section 7. Phasing The project will be constructed in a single phase. It is estimated that the project construction will take 24 to 32 months to complete. 21 Dune Palms Neighborhood Specific Plan City of La Quinta Section 8. Design and Sustainability Guidelines 8.1 General Architectural Theme The buildings constructed on the site will have a Mission Revival character, and maintain a consistent theme carried out by quality materials and imaginative design consistent with the existing character of La Quinta. Additional reference material is provided in Attachment B of this document. The simple yet strong architectural vocabulary for the development relies on strategically placed key details and the careful selection of landscape materials. Architectural details include balconies, deeply recessed openings, low walls, courtyards, tile detailing, and awnings. Other salient characteristics of the architectural character include: • Architectural design that is unique in character, but consistent with surrounding area. • The use of simple plaster masses with deep punched openings, arched entryways, and shading elements. • Horizontal and vertical building offsets to create articulated breaks and visual relief. • Wood detailing, tile work, and vivid colors at key places along broad plaster masses. • Building integration with drought tolerant landscaping, such that the architecture appears as an extension and outgrowth of the landscape • Energy efficiency measures include solar energy absorption panels and energy efficient appliances. • Other energy and water conservation techniques and technologies are also incorporated as a part of the overall design. • Site planning and building design are sensitive to views, privacy, adjacent developments, and a coherent, multi -modal circulation network. • Mechanical elements of the building are screened from view by walls, fences or landscaping. • Building mounted lights are shielded and no exposed light sources will be on site. 8.2 Fencing and Walls The project will include perimeter masonry walls along all sides. The Avenue 48 frontage will consist of materials complementary to adjacent development at Rancho La Quinta and Watercolors. The wall along the Dune Palms frontage will resemble, but not duplicate existing walls along Avenue 48. Walls proposed along the Dune Palms and Avenue 48 will be curvilinear, complementing the frontage landscape. ox Dune Palms Neighborhood Specific Plan City of La Quinta Interior garden walls separating patios and yards will be stucco or masonry. Walls separating recreational facilities from other segments of the development will consist of wrought iron fencing and/or masonry. 8.3 Parking Sufficient parking is provided in garages, surface lots, carports, and subterranean parking under the central three-story buildings. Parking standards are as follows: 1.5 spaces/unit + .5 guest space/unit (minimum), 1 space/employee for non residential services and/or activities. The series of three-story apartment buildings will be constructed over a below - grade parking structure. The parking structure will provide parking for residents of those respective buildings. The project will comply with the provisions of Zoning Code Section 9.150.080 except that the required clearance on either side of a structural support column or post in underground parking garages shall be a minimum of six inches on either side of each column. Other three-story buildings will offer tuck -under parking garages for building residents. Surface parking is available in designated areas throughout the site. On the internal driveways, some pocket parking will be provided. 8.4 Site Lighting All lighting is designed and located so as to confine direct light within the project boundaries,,, which includes the landscape buffer areas located along the street frontages. As the City of La Quinta enforces a dark sky policy, lighting for the project shall be consistent with lower lighting levels wherever practical. Lights shall also be shielded as necessary to prevent light from being directed upward. Buildings and Open Spaces: • All lighting will comply with the City's outdoor lighting standards per La Quinta Municipal Code Section 9.100.150. • All poles shall be of a decorative or non -glossy finish, utilizing paint powder coating or an anodized surface. • Lighting fixtures shall be designed to achieve ideal light distribution and minimize point source glare. • Fixtures shall be mounted precisely to prevent glare from tilted fixtures. • All building -mounted lights shall be fully shielded, including but not limited to patio, balcony, securing, and entry door lights. • All lights on the second and third floors shall have extended drop shields so the light source cannot be seen from any public streets. 23 Dune Palms Neighborhood Specific Plan City of La Quinta Parking Areas: • Lighting for parking lot areas shall be high pressure sodium fixtures mounted on steel poles, finished as stated above. • The maximum height for any light source shall be of 12 feet above finish grade. • All lenses shall be of a flush design. • Parking area lighting shall also be shielded so as to minimize impacts to residential developments south and west of the project site. 8.5 Landscaping The landscape concept follows functionality, emphasizing water efficient materials coupled with technologically advanced methods for ensuring the most efficient application of irrigation. Some interior spaces, primarily portions of the Active Space Core, will include some turf landscaping for recreational purposes. Interior streetscapes will also incorporate a street tree program to provide shade for pedestrians and contribute to the overall feel of the community. Tree sizes shall be increased in size as necessary to ensure that two- and three-story buildings are adequately buffered from Avenue 48 and Watercolors. Other portions of the site will incorporate drought -tolerant plant types consistent with Coachella Valley Water District guidelines. Irrigation of all landscaping will be carefully monitored to insure water use efficiency. Landscape materials will be chosen from the landscape palette included as Attachment C but may include other species as approved by City's Director of Community Development. 8.6 Efficiency Measures In addition to materials and site design characteristics depicted on Attachments A and B, internal building designs and construction practices shall be guided to the by the desire for long term energy efficiency to the highest degree feasible. 24 Dune Palms Neighborhood Specific Plan City of La Quinta Section 9. Relationship to La Quinta General Plan Policies The following section identifies goals, policies, and programs in the La Quinta General Plan that are applicable to the Dune Palms Residential Project, followed by a response indicating compatibility and/or consistency. Land Use Goals, Policies and Programs Policy 5: "All land use development proposals shall be consistent with all applicable land use policies and standards contained in the General Plan." • The Specific Plan is consistent with the General Plan. Residential Goals, Policies and Programs Goal 1: "The maintenance and protection of residential neighborhoods to assure that future housing needs are met." • The Specific Plan proposes up to 250 units of housing to meet the City's needs. Goal 2: "A broad range of housing types and choices for all residents of the City." • The 'Specific Plan proposes low and very -low income housing of varied types including flats and town homes to serve residents. • There is a limited number of high density multi -family housing units in La Quinta. The proposed development will provide additional units of this type. Policy 2: "Encourage compatible development adjacent to existing neighborhoods and infrastructure." • The Specific Plan proposes building heights and site design to complement and be compatible with existing surrounding neighborhoods. Policy 5: "The City shall maintain residential development standards including setbacks, height, pad elevations and other design and performance standards which assure a high quality of development". • The proposed housing will meet all development standards as set forth by the City and identified in the Specific Plan. Adequate Housing Resource Goals, Policies and Programs 25 Dune Palms Neighborhood Specific Plan City of La Quinta Goal 1: "Provision of a diversity of housing opportunities that satisfy the physical, social, and economic needs of existing and future residents of La Quinta". • The proposed project will create new housing opportunities for existing and future residents of La Quinta. Program 1.4: "Direct new housing development to viable areas where essential public facilities can be provided and employment opportunities, educational facilities, and commercial support are available". • The proposed project is located within close proximity of employment opportunities, educational facilities and commercial support. Program 1.6: "Develop Medium, Medium High and High Density residential uses in the appropriate designations as well as in locations within the Mixed/Regional Commercial and Village Commercial designations that enhance creative site planning, promote the mixed-use concept where applicable, provide opportunities for affordable and/or employee housing, facilitate the efficient use of public facilities, and support alternative transit modes". • The proposed project is 'High Density affordable housing and includes a community center with multiple uses; and it is within walking distance of shopping, employment and transit service. Program 3.2: "Encourage a mixture of diverse housing types and densities in new developments guided by Specific Plans, around the Village and within the Mixed/Regional Commercial area to enhance their people orientation and diversity through provision of incentives use of density transfer and density bonus provisions". • The Specific Plan prepared for the project is within a Mixed/Regional Commercial area and provides high-density residential housing types. Program 3.6: "Apply shared parking provisions in mixed-use areas as a part of the Village Commercial and Mixed/Regional Commercial designation, and reduced parking requirements for assisted housing devoted to Low and Very Low income households, and/or seniors, as well as second units for seniors and the disabled where applicable". m The Specific Plan allows for reduced parking requirements for low and very low households. Affordable Housing Opportunities Goals, Policies and Programs Goal 2: "A variety of housing opportunities that accommodate the needs of all income levels of the population". The proposed project accommodates very low, low, and moderate income levels. 26 Dune Palms Neighborhood Specific Plan City of La Quinta Program 1.3: "Continue to stimulate private developer and non-profit entity efforts in the development and financing of Low and Moderate income housing, utilizing the Redevelopment Set Aside Housing Fund or other resources available such as HOME funds, CHFA Single Family and Multi -Family programs; HUD Section 208/811 loans and HOPE II and III Homeownership programs to partially support the project. The City shall hold workshops and pre -development meetings with the prospective proponents of affordable housing to advertise the potential types of financial incentives and available and the types of project characteristics considered for assistance, in addition to expanding their website to include a summary of available assistance programs and requirements". • The project developer is a non-profit housing organization familiar with financial resources for affordable housing, and the City has assisted the project with the use of Redevelopment Housing Fund revenue. Commercial Goals, Policies and Programs Program 1.2: "The City will encourage an integration of a wide range of support services at employment centers, including child care, occupational health, fitness facilities and convenience retail shops". • The Specific Plan allows for recreational facilities, and is located adjacent to a retail center offering employment opportunities. Other Land Use Goals, Policies and Programs Goal 2: "The preservation of open space and recreational resources as a means of preserving and enhancing the quality of life and economic base of the City". • An Active Space Core will extend through the Specific Plan area, and include tot lots, a basketball half -court, as well as other passive recreational opportunities such as picnicking. Program 3.3: "The City shall encourage the use of native landscaping and "links" golf courses which preserve natural open space areas". • The Specific Plan includes a landscape palette that emphasizes native and other water efficient planting types. Policy 4: "The City shall continue to include park facilities planning in neighborhood planning efforts". • The Specific Plan proposes several facilities within the Active Space Core including tot lots and playgrounds to satisfy some of the recreation needs of the residents of the site. 27 Dune Palms Neighborhood Specific Plan City of La Quinta Traffic and Circulation Goals, Policies and Programs Program 2.4: "On Primary Arterials, the minimum intersection spacing shall be 1,060 feet. The design speed shall be 50 mph. Left turn median cuts may be authorized if turn pocket does not interfere with other existing or planned left turn pockets. Right in/right out access driveways shall exceed the following minimum separation distances (in all cases, distances shall be measured between the curb returns): • more than 250 feet on the approach leg to a full turn intersection; • more than 150 feet on the exit leg from a full turn intersection; more than 250 feet between driveways All access configurations shall require City Engineer review and approval". • The Specific Plan recognizes Dune Palms Road to be a primary Arterial, and the Traffic Study identifies intersection design and spacing. Program 2.10: "Within subdivisions, private streets may be designed to a width of 28 feet with restricted parking, subject to City Engineer and Fire Department approval". • The proposed interior loop road will a minimum of 26 feet in width with limited parking. Policy 4: "Encourage expansion of ridership and the service area of the public transit systems operated by the Sunline Transit Authority within the City". • The Specific Plan designates pedestrian access for residents to reach the transit stop to the north, on Highway 111. Program 5.1: "In order to locate jobs and housing near each other to reduce shorter work commutes, make a concerted effort to increase City -based employment; encourage mixed-use development with a residential component contiguous with or near to employment centers; facilitate use of the City's home occupation ordinance; and encourage major employers to evaluate tele- commuting opportunities, either home-based or at local centers, as well as part- time options for employees". The Specific Plan proposes a residential development near employment centers along the Highway 111 corridor. Policy 13: "Continue to implement the Image Corridors in the City, and identify new image corridors for streets brought into the City through annexation". • The Specific Plan recognizes that both Dune Palms Road and Avenue 48 are Secondary Image Corridors, and includes revised Image Corridor setbacks and height standards in order to meet City Housing Element goals for providing incentives to affordable housing projects. M. Dune Palms Neighborhood Specific Plan City of La Quinta Policy 14: "In order to preserve the aesthetic values on the City's streets, minimum landscape setbacks shall be as follows: Highway 111: 50 feet Other Major Arterials & Primary Arterials: 20 feet Secondary Arterials & Collector Streets: 10 feet." A modified setback of an average of 20 feet along Primary Arterials has been included in the Specific Plan to accommodate a curvilinear peripheral wall, which will contribute to the aesthetic value of the streetscape. Policy 15: The City shall maintain building height limits along Primary, Secondary and Agrarian Image Corridors in its Development Code. Modified building height along Dune Palms Road and Avenue 48 have been incorporated into the Specific Plan to meet the Housing Goals for the provision of affordable housing in the city. The allowable height limit has been adjusted from 22 to 28 feet. Open Space Element Goals, Policies and Programs Policy 7: "The City shall encourage the preservation of open space in privately owned development projects". • The Active Space Core proposed in the Specific Plan accounts for approximately 38% of the total area. Parks and Recreation Element Goals, Policies and Programs Goal 2: "Sufficient parkland and recreational facilities to meet the active and passive recreational needs of all residents and visitors". The Specific Plan proposes open space and several recreational facilities throughout the site for use. Energy and Mineral Resources Goals, Policies and Programs Policy 1: "The City shall encourage the incorporation of energy conservation features in the design of all new construction and the installation of energy- saving devices in existing development". + The Specific Plan identifies energy conservation opportunities. Program 1.2: "Passive design concepts which increase energy efficiency, such as the use of landscaping materials and site orientation to provide shade and windbreaks, shall be encouraged". 29 Dune Palms Neighborhood Specific Plan City of La Quinta ® The Specific Plan identifies design standards that incorporate active and passive features to increase energy efficiency. Biological Resources Goals, Policies and Programs Policy 2: "Staff shall review all development applications for vacant land for their potential impacts to existing wildlife and habitat. Agricultural lands shall be exempt from this requirement, except as described". • A biological survey has been completed for the site. Policy 3: "Native, drought -tolerant desert plant materials shall be incorporated into new development to the greatest extent practical. Invasive, non-native species shall be discouraged". • The Specific Plan provides for a landscape palette of drought -tolerant, non-invasive species in Attachment C Paleontologic Resources Goals, Policies and Programs Goal 1: "The identification and preservation of significant paleontologic resources which occur in the City". • A paleontologic study has been performed for the site. Water Resources Goals, Policies and Programs Policy 1: "The City shall support the Coachella Valley Water District in its efforts to supply adequate domestic water to residents and businesses". • The project area will be adequately served by the Coachella Valley Water District, and additionally incorporates a CVWD well site into the project. Surface Water & Storm Drainage Goals, Policies and Programs Policy 2: "All drainage facilities identified in the Comprehensive Drainage Master Plan shall be constructed to conform to the requirements and standards of the city and CVWD". Drainage facilities will be in conformance with all applicable city and agency standards. 30 Dune Palms Neighborhood Specific Plan City of La Quinta Policy 3: "All new development shall include on-site retention/detention basins and other necessary stormwater management facilities to accommodate runoff from the 100 -year storm". • The Specific Plan addresses stormwater management facilities within the project area. Policy 4: "The City shall assure that roadway stormwater facilities are designed, constructed and maintained in a manner which eliminates standing water and flooding". i All roadway stormwater facilities will conform to City standards. Domestic Water Goals, Policies and Programs Policy 1: "The City shall assure that adequate, high-quality potable water supplies and facilities are provided to all development in the community". • The Coachella Valley Water District will serve the project area with potable wate r. Sanitary Sewer Goals, Policies and Programs Policy 1: "The City shall assure the provision of adequate sanitary sewer collection and treatment services and facilities to all development in the community". The Coachella Valley Water District will provide adequate sanitary sewer services to the project area. Public Utilities Goals, Policies and Programs Policy 3: "All utility and electric wires up to 34.5 kilovolts serving new development shall be installed underground". • All utility and electric wires will be installed underground. Program 4.1 "To the greatest extent practical, all new utility equipment boxes, including but not limited to traffic signal equipment, and electrical and telephone equipment, shall be located either underground, or away from street corners and effectively shielded from public view. Undergrounding of these facilities is preferred". • All utility equipment boxes will be underground to the greatest extent practical. 31 Dune Palms Neighborhood Specific Plan City of La Quinta Hazardous Materials Goals, Policies and Programs Policy 4: "To reduce the potential impacts of subsurface sewage disposal systems on human health and the environment, the City shall encourage, to the greatest extent practical, the connection of new development to the Coachella Valley Water District's sewage collection system". The development will be connected to the Coachella Valley Water District's sewage system. Geologic and Seismic Hazards Goals, Policies and Programs Policy 5: "To minimize the hazards associated with groundshaking and other seismic events, all new structures shall be built in accordance with the latest version of the Uniform Building Code (UBC) and/or International Building Code". O All buildings shall comply with the Uniform Building Code. Policy 9: "All new development shall be required to minimize, to the greatest extent practical, blowsand and other wind erosion hazards affecting properties downwind". • The Specific Plan addresses wind and erosion control on the site and will minimize effects to the greatest extent practical. Flooding and Hydrology Goals, Policies and Programs Policy 5: "Drainage policies and development standards shall provide for a reduction in runoff from developed lands and shall be consistent with local and regional stormwater management plans". The City and CVWD are working together to implement runoff reduction. Program 5.1: "At the discretion of CVWD, new development shall continue to be required to construct on-site retention/detention basins and other necessary stormwater management facilities that are capable of managing 100 -year stormwater flows. New development immediately adjacent to the Coachella Valley Stormwater Channel shall continue to have the option of discharging 100 - year stormwater flows directly into the stormwater channel". The City and CVHC have agreed to adequate management of site drainage. 32 Dune Palms Neighborhood Specific Plan City of La Quinta Noise Goals, Policies and Programs Policy 1: "The City shall maintain noise standards in conformance with the Table 8.1, Community Noise and Land use Compatibility". The proposed project will conform with all City noise standards. Historic Preservation Goals, Policies and Programs Program 3.2.1: "Require all proposed project sites to be surveyed by a qualified archaeologist, historian, and/or architectural historian, as appropriate, to identify any potential cultural resources that may be affected, unless the preponderance of the evidence demonstrates that such survey is unnecessary". • An archaeological study was performed for the site. 33 Dune Palms Neighborhood Specific Plan City of La Quinta ATTACHMENTS The materials contained on the attachments that follow have not been adopted as part of the Specific Plan. Rather, they are provided for informational purposes to aid the reader in understanding the project more fully. The materials depict a level of detail appropriate for site development or conditional use permit, and most of them derive from those sources. As such permits are approved, or amended, updated information will be added to these Attachments. At the time of printing, the site plan and vehicle access points are as shown in Attachment A. Attachment A: Illustrative Site Plan with Vehicle Access Attachment B: Building Materials Attachment C: Landscape Exhibits Attachment D: Grading Plan Attachment E: Drainage Plan Attachment F: Utilities Plan Attachment G: Resolutions and Conditions of Approval -9m Dune Palms Neighborhood Specific Plan City of La Quinta Attachment A Illustrative Site Plan I I I LlJLr L) UD ULI� UUU LJL') l ]-.grORY WNTERCOLORS DEVELOPMENT i 2-S X)RY 1 3.s-rORY w.1 l �— r � o P.3 P3 { I 1� tl11 �. I pa ILL) I -'M,-L5 5W9-_� - / L4 ,� v� s _ � _ .� F55 _ - �- - .t Ll 'J P.6 ' z _ cn J � _ !- . - - F5:1 f I I� `...�..i1 1 P3 rpom 5W.2 WWI i7Lt / PL3 P,d -F5.1 W.6 i. P4 �r1r =� - 00 13 / P3 tltl TYR GF 4 LIF PER BLDG. � bd no 1 (3 !!!] 00 Oq 00 SW2 � I r r � Aq /] rk/I � ❑ 0 U I WA I. t +fr•1 C.1 I y j1 l I I £i Drat �,.•� ora2lk 1 � �� { � ^Dra1 W I — + ----- ------ -- �— -- -- — _ f k------ -- __ ------ - -- - --- ---------------------------------------------- ------------ -------- NL____________________. ._.�—___--___-- }� W3 5W5 ' L4 I __L W,1Q WA W$ k y WA W.10 DUNE PALMS RD. A A A A DUNE FALM5 NUGHF)OKHOOD 0507 LA OUINTA DUNE PALMS NEIGHBORHOOD INTERACTIVE DESIGN CORPORATION COACHELLA VALLEY HOUSING COALITION EM 199 S. Civic Drive, Suite 10 MON Pehn Springy, rAlifomin 92262 10 T:IM323-499® F:76"22-5308 E: mail@inlemctivedesigucorp com I SW.7 CVWD W3 I SITEPLAN 50 100 ,50 20o MARCH 13 2006 1ITA MATERIAL &COLOR BOARD � DUNE. PALMS NE-IGH50KHOOD MARCH 132°°6 0507 uTA DUNE PALMS NEIGHBORHOOD COACHELLA VALLEY HOUSING COALITION IINTERACTIVEAINTERACTIVEDESIGN CURPURA7'f�M O 199 S Civic Drive, Suite 10 0 Pel. Springs, Cnlifomia 92262 T: 760/323.3990 P: 760/322-5308 e: msil@imerec8vedesipcmp com Dune Palms Neighborhood Specific Plan City of La Quinta Attachment B Building Materials J Dune Palms Neighborhood Specific Plan City of La Quinta Attachment C Landscape Exhibits Go le W m Z ILI PERIMETER I ENTRY TREE TYP. 1, DUNE PALMS ROAD �Awllflffl 3 - Ll IF 0507 LA OUINTA DUNE PALMS NEIGHBORHOOD INTERACTIVE DESIGN CORPORATION COACHELLA VALLEY HOUSING COALITION q199 S. Civic Drive, Suite 10 mm Min Springs. C'alifurnia 92262 r: 760x323 4990 FI. 76a'322 -53f)8 C: m il4intc s ivedesigncorp cam w LAI'DWAPE ARCHTECT9, NC 74020 ALESSANDRO, SWE E PALM DESERT, CA 82260 (760)568-3624 FAX (760) 773-6616 B�$ LANDSCAPE PLAN SCALE - I- = 40'-0' MARCH 13 2006 DUNE PALMS NEIGHBORHOOD PLANT PALETTE �. ' S arr ODY]Ej a cRalLreNwif/ Fr2r uLan4 E a t r a r" N F,tb DetBHEG00 ,56900 TREE 24711368D7c ,Ys.3+3 : 'a TRNtu TER) TFUTRE£ 2r-i0E ,`0.250 M,y,•••,.- i •: WLCHlOASllLl*kRRl .�'1ii ;•: J'' -� .. 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Civic Drive, Suite 10 I Palm Sprinp.01iforriia 92262 00 T: 770.'323.147'0 V7701322-5308 E: mail@intmcliveduip"p com Dune Palms Neighborhood Specific Plan City of La Quints Attachment D Grading Flan Dune Palms Neighborhood Specific Plan City of La Quinta Attachment E Drainage Plan a1 N NLq �¢y rg 0.10 10 TSI14 � ............ ............................ I try 1 i F« _• - , i I - f'^--•- f �- �`_-_- - � y - m 1 � �� I at•`�� i I 1� s, r• �—��^o I tip I- I MIS F ..!" k. 1 I I r ---i �_9 1N • I , LM 414 r ,camCA ` 1 I � � s`� .--•nn Orae � iu �� jI'`�±` �.!'1'- •��'"� � yl C7 � q CA tl _ . -v' a fit• j I � � '°"'� i _ _ 1� r I k l 1 rb pop IA ate__ \�-• .�. -- j II ck -4 m III It il -- IAiL L�11 _ ------ -- I _ _ _ _-------__ _ __ 4 I •, w .. `��, .. « �`�— , � .. �. _� G1"A"d3'CiWVI�IE� _ . _ .I ;�.•_. — .. _ ...�.. . � - _ - _' . ___.. _ ...-�--... ,. � , .. �, _ .__. , , � . _ . — .. � • .. __ .. _ i�a� . — - . _ , . — — . �— _ — '� �--�, — - ;. "� � +' _ � Jf.' _ — + , . — . - -�-- —_ . — . _ _ .. � _ _ .� — Ate— --- • • .--_ . ' � -. S. IA Dune Palms Neighborhood Specific Plan City of La Quinta Attachment F Utilities Flan -R 6' - PROP. 8"CD PROP. 4B' 1J CLCAl.'CO"! '' I WATER MNMANHOLE �J I vl I1 1ww 5 fair. _ 54WrF "TF.W r- : a' OR 3 ! I PROP. * AVC-� r Wn1,;R MAW,- �\ ri - SEWER k4N .PROP. 6' PVC PKI)p A y, SEWER MAN •ti n!n]i CIFINVP , I WAIT I II 1 I `I SCWLN a PSP A P4C if PROP. 12" A59D19L"1 Of I: E � I WATER MAIN ,•}'f I _ - - - _ I Y I I S I PROP 12 " WATER MaN I � 1 11 .:. 'khiLq SANYI� PROP B DI WATER MAIN.. •_I L PROP 12' U4 WATER WA } I I l- ptiJg, y PYC 1 A cLEANOIn PROP. B'y 1 `1 p # lljl II,Y - Imo. II �I-Iflilai+._.I+—I II I I PROP 46'I _ _MANHOLE f WATER MAN PROP. 6' ?�'C PROP. 87.01 SDKA LA L . WA1TN 4x'!1 t... PRLM. 6I - Ir it I ` , .. _...• ,, . f 71 sEr 5[uBL 1 �I I i 1 1141 f^;, nRan a an r rl J tKg7P- ,FTI �• Yd _ "`' nRP b nc * R,,ILA11k, - I PROP. PROP. B'. OI SEWER "N �•;6m..�,, $ 111 ! I WATER TMH - M{Al[4 AVid YII ! lI -lA—NaL + PROP:: 41 Si- .S � �. I L N�MAR1 I � SE IOM11M I MANHOI.F� - - - -_ _ - PROP, 36' RCP PROP, $4' gCPI MH I STORM DRAIN STORM ORAN PROP, RCFCWCD MH NO 1 II PROPI36" RCP I ! STORM,. DRAIN E f 1 ' I Dune Palms Neighborhood Specific Plan City of La Quinta Attachment G Resolutions and Conditions of Approval RESOLUTION NO. 2006-032 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA APPROVING THE DEVELOPMENT PLANS FOR 218 UNIT MULTI -FAMILY RESIDENTIAL DEVELOPMENT CASE NO.: SITE DEVELOPMENT PERMIT 2006-857 APPLICANT: COACHELLA VALLEY HOUSING COALITION WHEREAS, the City Council of the City of La Quinta, California, did, on the 4th day of April, 2006, hold a duly -noticed Public Hearing to consider the request of the Coachella Valley Housing Coalition for a Site Development Permit for a 218 unit multi -family residential development located west of Dune Palms Road and north of Avenue 48, and more particularly described as: PARCEL 4 OF PARCEL MAP 33588: and; WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 28th day of March, 2006, hold a duly -noticed Public Hearing to consider the request of the Coachella Valley Housing Coalition for a Site Development Permit for a 218 unit multi -family residential development located west of Dune Palms Road and north of Avenue 48; and, WHEREAS, said Site Development Permit has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-68). The City Council certified Environmental Assessment 2004-524 for Specific Plan 97-011, Amendment No. 3 for the Centre at La Quinta Specific Plan and completed an Addendum to Environmental Assessment 2004-524 for Site Development Permit 2005-824. No changed circumstances or conditions exist which would trigger the preparation of a subsequent Environmental Impact Report or environmental review pursuant to Public Resources Code Section 21166; and, WHEREAS, the Architecture and Landscape Review Committee, at its' meeting of March 20th, 2006, did review the architecture and landscape plans for the proposed project and recommended approval, subject to conditions, to the Planning Commission; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Council did make the following Mandatory Findings of approval to justify said Site Development Permit 2005-857: Resolution No.. 20067032 Site Development Permit 2006-857 Coachella Valley Housing Coalition Adopted: April 4, 2006 Page 2 A. Compliance with General Plan- The project is in compliance with the goals, policies and intent of the La Quinta .General Plan in that the property to be developed is designated Regional Commercial and the General Plan Land Use Element allows High Density Residential development with an affordable component within the Mixed/Regional Commercial designation if it is more than 600 feet south of Highway 1 1 1. B. Consistency with the Specific Plan- The design and development of the multi- family residential project will be consistent with the design guidelines and development standards provisions of Specific Plan 2006-078. C. Compliance with Zoning Code- The design and development of the multi -family residential project will be consistent with the City's Zoning Code, where provisions of the Specific Plan do not apply, provided conditions contained herein are met to ensure consistency with the Zoning Code. D. Site Design- The site design of the project, including but not limited to project entries, interior circulation, vehicular, pedestrian and bicycle circulation, pedestrian and resident amenities, parking, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the City. E. Architectural Design- The architectural design of the project, including but not limited to the architectural style, scale, building mass including the stepped -back buildings concept, materials, colors, architectural details, roof style, and other architectural elements, are compatible with surrounding development. F. Landscape Design- Conceptual project landscaping include but not be limited to the location, type, size, color, texture, and coverage of plant materials that will be designed so as to provide 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, provide an overall unifying influence, enhance the visual continuity of the project, complement the surrounding project area and as conditioned will comply with City and CVWD water efficiency, ensuring efficient water use. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: Resolution No. 2006-032 Site Development Permit 2006-857 Coachella Valley Housing Coalition Adopted: April 4, 2006 Page 3 1. That the above recitations are true and constitute the findings of the City Council in this case; 2. That the City Council does hereby approve Site Development Permit 2006-857 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council held on this 4" day of April, 2006, by the following vote: AYES: Council Members Henderson, Kirk, Osborne, Sniff, Mayor Adolph NOES: None ABSENT: None ABSTAIN: None DON ADOLPH, Oayor City of La Quinta, California ATTEST: J0 REEK, CMC, CicTderk City of La Quinta, California (CITY SEAL) Resolution No. 2006-032 Site Development Permit 20.06-857 Coachella Valley Housing Coalition Adopted: April 4, 2006 Page 4 APPROVED AS TO FORM: M. KATH'ERINt JENSON, Cit torney City of La O.uinta, California CITY COUNCIL RESOLUTION NO. 2006-032 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2006-857 COACHELLA VALLEY HOUSING COALITION ADOPTED: APRIL 4, 2006 GENERAL 1. The developer agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the developer of any claim, action or proceeding and shall cooperate fully in the defense. 2. Prior to the issuance of any grading, construction, or building permit by the City, the developer shall obtain any necessary clearances and/or permits from the following agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District ® Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • SunLine Transit Agency • SCAQMD Coachella Valley The developer is responsible for all requirements of the permits and/or clearances from the above listed agencies, When the requirements include approval of improvement plans, the developer shall furnish proof of such approvals when submitting those improvements plans for City approval. A project -specific NPDES construction permit must be obtained by the developer; and who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the developer's Notice of Intent ("NOI"), prior to the issuance of a grading or site construction permit by the City. Resolution No. 2006-032 Conditions of Approval - Final Site Development Permit 2006-857 Coachella Valley Housing Coalition Adopted: April 4, 2006 Page 2 3. The developer shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ. A. For construction activities including clearing, grading orexcavation of land that disturbs one (1). acre or more of. land, or that disturbs less than one -0) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). The developer or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The developer's SWPPP shall be approved by the City Engineer prior to any on or off-site grading being done in relation to this project. C. The developer shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of :all improvements by the City. D. The developer's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. E. All erosion and sediment control BMPs proposed by the developer shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. F. The approved SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. Resolution No. 2006-032 Conditions of Approval - Final Site Development Permit 2006-857 Coachella Valley Housing Coalition Adopted: April 4, 2006 Page 3 4. Permits issued under this approval shall, be subject to the provisions of the Infrastructure Fee. Program and Development Impact Fee program in effect at the time of issuance of building permit(s). PROPERTY RIGHTS 5. Prior to issuance of any permit(s), the developer shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. 6. The developer shall offer for dedication on the Final Map all public street right-of- ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 7. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Dune Palms Road (Primary Arterial, Option A, 110' ROW) — The standard 55' from the centerline of Dune Palms Road for a total 110 - foot ultimate developed right of way except for: A) , If necessary, an additional right of way dedication for a deceleration/right turn only lane at the Primary Entry (north end) of sixty three (63') feet from the centerline and length conditioned under STREET AND TRAFFIC IMPROVEMENTS, and B) If necessary, an additional right of way dedication for a deceleration/right turn only lane and combined bus turnout at the Secondary Entry (south end) of sixty three (63') feet from the centerline and length conditioned under STREET AND TRAFFIC IMPROVEMENTS. 2) Avenue 48 (Primary Arterial, Option A, 110' ROW) — The standard 55' from the centerline of Avenue 48 for a total 110 -foot ultimate developed right of way except for: Resolution No. 20067032 Conditions,of Approval - Final Site Development Permit 2006-857 Coachella Valley Housing Coalition Adopted: April 4, 2006 Paige 4 A) An additional right of way dedication for a deceleration/right turn only lane of sixty three (63') feet from the centerline and length conditioned under STREET AND TRAFFIC IMPROVEMENTS. 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. Pursuant to this requirement, the Developer shall include in the submittal packet containing the draft final map submitted for map checking, arroffsite.street geometric layout, drawn at 1 " equals 40 feet, detailing the following design aspects: median curb line, outside curb Fine, lane line alignment including lane widths, left turn Lanes, deceleration lane(s) and bus stop turnout(s): The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement. 9. The. developer shall create perimeter landscaping setbacks along all public right-of- ways as follows: A. Dune Palms Road and Avenue 48 (Primary Arterial) - 20 -foot average minimum from the R/W-P/L. The setback requirements shall apply to all frontages including, but not limited to, remainder, parcels and sites dedicated for utility purposes. Additionally, the abovementioned perimeter landscaping setbacks shall be maintained along all public rights of way where additional right of way ,.is required per these conditions of approval. Where public facilities (e.g., sidewalks) are placed on privately -owned -setbacks, the developer shall offer for dedication blanket easements for those purposes on the Final Map. 10. Direct vehicular access to Dune Palms Road is restricted, except for those access points identified on the Site Development Permit site plan,. or as otherwise conditioned in these conditions of approval. 1 1 . The developer shall furnish proof of easements, or written -permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. Resolution No. 2006-032 Conditions,of Approval - Final Site Development Permit 2006-857 Coachella Valley Housing Coalition Adopted: April 4, 2006 Page 5 12. The developer shall cause no easement to be granted, or recorded, over any portion of the subject property unless such easement is approved by the City Engineer. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refers to persons currently certified or licensed to practice their respective professions in the State of California. 13. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of Section 13.24.040 (Improvement Plans), LQMC. 14. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the developer may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Rough Grading Plan 1 " = 40' Horizontal B. Precise Grading Non -Residential Plan 1 " = 30' Horizontal C. PM 10 Plan 1" = 40' Horizontal D. SWPPP 1 " = 40' Horizontal E. Off -Site Street Improvement/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical F. Off -Site Signing & Striping Plan 1 " = 40' Horizontal G. On -Site Street Improvements/Signing & Striping/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical The Off -Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. NOTE: A through G to be submitted concurrently. H. Traffic Signal Modification Plan (if required) 1 " = 20' Horizontal I. Off -Site Median Landscaping Plans 1 " = 40' Horizontal Resolution No. 2006-032 Conditions of Approval - Final Site Development Permit 2006-857 Coachella .Valley Housing Coalition Adopted: April 4, 2006 Page 6 Other engineered improvement plans prepared for City approval that are not listed above - shall be prepared in formats approved by the City Engineer :prior to Commencing plan preparation. All Off-S-ite Plan & Profile Street Plans and Signing & Striping Plans shall show all existim ng improveentsfor a distance of at least 200 -feet beyond the project limits, or a distance sufficient to show any required design transitions to include all approaches to the Avenue 48'and Dune Palms Road. All On -Site 'Signing & Striping Plans shall show; at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing, elevations shown. All footings shall have a minimum of 1 -foot of cover, or sufficient cover to clear any adjacent obstructions. The developer shall: prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2001 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Engineering Department in conjunction with the Site Development Plan when it is submitted for plan checking. "Precise Grading Non-.Residentia.l" plans shall normally include all on-site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements and ADA requirements: 15. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the Online Engineering Library at the City website (wwwJa-quinta.flrg). Navigate to the Public Works Department home page and look for the Online Engineering Library hyperlink. 16. The developer shall furnish a complete set of the AutoCAD files of all approved r improvement plans on a storage media acceptable to the City Engineer. The files shall be saved in a standard AutoCAD format so they may be fully retrievable through .A a basic AutoCAD program. At the completion of construction, and prior to the final acceptance of the improvements by the City, the developer shall update the AutoCAD files in order to reflect the as -built conditions. Resolution No. 2006-032 Conditions of Approval - Final Site Development Permit 2006-857 Coachella Valley Housing Coalition Adopted:. April 4, 2006 Page 7 Where the improvement plans were not produced in a standard:AutoCAD format, or a file format that can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. IMPROVEMENT SECURITY AGREEMENTS 17. Per the Conditions of Approval for Parcel Map No. 33588, the developer of this Site Development Permit, shall furnish a fully secured and executed Subdivision Improvement Agreement ("SIA") guaranteeing the construction of all on and off-site improvements and satisfy its obligations for same, and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. Execution of the required Subdivision Improvement Agreement shall be completed prior to off-site street improvement plan approval. Pursuant to this condition, the developer shall have off-site street improvement plans approved prior to precise grading plan approval. 18. Any Subdivision Improvement Agreement ("SIA") entered into by and between the developer and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Site Development Permit and underlying' Parcel Map No. 33588, shall comply with the provisions of Chapter 13.28 (Improvement Security), LQMC. 19. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. When improvements are phased through a "Phasing Plan," or an administrative approval (e.g., Site Development Permits), all off-site improvements and common on- site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured through a SIA, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured through a SIA, prior to the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. In the event the developer fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. Resolution No. 2006-032 Conditions of Approval - Final Site Development Permit 2006-867 Coachella velley.Housing Coalition Adopted: Apri14, 2006 Page 8 20. Depending on the timing of the development of the Site Development Permit, and the status of the off-site improvements .at the time, the. developer may at the discretion of the Public Works Director be required to: A. Construct certain off-site improvements. B. Construct additional off-site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this tentative parcel map: D. Secure the costs for future improvements:that: are to be made by others. E. To agree to any combination of these means, as the City may require. Off -Site Improvements should be completed on a first priority basis. The developer Shall complete Off -Site Improvements in the first phase of construction. In the event that any of the improvements required for this development are constructed by the City, the developer shall, prior to the approval of the Final Map; or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 21. The developer shall submit detailed construction cost estimates for all proposed on- site and off-site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimate_ s shall conform to the unit cost schedule adopted by City resolution, or ordinance. For items not listed in the City's unit cost schedule, the proposed unit costs shall be approved by the City Engineer. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the developer's detailed cost estimates. 22. Security will not be required for telephone, natural gas, or Cable T.V. improvements. 23. Should the developer fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. Resolution No. 2006-032 Conditions of Approval - Final Site Development Permit 2006-857 Coachella Valley Housing Coalition Adopted: April 4, 2006 Page 9 GRADING 24. The developer shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 25. Prior to occupancy of the project site for any construction, or other purposes, the developer shall obtain a grading permit approved by the City Engineer. 26. To obtain an approved grading permit, the developer shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer, B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, (Fugitive Dust Control), LQMC, and D. A Best Management Practices report prepared in accordance with Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and ,Storm Management and Discharge Controls), LQMC. All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. The developer shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. 27. The developer shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 28. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1 . All Resolution No. 2006-032 Conditions of Approval - Final Site Development Permit 2006-857 Coachella Valley Housing Coalition Adopted: April 4, 2006 Page 10 unpaved parkway areas adjacent to the curb shall be depressed one and one-half. inches 0 .5") in the first eighteen inches 0 87) behind the curb. 29. The developer shall abandon any existing wells within the project: boundaries. as approved by CVWD and the City Engineer. 30. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative parcel map, unless the pad elevations have other requirements imposed elsewhere in these Conditions. of .Approval. 31. Prior to the issuance of a building permit for any building lot, the developer shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if, any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 32. As the applicant proposes discharge of storm water directly, or indirectly, into 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 the 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 the overlying tentative parcel map and this site development permit 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 final development CC&Rs for meeting these potential obligations. The tributary drainage area shall extend to the centerline of adjacent public streets and: include any resulting uncaptured tributary stormwater flows 33. The applicant shall transport on site and tributary stormwater through underground storm drainage system as approved by the City Engineer. Resolution No. 2006-032 Conditions of Approval - Final Site Development Permit 2006-857 Coachella Valley Housing Coalition Adopted: April 4, 2006 Page 11 34. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on-site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 35. Nuisance water shall be retained on site. Nuisance water shall be passed through a prefilter system comparable to the MaxWell Plus Primary Settling Chamber (or equivalent) before being disposed in a trickling sand filter and leach field or equivalent system approved by the City Engineer If discharge of stormwater to the La Quinta Evacuation Channel is not approved by CVWD, then the following shall be applicable to this Site Development Permit. 36. The applicant shall revise proposed retention basins to comply with the provisions of Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No. 97.03. More specifically, stormwater failing on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. Additionally, the 100 year stormwater shall be retained within the interior street right of way. The tributary drainage area shall extend to the centerline of adjacent public streets and include any resulting uncaptured tributary stormwater flows. The design storm shall be either the 3 hour, 6 hour or 24 hour event producing the greatest total run off. Note: If this option is implemented a revised Site Development Permit may be required 37. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 38. For properties where sump conditions exist, the applicant must either define a diversion/overflow strategy or retain upstream stormwater as required for existing as - built conditions from all off-site tributary flow from the respective high points. The applicant must provide either on-site retention or alternative facilities of diversion/pass through, if selected. Historical flow paths should be identified and routing provided in the hydrology analysis equivalent to historical flow direction. As local topography allows, tributary areas may exceed limits of property lines adjacent to public roads. The 100 -year storm shall be the governing event in the designer's evaluation. 39. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise. Resolution No. 20066032 Conditions of Approval - Final Site Development Permit 2006-857 Coachella Valley Housing Coalition Adopted: April 41 2006 Page 12 40. Nuisance water shall be retained on site. Nuisance water shall be.passed through a prefilter system comparable to. the MaxWell :Plus Primary Settling Chamber (or equivalent) before being disposed in a trickling sand filter and leach field or. equivalent system approved by the City Engineer. A geotechnical study shall confirm the applicability of sand filter use for the development based on the existing soil conditions. The sand filter and leach field or equivalent system shall be designed to contain surges of up to 3 gph/1,000 sq. ft. of landscape area, and infiltrate: 5 gpd/1,000 sq. ft. The sand filter and leach field shall be designed to contain nuisance water surges from landscape area, residential unit, and off-site street nuisance water. Flow from adjacent well sites shall be designed for retention area percolation by separate infiltration system approved by the City Engineer. The sand filter design shall be per La Quinta Standard 370 with the equivalent of 137.2 gph of water feed per sand filter to accept the abovementioned nuisance water requirements. Leach line requirements are 1.108 feet of leach line per gph of flow. 41. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 42. For on-site common retention basins, retention depth shall be according to Engineering Bulletin 97.03, and side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. 43. Stormwater may not be retained in landscaped parkways or landscaped setback lots Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped- with berms and mounds, pursuant to Section 9.100.040(13)(7), LQMC. 44. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 45. The development shall be graded to permit storm flow in excess of retention capacity to flow .out of the development through a designated overflow and into the historic drainage relief route., 46. The Applicant is hereby notified that future site modifications may be necessary including, but not limited to lot and street reconfiguration. Verification of the proposed storm water retention system is subject to review and approval by the Coachella Valley Water District. If in the event, the proposed retention capacity or pass through storm water flow is found to be inadequate during final design, the Applicant shall revise what is currently proposed in the preliminary hydrology study and make adjustments to the site layout as needed to accommodate the increased Resolution No. 2006-032 Conditions of Approval - Final Site Development Permit 2006-857 Coachella Valley Housing Coalition Adopted: April 4, 2006 Page 13 retention/detention or pass through capacity required to satisfy safety issues of the Public Works Department and CVWD. Pursuant to the afore mentioned, the applicant may be required to construct additional underground and aboveground drainage facilities to convey on site and off site stormwater as well as stormwater from adjacent mountainous terrain that historically flows onto and/or through the project site. Any proposed channels that convey stormwater shall be lined to protect against erosion as required by the Public Works Department and CVWD. Note: If this option is implemented a revised Site Development Permit may be required. UTILITIES 47. The developer shall comply with the provisions of Section 13.24.110 (Utilities), LQMC. 48. The developer shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 49. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 50. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the developer shall comply with trench restoration requirements maintained, or required by the City Engineer. I The developer shall provide certified reports of all utility trench compaction for approval by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 51. The developer shall comply with the provisions of Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For Individual Properties And Development), LQMC for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 52. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) Resolution No. 2006-032 Conditions of Approval - Final Site Development Permit 2006-857 Coachella Valley Housing Coalition Adopted: April 4. 2006 Page 14 A. OFF-SITE STREETS 1:) Dune Palms Road (Primary Arterial; 110' R/W option); Widen the west side of the street along all frontage adjacent to the Site Development Permit boundary to its ultimate width on ithe west side as specified in the General Plan and the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary ,to augment and convert it from a rural county -road design standard to La Quinta's urban arterial design standard. The west curb face shall be located forty three feet (43') west of the centerline, except at locations where additional street width is needed to accommodate: a) If necessary, a deceleration/right turn only lane on Dune Palm Road at the Primary Entry to the north. The west curb face shall be located fifty one feet (51') west of the centerline and deceleration length of 250 feet plus a transition length of 150 feet or as approved by the City Engineer. b) If necessary, a deceleration/right turn only lane and combined bus turnout on Dune Palm Road at the Secondary Entry to the south. The west curb face shall be located fifty one feet (51') west of the centerline and deceleration and a transition length from the Primary Entry to the north to the Secondary Entry or as approved by the City Engineer. Other required improvements in the Dune Palms Road right or way and/or adjacent landscape setback area include: C) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. d) 8 -foot wide meandering sidewalk. The meandering sidewalk shall have an arrhythmic horizontal layout that utilizes concave and convex curves with respect to the curb line that either touches the back of curb or approaches within five feet of the curb at intervals not to exceed 250 feet. The sidewalk curvature radii Resolution No. 2006-032 Conditions of Approval - Final Site Development Permit 2006-857 Coachella Valley Housing Coalition Adopted: April 4, 2006 Page 15 should vary between 50 and 300 feet and at each point of reverse curvature, the radius should change to assist in creating the arrhythmic layout. The sidewalk shall meander into the landscape setback lot and approach within 5 feet of the perimeter wall at intervals not to exceed 250 feet. e) An 18 - foot wide raised landscaped median along the entire boundary of the Site Development Permit plus variable width as needed to accommodate a dual left turn for the south bound Dune Palms Road traffic turning left to eastbound Avenue 48. The length shall be 250 feet with a 150 -foot taper or as approved by the City Engineer. Additional median openings are required for the following: Dune Palms Road - North bound Traffic Left turn movement into Primary Entry with a minimum length of at least 100 feet plus a 50 -foot transition. The length shall be 250 feet with a 150 -foot taper or as approved by the City Engineer. The developer shall design the median opening for positive restriction of prohibited movements. Dune Palms Road - South bound Traffic Left turn movements into the existing two south most driveways into Desert Sands Unified District Administrative Complex on the east side of Dune Palms Road located 400' and 1040,' north of Avenue 48. The length shall be 250 feet with a 150 -foot taper or as approved by the City Engineer. The developer shall design the median opening for positive restriction of prohibited movements. 2) Avenue 48 (Primary Arterial; 110' R/W option): No additional widening of Avenue 48 is required along the Site Development Permit boundary, except at locations where additional street width is needed to accommodate: Resolution No. 2006-032 Conditions of Approval - Final Site Development Permit 2006-857 Coachella Valley Housing Coalition Adopted: April 4, 2006 Page 16 a) A deceleration/right turn only lane on Avenue 48. The north curb face shall.be located fifty one feet (511 north of the centerline and. deceleration length of 250 feet.plus a transition length. of 150 feet or as approved by the City Engineer. Other required improvements in the Avenue 48 right or way and/or adjacent landscape setback area include: b) All appurtenant components such as, but not limited .to: curb, gutter, traffic control striping, legends, and signs. C) 8 -foot wide meandering sidewalk. The meandering sidewalk shall have an arrhythmic horizontal layout that utilizes concave and convex curves .with respect to the curb line that either touches the back of curb or approaches within five feet of the curb at intervals not to exceed 250 feet. The sidewalk curvature radii should vary between 50 and 300 feet and at each point of reverse curvature, the radius should change to assist in creating the arrhythmic layout. The sidewalk shall meander into the landscape setback lot and approach within 5 feet of the perimeter wall at intervals not to exceed 250 feet. The developer shall extend improvements beyond the site development permit 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). Reimbursement for any improvements which are eligible for reimbursement from the City's Development Impact Fee fund shall be in accordance with policies established for that program. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. Resolution No. 2006-032 Conditions of Approval - Final Site Development Permit 2006-867 Coachella Valley Housing Coalition Adopted: April 4, 2006 Page 17 B. INTERNAL STREETS 1) Construct internal streets per the approved Site Development Permit Preliminary Grading Exhibit and as approved by the City Engineer. On - street parking shall be prohibited except in designated parking stall areas. The applicant shall make provisions for perpetual enforcement of the No Parking restrictions. 2) All way stop conditions shall be implemented at the first and third internal street intersection off of Avenue 48. 53. The developer shall design street pavement sections using CalTrans' design procedure for 20 -year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Residential Streets/Parking Lot (Low Traffic Areas) 3.0" a.c./4.5" c.a.b. Parking Lot (High Traffic Areas) 4.5" a.c /5.5" c.a.b. Primary Arterial or the approved equivalents of alternate materials. 4.5" a.c./6.0" c.a.b. 54. The developer 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 developer shall not schedule construction operations until mix designs are approved. 55. General access points and turning movements of traffic are limited to the following: A. Dune Palms Road Primary Entry (north entry): Right turn in, right turn out and left turn in movements are permitted. Left turn out movement is prohibited. The developer shall design the median opening for positive restriction of prohibited movements. Resolution No. 2006-032 Conditions of Approval - Final Ske Develgpment'Permit 200,6-857. Coachella:Valley Housing coalition Adopted: April 4, 2006 Page 18 Secondary Entry ' (south entry): Right turn in and right turn out movementsare permitted..Left turn in and left turn out movements are prohibited. All right -turn -out only driveways shall have a splitter median island located in the driveway throat that adequately channelizes the exiting right -turn vehicles turning onto the arterial street to eliminate illegal left turns. ' The splitter island shall be designed in conformance with design concepts approved by the City Engineer. B. Avenue 48 Primary Entry: flight turn in and right turn out movements are permitted. Left turn in and out movement is prohibited. All right -tura -out only driveways shall have a splitter median island located in the driveway throat that adequately channelizes the exiting right -turn vehicles turning onto the arterial street to eliminate illegal left turns: The splitter island shall be designed in conformance with design concepts approved by the City Engineer. 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: . 56. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. PARKING LOTS and ACCESS POINTS 57. The design of parking facilities shall conform to LQMC Chapter 9.150: and, in particular the following: A. The parking stall and aisle widths and the double hairpin stripe parking stall design. B. ADA accessibility routes between opposite Handicap Stalls shall be a minimum of 4 feet. C. Cross slopes should be a maximum of 2% where ADA accessibility is required including accessibility routes between buildings. D. Building access points shall be shown on the Precise Grading Plans to better evaluate ADA accessibility issues. Resolution No. 2006-032 Conditions of Approval - Final Site Development Permit 2006-857 Coachella Valley Housing Coalition Adopted: April 4, 2006 Page 19 Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility route to public streets and other features shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer. CONSTRUCTION 58. The City will conduct final inspections of habitable buildings only when the buildings have access to publicly -maintained streets. The improvements shall include required traffic control devices, pavement markings and signage. LANDSCAPING 69. The developer shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 60. The developer shall provide landscaping in the required setbacks, retention basins, common lots and parking areas. 61. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 62. The developer shall submit the landscape plans for approval by the Community Development Department (CDD), prior to plan checking by the Public Works Department. When plan checking has been completed by CDD, the developer shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. NOTE: Plans are not approved for construction until signed by the City Engineer. 63. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. QUALITY ASSURANCE 64. The developer shall employ construction quality -assurance measures that meet with the approval of the City Engineer. Resolution No. 2006-032 conditions of Approval - Final Site Development Permit 2008-857. CoacheAa Valley Housing Coalition Adapted: April 4. 2006 Page 26. 65. The developer shall employ; or retain, qualified engineers, surveyors, and such other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. 66. The developer shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, I specifications and other applicable regulations: 67. Upon completion. of construction; the developer shall furnish the- City with, reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As - Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The developer shall have all AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. MAINTENANCE 68. The developer shall comply with the provisions of Section 13.24.160 (Maintenance); LQMC. 69. The developer shall make provisions for the continuous and perpetual maintenance of all private on-site improvements, perimeter landscaping, access drives; and sidewalks. FEES AND DEPOSITS 70. The developer shall comply with the provisions of Section 13.2.4.180 (Fees and Deposits), LQMC. These fees include all deposits. and fees required by the City for plan checking and construction inspection. Depoits and fee amounts shall be those in effect when the developer makes application for plan check and permits. 71. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). Resolution No. 2006-032 Conditions of Approval - Final Site Development Permit 2006-857 Coachella Valley Housing Coalition Adopted: April 4, 2006 Page 21 ARCHITECTURAL AND LANDSCAPING REVIEW COMMITTEE 72. Prior to issuance of a grading permit, applicant shall submit a revised landscape plan, for the Architectural and Landscaping Review Committee review and Planning Commission approval, as a business item that includes plant quantities- and plant locations as well as material and color details for the enhanced paving and wall designs. Prior to issuance of a grading permit, applicant shall submit for Planning Commission approval as a business item a revised landscape plan that identifies all trees be a minimum 1.5 inch caliper and a 36 inch box, all trees proposed within 150 feet of the Avenue 48 frontage shall be a minimum 48 inch box, and add additional hedges and trees to fully screen from each view along the west property line. The applicant shall work with the Watercolors developer to coordinate landscaping, walls and applicable easements along the west property line of the subject property. 73. Prior to issuance of a grading permit, applicant shall submit for staff approval a revised Site Plan creating a traffic calming "choker" design curbing or a speed table along the main driveway, and add a high quality pedestrian access to Dune Palms Road next to the CVWD well site to be approved by the Public Works Department. COMMUNITY DEVELOPMENT 74. Prior to issuance of a building permit applicant shall submit, to the Community Development Director to approve for constuction or defer the design decision to the Planning Commission for approval as a business item, a revised Architectural Plans and a revised Site Plan for residential units and carports. 75. Prior to issuance of a grading permit, applicant shall submit to the Community Development Director for approval an additional site section that identifies the relationship of the proposed grade to the proposed perimeter wall finished grade and wall height, the parking lot elevation, and the proposed pad height of the proposed "B" building. 76. Prior to issuance of a building permit, applicant shall submit a Parking Management Plan for the project for approval by the Community Development Director that includes but not limited to: verification of vehicle registration, assignment of designated parking locations, and parking limitations and restrictions. Resolution No. 2006-032 Conditions of Approval - Final Site Development Permit 2006-657 Coachella Valley Housing Coalition Adopted: April 4. 2006 Peps 22 77. The project shall comply I with all terms and conditions incorporated into the Disposition and Development Agreement regarding project operation, maintenance, rental programs, and all other terms for the life of the project. In the event of a conflict between these Conditions of Approval and the Disposition and Development Agreement, the DDA shall prevail. RESOLUTION NO. 2006-033 A RESOLUTION OF THE .CITY COUNCIL OF THE CITY OF LA QUINTA APPROVING AN AFFORDABLE HOUSING AGREEMENT BETWEEN THE LA QUINTA REDEVELOPMENT AGENCY AND THE COACHELLA VALLEY HOUSING AUTHORITY ' FOR THE PROPERTY LOCATED AT THE NORTHWEST CORNER OF AVENUE 48 AND DUNE PALMS WHEREAS, the La Quinta Redevelopment Agency ("Agency") is a public body, corporate and politic, organized and existing under the California Community Redevelopment Law ("Health & Safety Code § 33000 et seq.) ("CRL"); and WHEREAS, pursuant to the CRL, the City Council of the City of La Quinta ("City" or "City Council," as applicable) approved and adopted the Redevelopment Plan ("Redevelopment Plan") for Project Area No. 2 ("Project Area"), on May 16, 1989, by Ordinance No. 139; and WHEREAS, a fundamental purpose of the CRL is to expand the supply of low- and moderate -income housing (Health & Saf. Code, § 33071); and WHEREAS, the Agency staff has negotiated an Affordable Housing Agreement ("Agreement") with the Coachella Valley Housing Authority, a non-profit California corporation ("Developer"), pursuant to which (i) the Agency is to convey to the Developer certain real property located within the Project Area ("Property") for One Dollar ($1 .00) for the Developer's subsequent development thereon of a Two Hundred Eighteen (218) unit multi -family affordable housing development restricted for rental to and occupancy by persons and families of very low income (i.e., persons and families whose income does not exceed 50% of the median income for Riverside County) at rent levels affordable to such persons (the "Project"); (ii) the Agency is to reimburse the Developer, in an amount up to but not exceeding Thirty Million One Hundred Fifty Three Thousand Four Hundred Thirty Five Dollars ($30,153,435), from the Agency's Low and Moderate Income Housing Fund ("Housing Fund"), for engineering, architectural, planning and development costs (the "Agency Assistance"), all as more particular described in the Agreement; and WHEREAS, pursuant to the Agreement, Developer, as a condition to Agency's provision of the Agency Assistance, shall record against the Property an Agency Regulatory Agreement and Declaration of Covenants and Restrictions that restricts the use of the Property, for a period of fifty-five (55) years, as an affordable rental housing project; and Resolution No. 2006-033 Affordable Housing Agreement Coachella valley Housing Coalition Adopted: April 4, 20.06 Page 2 WHEREAS, Health and Safety Code Section 33433 requires that the Agency prepare a Summary Report to consider the Agency's proposed financial contribution to the Project as set forth in the Agreement, that the Agency Board and City Council: conduct a noticed joint public hearing with respect to the Agreement, and that the approval of the Agreement be accompanied by certain findings and determinations as set forth herein; and WHEREAS, a Summary Report for. the Agreement has been prepared. and the joint public hearing has been conducted in accordance with applicable requirements of law; and WHEREAS, the City Council and the Redevelopment Agency have considered all the information and evidence set forth in the Summary Report presented by the City/Agency staff and presented by persons wishing to appear and be heard concerning the impact of the Agreement on the Project Area and the City as a whole; and WHEREAS, the Agreement is in accordance with the Redevelopment Plan and is of benefit to the Project Area and the City of La Quinta; and WHEREAS, the City Council hereby determines that the Agency's financial contribution pursuant to the Agreement is necessary to effectuate the purposes of the Redevelopment Plan; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, AS FOLLOWS: 1 . That the above recitals are true and correct and incorporated herein. 2. That the City Council resolves as follows: a. The Agreement effectuates the purposes of the Community Redevelopment Law (Health & Safety Code § 33000 et seq.) and of the Redevelopment Plan and is in the best interests of the citizens of the City of La Quinta. b. The Agency's sale of the real property identified herein will provide housing for very low income persons and is consistent with the Agency's Five -Year Implementation Plan, based on the findings and conclusions of the Summary Report, which is incorporated herein. Resolution No. 2006-033 Affordable Housing Agreement Coachella Valley Housing Coalition Adopted: April 4, 2006 Page 3 C. The consideration the Developer will pay for the real property to be conveyed by the Agency is not less than the fair reuse value at the use and with the covenants and conditions and development costs authorized by the sale, based on the findings and conclusions of the Summary Report. 3. The Agreement, a copy of which is on file with the Agency Secretary, is hereby approved. The City Council consents to the Agency's authorization and direction to its Executive Director and Agency counsel to make final modifications to the Agreement that are consistent with the substantive terms of the Agreement approved hereby, and to thereafter sign the Agreement on behalf of the Agency. 4. The City Council consents to the Agency's authorization and direction to its Executive Director to (i) sign such other and further documents, including but not limited to subordination agreements and escrow instructions that require the Agency's signature, and (ii) take such other and further actions, as may be necessary and proper to carry out the terms of the Agreement. PASSED, APPROVED, and ADOPTED at a regular meeting of the City Council of the City of La Quinta held this 4th day of April, 2006, by the following vote: AYES: Council Members Henderson, Kirk, Osborne, Sniff, Mayor Adolph NOES: None ABSENT: None ABSTAIN: None DON ADO4H,yo�-r City of La Quinta, California 'Resolution No. 2006-033 Affordable Housing Agreement Coachella Valley Housing Coalition Adopted. Aprli 4, 2006 Page 4 ATTEST: J &G "RE EKMC, City C er City of La Quinta, California (CITY SEAL) APPROVED AS TO FORM: M. KATHERINE JENS , City Attorney City of La Quinta, California