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SP 2003-063 Watercolors (2003) - Santa Rosa DevelopmentAVENUE 48 REDEVELOPMENT PROPERTY A SPECIFIC PLAN FOR THE CITY OF LA QUINTA PROPOSED BY SANTA ROSA DEVELOPMENT, INC. ADOPTED —NOVEMBER 18, 2003 L rov d, 0K: Date Peso # lanriing Goi-nmisslon City Council Community Dev. Dept. Initials Case No. Exhibit 0 With Conditions AVENUE 48 REDEVELOPMENT PROPERTY SPECIFIC PLAN AND SITE DEVELOPMENT PERMITS Table of Contents Section I. PROJECT OVERVIEW/SUMMARY 1.1 Introduction and Purpose.................................................................1 1.2 Executive Summary.........................................................................2 1.2.1 The Land .................................... — .... ............ .......... ......... ....2 1.2.2 The Ownership.....................................................................2 1.2.3 Development........................................................................2 1.2.3.1 Senior Residential Project ............... . .............. 3 1.2.3.2 Market Rate Project ..................................... 4 1.2.4 The Process..........................................................................5 1.2.4.1 Consistency with General Plan................................5 1.2.4.2 Relationship with Zoning and Development ...........5 1.2.4.3 Requested Deviation from City Standards...............5 1.2:4.4 Relationship to Other Agencies...............................6 Section II. DEVELOPMENT PLANS 2.1 Project Descriptions.........................................................................7 2.1.1 The Site................................................................................7 2.1.2 Site Plans..............................................................................7 2.1.2.1 Senior Residential Site Plan ........................... 7 2.1.2.2 Market Rate Site Plan....................................7 2.1.3 Architecture..........................................................................8 2.1.4 Landscape............................................................................8 2. L5 Art in Public Places..............................................................8 2.1.6 Utilities.................................................................................8 2.1.7 Noise....................................................................................8 2.1.8 Signage.................................................................................9 2.2 Land Use..........................................................................................9 2.2.1 Land Use Plan......................................................................9 2.2.2 Development Standards................................................:......9 2.2.3 Grading..............................................................................10 2.2.3.1 Grading Plan.........................................................10 2.2.3.2 Erosion Control.....................................................10 2.2.3.3 SWPPP/NPDES/PM10..........................................10 I Section III. CIRCULATION 3.1 Overview.................................................................... _..................11 3.2 Off-site Circulation System...........................................................11 3.3 On-site Circulation........................................................................11 Section IV. DRAINAGE/FLOOD CONTROL 4.1 Hydrology......................................................................................12 4.2 Flood Control Master Plan.............................................................12 4.3 On -Site Storm Retention................................................................12 4.4 Nuisance Water..............................................................................12 Section V. UTILITIES 5.1 Utilities...........................................................................................13 5.1.1 Sewer Plan.........................................................................13 5.1.2 Water Plan... ................................................................................... 13 5.1.3 Electrical Plan .....................................................................13 5.1.4 Other Utilities.....................................................................13 Section VI. PHASING 6.1 Phase Description............................................................................14 62. Infrastructure Phasing ........... _ ... . ................................................14 Section VII. DESIGN AND SUSTAINABILITY GUIDELINES 7.1 General Architectural Theme.........................................................15 7.1.1 Building Materials and Standards......................................15 7.2 Fencing and Walls..........................................................................15 7.3 Site Lighting..................................................................................15 7.4 Landscape Concepts.......................................................................16 7.4.1 Landscape Palette............................................................._ 16 7.4.2 Landscape Maintenance.....................................................18 H APPENDIX A — GENERAL PLAN POLICIES LandUse Element......................................................................................20 Traffic and Circulation Element Natural Resources Element........................................................................22 Infrastructure and Public Services Element...............................................25 Environmental Hazards Element...............................................................26 Cultural Resources Element.......................................................................26 APPENDIX B — PARKING ANALYSIS APPENDIX C — NOISE ANALYSIS (Provided under Separate Cover) APPENDIX D — TABLE OF DEVELOPMENT STANDARDS APPENDIX E — CITY RESOLUTIONS AND CONDITIONS OF APPROVAL LIST OF EXHIBITS Assessor's Map...............................................................................Exhibit 1 Aerial Photograph of Site................................................................Exhibit 2 General Plan Land Use Map...........................................................Exhibit 3 Zoning Land Use Map....................................................................Exhibit 4 SitePlan........................................................................................... Exhibit 5 Parcel Configuration-, ....... ......... ................................................. Exhibit 6 Existing Site Plan............................................................................Exhibit 7 Sewer Service Plan.........................................................................Exhibit 8 Water Service Plan..........................................................................Exhibit 9 1 Preliminary Grading Plan.............................................................Exhibit 10 Street Cross Sections.....................................................................Exhibit 11 Architectural Plans and Elevations Market Rate ..........................Exhibit 12 Architectural Plans and Elevations Affordable.............................Exhibit 13 Architectural Plans and Elevations Recreation Building..............Exhibit 14 Illustrative Site Plan 15 ...............e...e.,,.,..............ee.........,........+,::....Exhibit Landscape Plan ....Exhibit 16 J J iii Avenue 48 Redevelopment Property Specific Plan Ci of La Quitita SECTION 1. INTRODUCTION/SUMMARY 1.1 INTRODUCTION AND PURPOSE This Specific Plan has been prepared to satisfy the requirements of the City of La Quinta for review of the project design of the Redevelopment Property at Avenue 48 and Adams Street. The purpose of this Specific Plan is to set forth the detailed development principles, guidelines, and programs of the two developments on the 31.51 -acre site located on the north side of Avenue 48 and east of Adams Street. The two projects are a single family detached affordable seniors project, currently known as the Avenue 48 Senior Residential Project and a market -rate single-family, detached residential project known as Avenue 48 Market Rate Project. This Specific Plan is intended to meet the requirements for a Specific Plan as set forth in State law. The State authorized cities and counties to adopt Specific Plans as an appropriate tool in implementing their General Plans. Such a plan is to include the detailed regulations, conditions, programs, and any proposed legislation that is necessary for the systematic implementation of the General Plan. The Specific Plan provides the linkages between the General Plan, the general goals and policies of the City, and the detailed implementation of that Plan with tools such as zoning ordinances, subdivision ordinances, and the like. The Government Code (Section 65451) sets forth the minimum requirements of a Specific Plan and states: "A Specific Plan shall include a text and diagram or diagrams which specify all of the following in detail: 1) The distribution, location, and extent of the uses of land, including open space, within the area covered by the Plan. 2) The proposed distribution, location and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the Plan and needed to support the land uses described by the Plan. 3) Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. 4) A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out paragraphs (1), (2) and (3)." The Specific Plan shall include a statement of the relationship of the Specific Plan to the General Plan. The establishment of specific performance, design and development standards is set forth to guide the development of the subject property in such a way as to implement the General Plan while maintaining some flexibility to respond to changing conditions which may be a factor in any long term development program. The document also acts to augment the City's Zoning Ordinance by providing particular design guidelines, a tailored list of allowable, conditionally allowable, and prohibited used for the site, and unique development standards. Avenue 48 Redevelopment Property Specific Plan City of La Quinta 1.2 EXECUTIVE SUMMARY 1.2.1 The Land The Specific Plan Area is approximately 31.51 acres of property located at the northeast corner of Avenue 48 and Adams Street within the City of La Quinta. The property is delineated by the City's General Plan as High Density Residential (HDR), and is zoned High Density Residential (RI -1). This zoning designation permits the development of residential uses up to 16 units/acre and allows for the approval of a Specific Plan. The site is vacant and exhibits characteristics of the stabilized sand dune formations found in this part of the Coachella Valley. The site experiences an elevation change of approximately 18 feet across the Senior Residential site in a northwest to southeast direction. This is an overall slope of 1.5%. The high point of the site is on the western leg in the Market Rate Residential. A large sand dune, approximately 24 feet high, slopes down to the grade adjacent to Avenue 48 at an average 6% slope with some steep slope faces. The Specific Plan Area has approximately 1900 feet of frontage on Avenue 48 and about 450 feet of frontage on Adams Street. Property to the northwest is developed with the Aventine Apartment Complex. (Specific Plan No. 99-037) The property to the northeast is being developed with the La Quinta Auto Mall Specific Plan (Specific Plan No. 97-034) as a WalMart Store. Property to the west is currently developed with the Lake La Quina residential development. The property to the south is also fully developed as residential and golf course property within the Rancho La Quinta Country Club Community. The property to the east is currently vacant. The Specific Plan Area is shown on the Assessor's Map in Exhibit 1 and the aerial photograph in Exhibit 2. The site is within the approved Coachella Valley Fringed Toed Lizard Habitat Fee area. The site is located in an area designated with soils subject to erosion and blowsand. Cultural Resource Reports (Phase I and II) have been prepared by the City for the site. 1.2.2 The Ownershi The Specific Plan Area is one underlying 31.51 -acre parcel, currently owned by the City of La Quinta. The City has entered into an agreement with Santa Rosa Development, Inc. for the purchase and development of the property for residential uses. 1.2.3 Development Two separate residential projects are proposed within this Specific Plan. They are the 149 - unit Avenue 48 Senior Residential project and the 36 -unit Avenue 48 Market -Rate project. Exhibit 5 shows the Development Site plans of both projects. The development will improve and landscape the northern edge of Avenue 48 and the eastern edge of Adams Street adjacent to the site. Median breaks will be constructed along Avenue 48 at the two project entrances. 2 Avenue 48 Redevelopment Property Specific Plan City of La Quints 1.2.3.3 Senior Residential Project The Senior Residential Project will be an affordable senior restricted residential project with 149 "For Sale" small lot detached homes. The homes are 2 and 3 bedroom units that will all have 2 car direct access garages and patio yards. Common area landscaping in all non -patio areas will be Homeowner Association maintained. The homes are predominantly arranged in courtyard configurations with a shared common drive that provides access to each home and garage. Site access is from 48`h via a gated entry and private streets. Homes have patio yards that are 10 to 12 feet wide enclosed with lower walls and fences to promote neighborhood interaction. Building separations at non -patio living areas range from 6 to 10 feet. Parking is provided in accordance with City standards as garage parking for residents and designated on street parking cutouts for guests. Open Space and Recreational opportunities for the residents are provided on site with a Recreation and pool facility, passive park type open space, walkways on wide parkways, and extended usable open space in the retention basins. Emergency access is provided through the Market Rate Project. Unit Type anti Affordable 1 47 2 bedroom units @ 1,200-1,300 square feet 2 53 2 bedroom units @ 1,300-1,400 square feet 3 49 2 bedroom units @ 1,300-1,400 square feet 149 Parkin Open Street 74 spaces (Guest Parking — 0.50 space/unit) Garages 298 spaces (Resident Parking — 2.00 spaces/units Handicapped 1 space (included in total parking provided) Development Area 19.05 acres CVWD Well Site 0.50 acres Total 19.55 acres Open Area (30% of the site required) Required 247,508 square feet (5.68 acres) Provided (33.8%) 280,000 square feet (6.43 acres) Active Open Area (30% of the required open area) Required 74.252 square feet (1.70 acres) Provided (48%) 118,045 square feet (2.71 acres) Lot Coverage Living Units 199,000 square feet (4.57 acres) Garages 59,600 square feet (1.37 acres) Recreation Building 1,300 square feet (0.03 acres) Total Project Lot Building Coverage (31.3%) 259,900 square feet (5.97 acres) Exhibit 5 depicts the site plan for the proposed Senior Residential Development. The main access to the interior of the site will be on Avenue 48 via a gated private drive. The gated access will be a key card operation. Internal private streets will provide access to the units. Avenue 48 redevelopment Property Specific Plan City of La Quinta 1.2.3.2 Market Rate Proiect The Market Rate Project is a detached "For Sale" residential project. The site is accessed from 48`h via an access gate and private streets. There are 36 residences proposed that will each have 4 bedrooms with a possible optional 5`h bedroom and optional Casita 6`h bedroom. Each house has a two car garage and a single car garage. The single car garage can be optioned as a bedroom/den at the new owners request. Guest parking is provided in accordance with City standards on the private streets in curb cutout bays. The Homes are arranged in a courtyard configuration. The front units access directly from the private street. The rear units share a drive access between the front units. Yards will be enclosed with walls and fences. The HOA will provide for common area maintenance along the internal streets and drives. There is no common recreational facility for this project as the large yards provide opportunity to create private recreational uses. Emergency access is provided through the Senior Affordable Project. The Optional Casita would be deed restricted as required but would be allowed per this Plan and would not require separate use permits. Unit TypeQL anti 1 18 3 bedroom units @ 2,100-2,300 square feet 2 18 3 bedroom units @ 2,600-2,700 square feet 36 Optional Additions Detached Casita 36 1 bedroom unit @ 350-450 square feet Single Garage to Bedroom 36 1 bedroom @ 200-300 square feet Total Possible Living Floor Area 1 18 5 bedroom units @ 2650-3050 square feet 2 18 5 bedroom units @ 3150-3450 square feet Parking Open Street 18 spaces (Guest Parking — 0.50 space/unit) Garages 72 spaces (Resident Parking — 2.00 space/unit) Optional Garage Space 36 spaces (Resident Parking — 1.00 space/unit Development Area 11.96 acres Open Area (30% of the site required) Required 156,290 square feet (3.59 acres) Provided (54.8%) 285,320 square feet (6.55 acres) Active Open Area (30% of the required open area) Required 46,888 47,040 square feet (1.08 acres) Provided (75.5%) 217,800 square feet (5.00 acres) Yard Areas Lot Coverage Living Units 103,500 square feet (2.38 acres) Garages 21,700 square feet ( .50 acres) Total Project Lot Building Coverage (24%) 125,200 square feet (2.87 acres) 4 Avenue 48 Redevelopment Property Specific Plan City of La Quinta Exhibit 5 depicts the site plan for the proposed Market Rate Development. The main access to the interior of the site will be on Avenue 48 via a gated private drive. The gated access will be a key card operation. Internal private streets will provide access to the units. 1.2.4 The Process 1.2.4.1 Relationship to the General Plan Implementation of the Specific Plan is intended to Carry out the Goals and policies contained in the General Plan of the City of La Quinta in a planned and orderly fashion. The Land Use Map of the General Plan for the site is shown on Exhibit 3. A detailed description of the project relationship to the General Plan Policies and Programs is located in Appendix A. 1.2.4.2 Relationship with Zoning and Development The property is already properly planned and zoned for the use proposed. Exhibit 4 depicts the zoning on the site and the surrounding parcels. The City of La Quinta requires a Specific Plan to establish an overall master development plan in the circumstance of the RH zoning classification. In addition to the Specific Plan, Two Site Development Permits and two Tentative Tract Maps are being processed to implement the two residential projects. 1.2.4.3 Requested Deviation from City Standards The concept of the Specific Plan and development plan was to create a plan that provided for sale housing in a manner suitable to the neighbors and that provided a high quality of life for the residents. The courtyard arrangement produced this by maintaining a detached product without some of the drawbacks of conventional lots. The close together detached nature of the product reduces the large common area that is typically associated with higher density houses. This plan provides private yard and patio areas instead of more common area. The Specific Plan contains deviations from the City development standards. These are listed below: 9 Avenue 48 Redevelopment Propezly Specific Plan City of La Q_uirita Cul -de -Sacs Longer than 660 Feet — The Avenue 48 Market -Rate Project proposes a cul-de-sac longer than 660 feet. It would be approximately 700 feet long with 22 homes on it. Minimum Common Open Space — The Senior Residential Project has 20% Common Ownership Open Space. This housing product is detached with patio yards as large as 550 square feet. The Plan is set up to maximize the patio and private living areas instead of common area. The Market Rate Residential Project has 10% Common Ownership Open Space. This housing product is detached with large yards and is set up to maximize the private living areas instead of common area and has no common recreation facilities. Open Space requirements are found in the Table of Development Standards in Appendix D. 1.2.4.4 Relationship to Other Agencies In addition to City approvals, permits will be required by the Coachella Valley Water District (CV)vVD) for moderate extensions to water and sewer lines as well as other infrastructure extensions by Imperial Irrigation District (electrical power), Verizon for telephone service, The Gas Company, and Time Warner for cable TV service. The Avenue 48 Senior Residential Project Plan includes a proposed Well Site for CVWD. 6 Avenue 48 Redevelopment Property Specific Plan City of La Quinta SECTION II. DEVELOPMENT PLANS 2.1 PROJECT DESCRIPTIONS 2.1.1. The Site The existing Specific Plan site is a 31.51 -acre parcel. The site is currently vacant and there are no significant landscape, landforms or scenic features on the site. The proposed development will create two projects on the site. The Avenue 48 Market Rate Project covers approximately 12 acres of the site from Adams on the west to approximately midway along the Avenue 48 frontage. The Avenue 48 Senior Residential Project covers the remaining approximately 19 acres of the site east of the Market Rate project. 2.1.2 Site Plans 2.1.2.1 Senior Residential Site Plan The Senior Residential Project provides clustering of 149 homes in courtyard groups and individual arrangements around a system of internal private access streets. There are three home types ranging in size from 1200 sq. ft. to 1400 sq. ft. with varying elevations. Lot range in size from 2100 sq. ft. to 4600 sq. ft.. Individual homes located on the private streets have direct driveway access to the streets. The courtyard homes are accessed from a common motor courtyard with separate driveways. Site access from Avenue 48 is through a gate entry. There will be a median break on 48`x' allowing both left -in and left -out traffic access to the site. Emergency Access is provided through the Market Rate Project. The site includes a recreation facility with a pool and clubhouse building and open space park like setting within the retention basins. The site has perimeter landscaping areas adjacent to Avenue 48 and extensive landscaping internal to the project. 2.1.2.2 Market Rate Site Plan The Market Rate site plan provides clustering of 36 homes in courtyard groups with an internal private street system pr v ding access. Lot sizes range from 9200 sq. ft. up to 11900 sq. ft. The Houses range from% sq. ft. to 2650 sq. ft. with the option of an addotional 300 to 450 sq. ft. Casita for each house. There are two home types with an optional Casita guest house and optional third car garage. Homes located on the streets have direct driveway access to the private street. Homes located off the street have shared driveway access via motor courtyards. Access from Avenue 48 is approximately 750 feet east of Adams Street and will be gated. There will be a median break on 48" allowing left -in access only. The private street will be a cul-de-sac on the West end and will have an Emergency Access Gate on the East end. The site has perimeter landscape buffer areas facing the adjacent public streets and extensive landscaping internal to the project. The Plan will integrate building architecture and landscape architecture into a pleasant residential setting. 7 Avenue 48 Redevelopment Property Specific Plan City of La Quinta 2.1.3 Architecture The Plans for both projects propose product lines with similar architectural character in Early California style with Colonial accents. Together the two neighborhoods will create a distinctive and pleasant community appearance. The are 3 separate model types in the Senior Affordable product. There are also 3 different elevation for each model type. This should provide a strong mix of elevations within the project. The Market Rate project has two house models and 2 elevations for each. This provides 4 different elevations for the 36 homes. Building sizes in section 1.2 were provided as a range to allow for minor adjustments that may be required during the City of La Quinta plan check and review process prior to permitting. 2.1.4 Landscape Plan The landscape concept for both projects will follow a "desert oasis" theme emphasizing water efficient materials. (See Exhibit 15 for the Landscape Plan and Conceptual Details.) The landscape pattern for each project will also incorporate greenbelt street -adjacent parkway areas and usable turf areas, where possible, within the larger retention basins. Perimeter walls will vary from 5 to 8 feet in height. The perimeter wall will have recessed areas to provide visual appeal. Pilasters will be used to define the walls at the entry gate locations. Small retaining walls will be used to break up slopes and create landscape areas as needed along the perimeter and in the retention basins. Walls will enclose the Patio Yard areas. The walls will be of a lower type to allow viewing over into the common court area. Fences will be used to enclose Patio Yards in areas not normally viewed by the Public. 2.1.5 Art in Public Places The requirement for Art in Public Places will be satisfied in accordance with Chapter 2.65 of the La Quinta Municipal Code. 2.1.6 Utilities Utility extensions for both projects will be moderate with most utilities already existing at the perimeter of the site. A well site for the Coachella Valley Water District (CVWD) exists in the southeast corner of the site. A new CVWD well site is proposed at the Northwest Corner of the Senior Residential Project. 2.1.7 Noise The residential nature of the two projects will not generate noise that is inconsistent with the existing development in the area. An analysis of the noise impacts has been prepared by Mestre-Greve Associates. The report recommends berming and/or noise barriers along Avenue 48. With that mitigation all units will meet the 45 CNEL noise standard requirements. The units along Avenue 48 and Adams Street may require mechanical ventilation in order to meet fresh air requirements. Mechanical ventilation will be provided Avenue 48 Redevelopment PropertySpecific Plan City of La Quinta for each unit as part of the project. Each Plan will comply with the noise levels and standards adopted by the City of La Quina. 2.1.8 Signage Each of the two projects will have project identity signs at the gated entries. Model and sale signage will be provided along 48`h and Adams in accordance with the City of La Quinta signage requirements. 2.2 Land U 2.2.1 Land Use Plan The Specific Plan is consistent with development standards for residential development in the Land Use designation. The development of the site is intended to be consistent with the La Quinta General Plan goals, policies, and objectives. Key General Plan provisions are reiterated in Appendix One. The proposed Plan anticipates two single-family residential neighborhood settings. Additional amenities will include a gated entry for each project, a recreation building and some common open spaces for the Avenue 48 Senior Residential Project. (See Exhibit 5) The proposed Plan is also described in the Project Description section and in Appendix D. 2.2.2 Development Standards The uses and development standards within the projects shall be generally in accordance with the provisions of the La Quinta Zoning and General Plan regulations. Should conflict occur between the regulations and the Plans, the provisions of the Plans and supporting text shall prevail. Project building heights will be a maximum of 28 feet. A ratio of 2.50 parking spaces per dwelling unit has been provided for the Market Rate Project, and 2.50 for the Senior Affordable Project. • The Plan proposes building height limitation along the Secondary Image Corridor of Avenue 48 and Adams Street of 22 feet within 150 feet of the right- of- way line. Structures within 150 feet off Avenue 48 and Adams will be limited to 22 feet in height. • Rear yards in the Senior Affordable Project will be a combination of lot area and rear yard easements adjacent to the neighboring homes.. Pools will be constructed no closer than three feet from property lines. l{ 9 _1 .1 Avenue 48 Redevelopment Property Specific Plan City of La Quinta Guest houses per this Specific Plan would not require a minor Use Permit for Detached Buildings. Use restrictions will be limited by CC&Rs. 2.2.3 Gradin - 2.2.3.1 Grading Plan The Specific Plan Area will be graded in a single phase. It is estimated that the grading operation will move approximately 300,000 cubic yards of material. The site is expected to balance the generated cut with the necessary fill. Exhibit 10 depicts the rough grading and drainage concept for the property. 2.2.3.2 Erosion Control Both development projects will comply with the City's erosion control ordinance. The grading operations shall include adequate provisions for wind and water erosion control during as well as after the grading operations have ceased. The details of erosion control shall be included in the project's Storm Water Pollution Prevention Plan (SWPPP) and PM 10 Plan. • Pre Grading - The portions of the site to be graded shall be prewatered to a depth designed by the soils engineer prior to the onset of grading operations. During Grading - Once grading has commenced, and until grading has been completed, watering of the site and/or other treatment(s) determined to be appropriate shall be ongoing. • Post Grading - All disturbed areas shall be treated to prevent erosion for the term that the area will remain undeveloped. Wherever feasible, final landscape and irrigation shall be installed. 2.2.3.3 SWPPP/NPDES/PM 10 Since the Coachella Valley experiences periods of moderate to heavy wind conditions, wind- blown dust and sand is a concern with mass grading operations, especially for those sites in excess of five acres. Because of health concern, the Environmental Protection Agency has instituted a plan in the Valley to curb excess PM 10 (small particle dust). The City also participates in the National Pollutant Discharge Elimination System program. The grading concept for the projects will involve mass grading of the entire site in a single phase and fine grading in multiple phases. The City of La Quinta requires SWPPP, NPDES and PM 10 plans to control the wind and water born erosion associated with such grading operations. The project will comply with the City's requirements relative to these programs. 10 Avenue 48 Redevelopment Property Specific Plan City of La Quinta SECTION III. CIRCULATION 3.1 Overview The Plan will utilize the adjacent street system in a manner consistent with the City of La Quinta General Plan Circulation Plan. The property is located on Avenue 48 and Adams Street, designated by the City's General Plan as Primary Arterial requiring a half -street width of fifty-five (55) feet. Avenue 48 and Adams Street are also designated Secondary Image Corridors in the City's General Plan. The landscape design along the project frontage shall be complimentary to the landscaping in the area. There are two entries from Avenue 48 that will be gated. Both will have breaks in the Avenue 48 median. The Senior Residential Project entry and median break will allow for both left -in and left -out, while the Market Rate Project will only allow for left -in; no left -out will be allowed. 3.2 Off -Site Circulation The existing conditions around the site include partial to full improvements on both abutting public streets. The General Plan standards for road improvements that will be required in conjunction with this project are consistent with other recent road improvements in the vicinity. The construction of the required improvements will continue the process of implementing the adopted General Plan Circulation Plan. The Plan indicates the ultimate condition of Avenue 48 and Adams Street with fully improved medians. Exhibit 11 shows the proposed cross sections for the streets affecting the project. 3.3 On -Site Circulation Each project will be served by private street access from Avenue 48 through gated entries. The private street systems include cul-de-sacs and loop streets. The homes will be accessed from driveways to the private drive streets. Units in the middle and rear of the courtyards will be accessed from common driveways that service as a motor courtyards. 11. NRAY IS IW LIS PREP G fCA ♦titgSy,EAt A000 DIM K LIA8III It OF 0(ORiA 9Aw.ASS[w's PANCC[ HOF CLARY 1119 LOCAL LOr-9R If OR RIII81h('. SIF[ OA611I5NC1S- I I L - _ 1 ° MIA: Ass[ssOR•'s uv W5+9 - Pr, 03 Rieccside County, Wil a S I%2 SECT 29, T5S R 7E CITY OF IND I�} CITY LA QUINrA • ` fl -193/5"t 41-29D84 Fll 28525-1 I THIS MAP SHOULD BE USED FOjt REFERENCE -PURPOSES ONL� l 9,AY 14 Wp W. 285 .2SSUMED FOR THE ACCUf iCY OF THE [BATA SHM4. PARCELS NOT H�IA- � km COMPLY WITH LOCAL SUBDIVISION OR BUILDING ORDINANCES. 200 W Y d 3 T R.A.�26 Ott v rd ti 1-7 xh f' - 649-03 Lu 13- a- - ' 026-115 CQ 61] 17 - - 020-127 � 020-110 LoO 020-134 U' cu 0LU N c/)-0 p CQ U V W ,I- • ` fl -193/5"t 41-29D84 Fll 28525-1 I THIS MAP SHOULD BE USED FOjt REFERENCE -PURPOSES ONL� l 9,AY 14 Wp W. 285 .2SSUMED FOR THE ACCUf iCY OF THE [BATA SHM4. PARCELS NOT H�IA- � km COMPLY WITH LOCAL SUBDIVISION OR BUILDING ORDINANCES. 200 W Y d 3 T R.A.�26 Ott v rd ti 1-7 xh f' - C (� Lu 13- a- f` CQ U v_ J � ////�� vJ LoO U' cu 0LU N c/)-0 p CQ U 0 W ,I- P -q J. r f Pry Ze S Goat ZIP— m Ao 40 N, zL, 1 A T:t! ki —F .ftw -qp-wu W *a .�Afsft". - WzWlW '4S V "j� P4 kil 'All Nit q - JA Avenue 48 A AOI Lij F- % C/) LL Lu Opti T- a- < o C/) C/) -'A 0 U) E jV m -0 , .4 0<Z T 0 a - NOV AOI Lij F- C/) LL Lu Opti T- a- < o C/) C/) Lo 0 U) E m -0 J 0<Z T 0 a - <-Oo LL J Lli <— OtNv �r IIG-1Z I. PROPOSED - LAND USE POLICY DIAGRAM RESIDENTIAL LAND USES VLDR VERY LOW DENSITY RESIDENTIAL (0-2 DU/AC) LDR LOW DENSITY RESIDENTIAL (2-4 DU/AC) R MEDIUM DENSITY RESIDENTIAL (a -e DU/AC) MH® MEDIUM HIGH DENSITY RESIDENTIAL (e-12 0U/AC) HIGH DENSITY RESIDENTIAL (12-16 DU AC) ® RURAL RESIDENTIAL OVERLAY COMMERCIAL LAND USES ® MIXED/REGIONAL COMMERCIAL. CC i COMMUNITY COMMERCIAL NC NEIGHBORHOOD COMMERCIAL _ COMMERCIAL PARK _ OFFICE TC TOURIST COMMERCIAL VC VILLAGE COMMERCIAL ® NON-RESIDENTIAL OVERLAY OTHER LAND USES WE URBAN MIX Fm -c7 MAJOR COMMU14ITY FACILITIES PARK FACILITIES OS OPEN SPACE © GOLF COURSE OPEN SPACE WATERCOURSE/FLOOD CONTROL 6 OCTOBER 1992 Exhibit 3 { W :D Z �. u) Lr) (D�-: m J � N Q Z _j � tu LLO_ I� U W z 00 LLI '` uj 0 NOW 0 E3 ��E3 3 7.0 21 Zq 25 ; U28 PROPOSED CVWD WELL SITE RETENTIO BASIN ETD 85 88 87 Q86 89 90 91 94 93 92 95 96 97 100 99 98 01:3 102 103 29 - 32 1 33 36 I € 106 105 11 104 ` 30 Elio 31 c s i 3a Ri 107 108 109 �F 18 1 1 14 13 0113 0113 F I RETENTION 17 ib F13 ! 9� BASIN �{ SITE PLA 1\4 NORTH 0 30 60 120 180 SEPTEMBER 11, 2003 f 8 5 4 s 1 I Q 149 148 147 146 145 140 141 142 143 144 137• 6 135 139 138 1301 132 129 128 127 133 134 126 125 120 121 122 123 124 117 116 115 119 118 110 111 112 113 114 37 36 I 35 fI 34 33 -2 �! - 41�11 2 30 131 32 27 I ZJ UjIM IZ3 mm : mar I pm" U. N MW Im T,-E�RETENTIONBASINRETENTION jj EXISTING CVWD - t WELL SITE lPw rm";;,MFLl , i; ismom more mm : mar I pm" U. N MW Im T,-E�RETENTIONBASINRETENTION jj EXISTING CVWD - t WELL SITE oil of o col a, uo 0 0 N m O m O N I � o c: a 0 0 � z N 07 0-QLo Z I� I 0 J ca Q Z 0 W N � H /w///J� O of N �IN M O 0 0 O la a r 0` 200' 400' 600' 800' SCALE 1"=200' N 69° 51'38"W 1040.00 N 89.5i'3B'W 1115.00 55' R/W DEDICATION 0.55 AC. 20' EASEMENT FOR PEDESTRIAN PURPOSES 1.08 AC. S_N. COR. SEC. 29 48TH AVENUE , 872.25 0 c: a � 0 � m N 07 0-QLo Z E ~ 0 J ca Q Z 0 � 0 � N /w///J� O O Z LPi M O LA 0 O 0 r r Z PARCEL 35.157 AC. GROSS 30.99 AC. NET N89019'19"WW - Exhibit 6 z 0 c: w � U � rD v N 07 0-QLo Z E ~ 0 J ca Q Z w-00 � U � /w///J� 6 56- 100 zoo 350 SCALE Vw200' Lj V, N 89-53154*tJ 872:.17 , 014 V N" NL ? jil 6 WA momm? lV ONlyr VON xxv � �, .. � :.. . , ,: ----?�;= r �; _ _ ,r,� � s r r � —_.,'`yam ,�� ; , •i' — '^ 11, 51 R, '^n -.r 1�u 9 ei _.._....N..F+9'51 i9 t V Q. ANET cr'':C —Z '-4RETENTION 'BAS IN talk A"N EASEWNT T12 C- V, W. D. PER I NST.., -. 1999- 4 025O 4 'a- R, cvwDP R 199R-4$ 3 IWC AY AND ?1P1L1N[,EA5ZHLNT D� PER JNST 1999-482509� CLIP. . . . . . . . . . . . . . . . . . . . . .1985. 44 N U C: 247V.- -26 45: -'Jr EXISTING SITE PLAN SEPTEMBER 11, 2003 EXHIBIT 7 SYMBOL LEGEND o �-- PROPOSED SEWER MANHOLE PROPOSED 8" SEWER AND DIRECTION OF FLOW {+�_f ` PROPOSED CVWD ' WELL SITE 79 78 69 68 1 61 I 60 53 52 I 43 IF. 80 i 77 ' 70 67 � 62 59 54 51 44 41 RETENTIO ' BASIN 84 • � 81 76 ' 71 166 + 63 M 58 55 50 45 F40 85 4 } 82 I 75 72 J 65 RETENTION BAS N 56 49 46 E 88 I 87 86 j 83 74 ' f 73 64 57 48 47 L38 89 90 91 94 93 92 149 148 147 146 145 37 36 35 34 L33 140 141 142 143 144 28 29 ! 30 31 32 95 96 97 —� 100 I 99 98 139 138 137 6 135 27 26 25 24 Z3 130 {3] 132 133 134 18 19 20 21 2Z 13 G 101 102 103 20 21 24 25 28 29 32 ! 33 3fi i 106 l 105 104 129 128 127 126 125 17 16 15 14 1 [137 ' ddd 1 I f i 26.�� z7 . � 30 31 • 121 124 3 6 7 . E k 22 23 ' JJJI i i 34 3 ! 120 122 123 { 12 I i , 1 f i 107 108 109 5 + 8 i RETENTION 17 16 ! 13 12 9 BASIN $ i'FE 1 r EWESERVICE ® P NORTH 0 30 60 120 180 SEPTEMBER 11, 2003 RETENTION EXIST. 18" SEWER EXISTING CVWD WELL SITE EXHIBIT 8 SYMBOL LEGEND + FIRE HYDRANT PROPOSED 8" PVC WATER LINE PRWEOLL SED SITCVWD 68 I 79 78 69 ' 61 60 L43 42 ! ! 53 1 52 i 1 4 { • 80 y 77 70 67 62 59 54 51 1 44 1 41 tETENTIO �, f BASIN 84 8176 71 66 63 58 55 50 45 E 85 82 75 72 65 RETENTION ON 56 49 46 39 88 87 86 << • I ! 6 I II ` 83 74 73 64 57 48 47 38 89 90 91 lu. 92 149 148 147 146. 145 37 36 F35 34 33 140 I 141 142 l 143 144 2$ 29 30 131 1 32 95 96 97 98 i 100 99 139 138 1371�G 135 5 R 130 132 133 134 101 102 103 20 21 24 { 28 29 ` 32 33 ` 36 C E 106 105 104 129 128 127 126 125 El 1 D . . . . . . ! ! 2, Z ! 31 ! . � � 1Z1 h 12Z 123 1Z4 34 ! 35 f 120 h RETENTION 17 16 BASIN 'o u 0u 13 12 9 I i WATER"' SERVICE PLA!"N' NORTH 0 30 00 120 180 SEPTEMBER 11, 2003 119 i 118 11T � 116 f, 115 p 110 111 113 11 7 ! f 6 � 3 ! f ' 112 4 E31 D , 8 j ! RETENTION i �r 9 BASIN P.O.C. WATER. Z7 UJ 25 I 24 I 23 L I : - Rd oll wmp RETENTION EXISTING CVWD WELL SITE �[� LJ G i1C3 i ` 20 2124 25 - 28 29 32 _ PE 63,Q 36 PE 60.0 / PE 6Q,S t! � PE fi1.1 PE 61.1 � PE 62.2 FF 60.5 Y- FF 61A E Ff 6 L6 FF 61.6 t FF 62.7 PE 62 2 PE 63 Q 1[ FF 69.1 t ll If' E 1� FF 62.7 � FF 63.5 FF 63.5 i El El x 26. Z7 30 31 PE 59.5 PE 60.Q I PE 60.6 i a I FF 6161 FF 62-2 FF 62.1 ig • 34 3 N I FF 60,0 ` FP 60,5 FF 61.1 € PE FF 63,0 j 63.6 � y PE 59.8 � Pe 58.6 PE 59A PE 59.9 % 6 3 V 2 f 59.4 FF 59,1 FF 59.. FF 60. en PE 69.8 PF 54,8 i PE 63.7 PE 62.4 FE 65,3 FF 65.3 FF 64.2 FF 63.1 . - El 8 5 PE 65,2 4 1 CONSTRUCTION 0 PE 65.2 PE 64.1 PE 63.0 I ACCESS E Y FF 65.7 FF 65.7 FF 64.6 FF 63.5 Ilj J EXISTING CVWD �}0 f[ WELL SITE ETENTINON Y R BASIN BAS AVENUE 48TH 114PA"'m wall t7iLLLnj PROPOSED CVWD f 79 78 i 68 60 52 43 42 WELL SITE X62.8 I FF 633 K4 a�, PE 69.4 PE 65.5 k PE 65.5 S3 PE 65.5 4 PE 65.0 PE 65.0 PE FFE 69 9 uQ FF 64.9 FF 66.0 FF 66.0 FF 66.0 FF 65.5 FF 65.5. FF 64.5 j 0 7 70 A 6 62 59 54 41 PE 6.6 60 - _ --- - - � Lv PE 63.3 FF 63.8 PE 64J � s PE 62.7w PE 65.5 PE 65.5 PE 65.5 PE 65,5 FF 62.1 65,5 PE 63,.3 jtt I 84 2 j fF 69:3 FFcn FF 65.2 J FF 65.7 FF 66.0 FF 66.0 FF 66,0 FP 66.0 FF 66.0 . FF 63.8 TENTION PE 64- PE 63.0 ! 71 f 6 3 10 rf` t_ _ t16 40 BASIN 17 ' FF 63.5 I 65... 139 PE 65.8 IPE 6b.5 12PE PE 6{, - Q I (�i:5 pf 67.5. RETENTION $ 65.5 F 66' PE 63.0 PE 62.0 FF 62.5 PE 63.1 FF 63-6 64.2 PE 63.1 FF 64.7 E J F67 FF 67.0 BASIN I FF 62,5 E o} F 6 DID FF 63.6 i �7 � y PE 59.8 � Pe 58.6 PE 59A PE 59.9 % 6 3 V 2 f 59.4 FF 59,1 FF 59.. FF 60. en PE 69.8 PF 54,8 i PE 63.7 PE 62.4 FE 65,3 FF 65.3 FF 64.2 FF 63.1 . - El 8 5 PE 65,2 4 1 CONSTRUCTION 0 PE 65.2 PE 64.1 PE 63.0 I ACCESS E Y FF 65.7 FF 65.7 FF 64.6 FF 63.5 Ilj J EXISTING CVWD �}0 f[ WELL SITE ETENTINON Y R BASIN BAS AVENUE 48TH 114PA"'m wall PROPOSED CVWD f 79 78 6g 68 60 52 43 42 WELL SITE X62.8 I FF 633 K4 a�, PE 69.4 PE 65.5 5tPFF PE 65.5 S3 PE 65.5 4 PE 65.0 PE 65.0 PE FFE 69 9 FF 64.9 FF 66.0 FF 66.0 FF 66.0 FF 65.5 FF 65.5. FF 64.5 j 0 7 70 A 6 62 59 54 41 - _ --- - - PE 63.3 FF 63.8 PE 64J PE 64,7 PE 65.5 PE 65.5 PE 65.5 PE 65,5 PE 65. 65,5 PE 63,.3 84 FF 65.2 J FF 65.7 FF 66.0 FF 66.0 FF 66,0 FP 66.0 FF 66.0 FF fi6,0 FF 63.8 TENTION PE 64- PE 63.0 ! 71 f 6 3 58 40 BASIN 65 ' FF 63.5 I 65... [ PE 65.8 IPE 6b.5 66.5 PE 6{, - (�i:5 pf 67.5. $ 65.5 F 66' PE 63.0 FF 66.3 E J F67 FF 67.0 F 0 FF67.Q FF 61 FFfi4.5F 82 72 RETENTION 56 1 49 46 39 PE 63.3 PE 65. PE 65.8 PE 6u5 BASIN PE 66 5 PE 63.8 PE 63.8 PE 62.7 86 1 FF 63.8 66. F 67. F 67 FF 64. F 64.3 PE 53.7 PE 615 PE 62.2 FF 63. FF6 FF63.Q FF 62. 83 74 1 73 64 S7 4817 { PE 62.4 FF 62.9 PE 64.3 FF 69.8 ° ��' PE 64,3 PE 643 x 3s PE 63.0 PE 63.0 . PE 610 PE 6.6 ayr� F FF 64,8 FF 69.6 FF 63.5 FF 63.5 63.5 FF 63.1 8 E 63.7 1 ax ad"62.5 "fix - au 211.1 PE PE 62.2 FF 63.0 FF 62.7 94 93 92 1: 14 1 14 46 3 3 PE 63.0 PE 61.8 PE 61.5 PE 62.6 PE 62.8 PE 63.0 PE 62.5 PE 62.3 PE 623 PE 62.5 PE 63.1 &P-38 PFF 6 FF 67.3 FF 62 FF G3.1 FF 63.3 FF 635 FF 63.0 FF 62.8 F� 62.8 FF 63.0 FF 63.6 R 141 143 144 32 PE 61.6 PE 63. PE 63.2 PE 61.7 PE 61.1 PE 61.0 PE 61.3 PE 0.5 PE 62.5 PE 62.3 67.1 63. 6 FF 61. FF 61,5 FF 61.8 F 63.0 FF 63 co 62. IE 30 PE 61.8 I PE�61.5 "M4FF 63.5 62.3 i FF 62.0 98 38 13 ' `u� 23 PE 63.1 PE6i.5 PE 60.9 PE 61.6 PE 63,2 PE 63• ' FF EYi1.7 PE 651 PE 61.0 PE 613 PE 62 5 PE 62 5 PE 62, 3 FF FF 67 Q FF 61 FF 62.1 FF 63.1 F 6t.2 FF 61,6 FF 61.5 FF 61.8 FF 63.0 FF 63.0 FF 62.8 130 1 134 18 19 20 21 22 PE 60.6 PEV FF 62.5 pE 62,5 PE 60A PE 80.4. PE 62,0 PE 62,0 PE 60.8 PE 60.5 Lv 61.1 FF61.6 I 63.0 FF6 l FF 61. F60.9 625 FF 6 . FF 61. FF 61.0 10 • +E 63.1 C -F 63.6 PE 61.5 PE 60,9-� rr r -a< o -x i 12 12 27 12 ' 12 1 6 4 13 62.5 PE 61.4 I PE 60.4 PE 60.6 PE 61.1 PE 62 $ PE 615 PE 60.6 PE 60.4 PE � � 62•Q PE 60,9 Pfi0S 6 FF 613 FF60:� FF6L1 FF 61.6 FFb3.0 FF 63,0 FF 61.1 FF 60.9 FF 47.5 FF 62.5 FF 61.3 PE61.0 1Z0 23 _ PE 60.2 PE fil.8E 61.A PE 60.3 PE 59.7 3 62.0 PE 62.0 60,7 52.3 6 FF 60.A FF fi0, PE 61.4 FF 625 F 62.5 PE b0,1' - 0 FF 61.9 FF 61,2 62.5 fi3.5 10 PE 61.0 FF 61.5 i PE 60.4 � ru � � ®'� 'M 2 S PE 60.9 Itl 8 k PE 60.9 11 PE 61.0 FF 609 PE 61.0 FF b1.4 F 61.4 FE 61,5 19 18 11 a 1 FF 61.5 FE b0.2 pE 61.9 E 61S PE 60,3 PE 59.7 FF fi0,7 63.3 FF 623 FF 60.A FF 60.2 1 PE 60.5 f i 110 1 PE 589 11 113 114 PE 60.6 61.1 FF 59.1 PE58.6 FF 59.1 PP 6i. � y PE 59.8 � Pe 58.6 PE 59A PE 59.9 % 6 3 V 2 f 59.4 FF 59,1 FF 59.. FF 60. en PE 69.8 PF 54,8 i PE 63.7 PE 62.4 FE 65,3 FF 65.3 FF 64.2 FF 63.1 . - El 8 5 PE 65,2 4 1 CONSTRUCTION 0 PE 65.2 PE 64.1 PE 63.0 I ACCESS E Y FF 65.7 FF 65.7 FF 64.6 FF 63.5 Ilj J EXISTING CVWD �}0 f[ WELL SITE ETENTINON Y R BASIN BAS AVENUE 48TH 114PA"'m wall R/W 110' R/W 86" 12` 8' 12' 14` 9" 9. 14" 12' 8' 12' EXISTING CURB & I GUTTER MPX 2% 2% 2� 2% t ~I I" N—IT fE I I rryT n iTE ai I— B Ir Mq+ EXISTING MEDIAN EXISTING AC PAVEMENT PROPOSED 6' ADAMS STREET EXISTING BASE MEANDERING SIDEWALK EXISTING TYPICAL SECTION NO SCALE WITH PARKING NTS SID NTER 6" 7R R/W 110' R/W 86' 12' 8' � 12' � 1 n' o' q' 14' 12 8 12' EXISTING � [CURB do GUTTER , qk, 27 2%I 2% 2% t l3PF t — t1, P—SET � - _ r r I u , _ y II • f T- ...8�--I, I II I ri i7f_ '-.I -..•II ,-ri r -iz'�q.y. EXISTING MEDIAN iLfi EXISTING AC PAVEMENT PROPOSED 6" AVENUE 48TH EXISTING BASE MEANDERING SIDEWALK EXISTING TYPICAL SECTION NO SCALE WITHOUT PARKING NTS CURB—, ' hV I 1 LR 6" CURB & GUTTER— CURB & GUTTER TYPICAL SECTION AC PAVEMENT AC PAVEMENT BASE BASE WITH PARKING NTS STrR'EET SECTf.__.',.NS. A,% A A - --- ..-A I WITH PARKING NTS SIDEWALK RB 6" CURB & P CURB & GUTTER IT TYPICAL SECTION WITHOUT PARKING NTS WITHOUT PARKING NTS )EWALK "R AREA OCTOBER 14. 2003 E IIBIT 1 11'1L HL orlu 11V1V NTS TRACT 31310 6 CUKti & GU<<ER DEMENT "B" STREET TYPICAL SECTION NTS EET SECTON OCTOBER 14. 2003 ENTRANCE ISLAND SECTION NTS TRACT 313 10 LN I KANCE ISLAND SECTION NTS TRACT 31 31 0 LN I KANC_L (-,A I L SECTION NTS XHIBIT I Avenue 48 Redevelopment Property Specific Plan City of La Quinta SECTION IV. DRAINAGENLOOD CONTROL 4.1 H drolo The site lies in Flood Zone C according to Flood Insurance Rate Map 060709 0005A, effective date June 19, 1985. This Zone represents areas of minimal flooding. Off-site flows tributary to the site are small and considered insignificant. 4.2 Flood Control Master Plan The storm water drainage system in the City of La Quinta is administered by CVWD. Generally speaking, the system consists of improvements to the natural drainage channels that run through the City. The development of the property will include provisions to conduct overflow storm water into the drainage channels. The City or CVWD requires no drainage fees. 4.3 On -Site Storm Water Retention The City of La Quinta in conjunction with CVWD requires each development to include provisions for the retention of all storm water attributed to the site. The design storm, which generates the maximum runoff, is the 100 -year, 6 -hour storm. The project will drain to common retention areas located around the project. Overflow or storm water from areas without a retention area will go to the internal streets which drain toward retention areas at the southeast and the southwest corners of the site. Retention may include underground storage facilities. The total run-off to be retained will be approximately 3.5 acre feet. Water falling on Adams Street adjacent to the project will be conveyed to the southwestern retention basin. Water falling on Avenue 48 will be conveyed to the central and southeastern retention facilities. The overall grading and drainage plan is shown in Exhibit 10. 4.4 Nuisance Water The nuisance water attributed to the project will be collected and directed to the retention areas. A series of dry wells or sand filters will be installed to percolate this water. The amount of nuisance water is expected to be reduced due to the use of water efficient landscape materials and irrigation systems. 12 Avenue 48 Redevelopment Property Specific Plan City of La Quinta SECTION V. _ UTILITIES 5.1 Utilities 5.1.1 Sewer Plan Sanitary sewer facilities for La Quinta are provided by CVWD. The nearest main is service to the site from Avenue 48. To the extent feasible, the flows from the site will gravity flow to the main in Avenue 48. No upsizing of this existing facility will be required. Exhibit 8 shows the schematic design for sewer facilities. 5.1.2 Water Plan Water service for La Quinta is provided by CVWD. Existing water service is provided via an 18" ductile iron main located in Avenue 48 and Adams Street. Exhibit 9 shows the schematic design for water service. CVWD has a well site located adjacent to Avenue 48 at the southeast corner of the Senior Residential Project. An additional wall is proposed in the northwest corner of the Senior Residential Project. 5.1.3 Electrical Plan The Imperial Irrigation District provides electric facilities in La Quinta. The nearest service will be in Avenue 48 and Adams Street, adjacent to both projects. The District indicates that the design of the electrical service will depend on final load calculations for the overall projects. The District will require the installation of underground facilities. 5.1.4 Other Utilities The Gas Company provides natural gas services. The nearest service is a main in Avenue 48. This line will be used to provide service to the site. Television cable service is provided by MediaOne. Service is available in the surrounding developments and will be extended to the site. Verizon will provide telephone service. Verizon has a conduit system on the East Side of Adams Street and the north side of Avenue 48. Verizon expects to serve both projects from those locations. Waste Management of the Desert provides waste disposal service. 1� Avenue 48 Redevelopment Property Specific Plan City of La Quinta SECTION VI. PHASING 6.1 Phasing Description As currently scheduled, the Senior Affordable Project will be constructed in five phases. After grading of the complete site, the entrance, recreation area and models will be built first. Production homes will be built in four production phases following the model phase. The Senior Affordable Product will be counterclockwise from the southeast corner to the southwest corner. The Market Rate homes will be built from the East as the first phase to the Northwest corner as the second phase. Models will be built near the entrance if required for sales. Each project is expected to take no longer than three years to construct from the commencement of grading. Major portions of the off-site improvements exist. Additional improvements on the frontage of Avenue 48 and Adams Street will include a break in the landscaped median, landscaped parkway and minor infrastructure extensions. 6.2 Infrastructure Phasing Exhibits 7, 8, 9, 10, and 11 depict the location and scope of infrastructure improvements. Improvements will commence upon issuance of a grading permit and will be completed prior to final building inspection. 14 Avenue 48 Redevelopment Property Specific Plan City of La Quinta SECTION VII. DESIGN AND SUSTAINAIBILITY GUIDELINES 7.1 General Architectural Theme The architectural style of the project is Early California with Colonial accents inspired by themes found in La Quinta. The exterior will be a rough finish stucco, with either flat parapet roofs and with gabled tiled sections, or pitched roofs. 7.1.1 Building` Materials and Standards The buildings will be stucco plaster exteriors with the Market rate buildings being Hip typr roofs anf the Senior Residential being Gable style roofs. The roofs will be colored tile with minor flat (low slope) roofs behind parapets. The buildings will have fascia at the tile roof edges and plaster trim around the parapet tops. The buildings will be accented with wood shutters, plaster recesses, decorative metal grilles and decorative accent tiles. The garage doors will be sectional metal doors. 7.2 Fencing and Walls The project will include perimeter fencing with masonry walls of materials complementary to the buildings. The frontage along Avenue 48 and Adams Street will contain a combination wall treatment that incorporates masonry with landscape pockets adjacent to the Market Rate project. The Senior Project will have a perimeter fence adjacent to Avenue 48 where the landscaped detention berm will be built. The walls and fences will connect with each main entry feature and each project identification sign. Interior walls separating patios and yards will be masonry. Front yard and patio walls will be masonry of a lower character to allow for viewing over. Wrought iron fencing will be used to separate areas within the yards. Wood fencing may be used to separate rear and side yards not viewed by the Public. 7.3 Site Lighting All lighting shall be designed and located so as to confine direct light within the project boundaries (including landscape buffer areas located along the street frontages). Since the City of La Quinta has generally maintained low lighting levels, the lighting for this project shall be consistent with lower lighting levels wherever practical. Genernl- • All lighting will comply with the City's "Dark Sky" ordinance. p The lighting systems shall be designed and installed so fixtures are mounted perfectly horizontal with no tilt to the mounting. 15 Avenue 48 Redevelopment Property Specific Plan City of La Quinta • All poles used shall be of a decorative or non -glossy finish, such as paint powder coating or an anodized surface. No shiny metal poles or fixtures shall be permitted. • Intersection lighting will be consistent with Public Works standards if required. • All lenses shall be of a flush design. • Lighting levels shall be an average of one -foot candle with a ratio of average light to minimum light of three to one (3:1) where required. 7.4 Landscape Concepts The landscape concept follows a "desert oasis" theme emphasizing water efficient materials exhibiting color and form. The trees used throughout the site shall be six (6) to ten (10) feet in height with a minimum container size of 15 gallons and 50% of the trees being at least 24" box with a minimum trunk size of 1.5 -inch caliper. Shrubs shall be a minimum of one (1) gallon in size, unless specifically approved otherwise. Patio walls will be the color of the houses. 7.4.1 Landscape Palette Landscape materials selected for detailed landscape plans shall be chosen from the following materials. The actual Pallet used will include landscaping from the Master List below, but may also include other species as directed by City comment. MASTER PLANT LIST Trees Rhus Lancea African Sumac Schinus Molle California Pepper Thornless Prosopis Chilensis Chilean Mesquite Cercidium Hybrid 'Desert Museum' Fraxinus Greggii Desert Museum Palo Verde Little Leaf Ash Palms Arecastrum Romazoffianum Beaucarnea Recurvata Chamaerops Humilis Phoenix Robellini Phoenix Dactylifera Washington Robusta Shrubs Bougainvillea Bougainvillea `Rosenka' v 16 Queen Palm Bottle Palm Mediterranean Fan Palm Pigmy Date Palm Date Palm Mexican Fan Palm Bush Bougainvillea Bougainvillea Avenue 48 Redevela ment Property Specific Plan City of La Quinta Dietes Vegeta Fortnight Lily Hibiscus S. `Butterball' Hibiscus Anisacanthus Flame Anisacanthus Bougainvillea'Ooh La La' Bougainvillea Bougainvillea "La Jolla" Bougainvillea Cassia Artemisioides Feathery Cassia Caesalpinia Cilliesii Mexican Bird of Paradise Cassia Nemophila Bushy Senna Caesalpinia Pulherrima Red Bird of Paradise Dasylirion Wheeleri Desert Spoon Leucophyllum P. 'Sierra Bouquet' Texas Ranger Leucophyllum Z. 'Cimarron' Texas Ranger Muhlenbergia L. 'Autumn Glow' Yellow evil's Shoestring Muhlenbergia L. 'Regal Mist' Red Devil's Shoestring Muhlenbergia Rigens Deer Grass Nolina Longifolia Mexican Grass Tree Hibiscus S. `White Wings' Hibiscus Lantana `Confetti' Dwarf Lantana Lantana `Radiation' Lantana Nandina D. `Compacta' Dwarf Heavenly Bamboo Photinia Fraseri Red Leaf Photinia Thevetia Peruviana Yellow Oleander Xylosma Congestum `Compacta' Dwarf Xylosma Vines/Esnaliers Bougainvillea `Barbara Karst' Bougainvillea Bougainvillea `Texas Dawn' Bougainvillea Callinadra Inaequilatera Pink Powder Puff Gelsemium Sempervirens Carolina Jessamine Pyrostegia Venusta Flame Vine Bougainvillea 'Tahitian Dawn' Bougainvillea Pyracantha ' Graberii' Firethorn Tecoma Stans "Orange Jubilee" Yellow Balls Tecomaria Capensis Cape Honeysuckle Groundcover Annual Color Seasonal Flowers Carissa G. `Prostrata' Prostrate Natal Plum Lantana Montevedensis Purple Prostrate Lantana Lantana New Gold' Spreading Yellow Lantana Sod —Lawn `Tifway Green' Hybrid Bermuda Crushed Stone Palm Springs Gold Fines Acacia R. 'Desert Carpet' Trailing Acacia Baccharis P. Thompson Baccharis Dalea Capitata'Sierra Gol' Sierra Gold Dalea Desert Dust 2" depth cover area completely 17 J Aventie 48 Redevelopment Property SRecific Flan CiV of La Quinta Wedelia Trilobata Wedelia Sod Overseed with Perennial Rye During Winter 7.4.2 Landscape Maintenance The interior streetscape and landscape shall be under a single maintenance contract for each project managed by the respective homeowners association. The landscaped setback adjacent to Avenue 48 and Adams Street shall be maintained by each project homeowners association. In the Senior Affordable Project, all outside areas, except the defined patio areas, will be maintained by the Homeowner Association. 18 Avenue 4$ Redevelopment Property Specific Plan City of La Uinta APPENDIX A GENERAL PLAN POLICIES 19 I Avenue 48 Redevelopment Property Specific flan City of La Quint APPLICABLE GENERAL PLAN POLICIES: The General Plan of the City of La Quinta was adopted in March of 2002 and includes Goals, Policies, and Programs that were deemed by the City necessary to properly implement the Plan. The key policies that affect the development of the subject property are as follows: LAND USE ELEMENT GENERAL LAND USE Policy 4 "Specific Plans of Land Use shall be required under the following circumstances: For all projects proposing flexible development standards differing from the City's Development Code." • The Plan complies with this policy as required by the requested deviations from Development Standards. RESIDENTIAL Policy 2 "Encourage compatible development adjacent to existing neighborhoods and infrastructure." • The Plan complies with this policy by proposing Market Rate larger lot homes of similar value adjacent to the two nearest existing residential neighborhoods. This provides for preservation of value for the existing residents. Policy 6 "The City will use development incentives to achieve a mix of housing, including affordable housing.' The Plan has been prepared in to implement the Affordable Housing Agreement between the City of La Quinta Redevelopment Agency and Santa Rosa Development. This agreement provides incentives for affordable housing which are part of this Plan. The Plan also provides a mix of housing by including the Market Rate housing adjacent to the affordable. 20 Avenue 48 Redevelopment Propeqy PropertySpecific Plan City of La Quinta TRAFFIC AND CIRCULATION ELEMENT Program 2.2 "Review new and redeveloping projects along Washington Street, Adams Street and Highway 111 with the intent of limiting access and aligning and/or consolidating access drives ..." • The Plan has no access points on the Adams Street frontage. 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 m/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 Plan meets this design criteria and has been conceptually approved by the City Engineer for location. 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 Plan meets this design criteria with no private streets less than 28 feet. The City Engineer and Fire Department have conceptually reviewed the Plan and approved the design. Program 5.1 "In order to locate jobs and housing near each other to produce shorter work commutes, make a concerted effort to increase City -Based employment; encourage mixed-use development with residential component contiguous with or near to employment centers; facilitate use of the City's home occupation ordinance; and encourage major employer to evaluate tele -commuting opportunities, either home-based or at local centers, as well as part-time options for employees." • The Plan proposes residential development directly adjacent to the Highway 111 commercial corridor. Program 6.3 - "Sidewalks shall be provided on both sides of all arterial and collector streets, except where there is a multi -use trail on one side." • The Plan provides for the completion of Public street improvements including required trails and sidewalks on the north side of Avenue 48 and the East side of Adams street. 21 J Avenue 48 Redevelopment Property Specific Plan City of La Quinta Program 11.1 "Private streets will be designed to meet the standards of the City's public street system at the point where they connect with it, in order to safely integrate into rt. • The Plan provides for the required connection designed to meet the City's public street standards. Program 13.2 "Secondary Image Corridors shall include: ....Adams Street, ...Avenue 48," • The Plan complies with the Secondary image corridor standards. Policy 14 "In order to preserve the aesthetic value on the City's streets, minimum landscape setbacks shall be as follows: Other Major Arterials & Primary Arterials: 20 feet Secondary Arterials & Collector Streets: 10 feet" • The Plan provides for landscape setback of at least 20 feet on all public street frontage. Policy 15 "The City shall maintain building height limits along Primary, Secondary and Agrarian Image Corridors in its Development Code." • The Plan provides for building height restrictions as defined in the Development Code. NATURAL RESOURCES ELEMENT AIR QUALITY Policy 4 "The City shall encourage growth around activity centers and arterial streets to provide more efficient travel patterns and transit service." • The Plan complies with this policy by developing residential projects near the Highway 111 commercial corridor. Policy 6 "New development shall be designed and constructed in a manner which minimizes the emission of project related pollutants." • The project elements are being designed for efficient construction methods to minimize project related pollutants. 22 Avenue 48 Redevelopment Property Specific Plan City of La Quinta Policy 6.4 "Developers shall be encouraged to maintain the natural topography of a site through the use of techniques such as contour grading, to the greatest extent possible, and to minimize the amount of mass clearing, excavation, cut and fill operations required for development." • The Plan incorporates a grading design that minimizes the cut and fill and export amount from the grading operation. Policy 8.1 "To the greatest extent practical, new development shall incorporate energy-efficient design measures to reduce the need for heating and cooling. Such measures may include the use of trees for shade and windbreaks, and thoughtful site orientation of buildings and other structures." • The project elements are being designed for energy-efficient construction in accordance with current energy saving guidelines. ENERGY AND MINERAL RESOURCES Program 1.2 "Passive design concepts which increase energy efficiency, such as the use of landscaping materials and the site orientation to provide shade and windbreaks, shall be encouraged." • The Plan incorporates passive design to increase energy efficiency though landscaping. BIOLOGICAL RESOURCES Program 2.2 "Where development is proposed on sand deposits, the site shall be surveyed for the presence of blowsand endemics, including Coachella Valley Fringe -toed Lizard, Coachella Valley milk -vetch, flat -tailed horned lizard, giant sand -treader cricket, slender wooly -heads, unless the species is covered by a Habitat Conservation Plan." • The Site was surveyed by City and found to clear of the subject species. 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 plan incorporates drought tolerant and desert species in the landscape materials to be used. 2) Avenue 48 Redevelopment Pro ert Specific Plan City ofLa Quints INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT SURFACE WATER & STORM DRAINAGE Policy 3 "All new development shall include on-site retention/detention basins and other necessary storm water management facilities to accommodate runoff from the 100 -year storm." • The project will provide on-site retention to 100% of the 100 year event. DOMESTIC WATER Policy 3 "New development projects shall be required to use native, drought - tolerant landscaping materials to promote and enhance water conservation efforts.." The Plan provides for native and/or drought -tolerant landscaping to promote water conservation efforts. PUBLIC UTILITIES Policy 1 "New development shall finance its share of public utilities infrastructure and improvements required to accommodate the development." • The projects will pay for the required utility infrastructure. Policy 3 "All utility and electric wires up to 34.5 kilovolts serving new development shall be installed underground." • The Plan will install utility line underground. Policy 4 "Above -ground utility facilities including but not limited to well sites, water reservoirs, communication facilities and utility maintenance areas, shall be designed in a manner which minimizes potential environmental hazards and visual impacts to surrounding properties." • The Plan has a new Well site located in the rear corner of the property adjacent to the neighboring parking lot. Landscaping will be used to visually screen the Well site. The Plan provides for landscaping in front of the existing Well site on 48`h. 25 t J J Avenue 48 Redevelopment -Property Specific Plan City of La Quinta ENVIRONMENTAL HAZARDS ELEMENT GEOLOGIC AND SEISMIC HAZARDS Program 5.1 "The Building and Safety Department shall enforce the provisions of the UBC and/or International Building Code." The construction plans will comply with the currently adopted and applicable provisions of the UBC. FLOODING AND HYDROLOGY 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 storm water management facilities that are capable of managing 100 -year storm water flow. New development immediately adjacent to the Coachella Valley Storm Water Channel shall continue to have the option of discharging 100 year storm water flows directly into the storm water channel." The project will incorporate mitigation measures during construction to minimize the potential for airborne irritants and after construction through landscape treatments. NOISE Policy 2 "New or redevelopment projects proposing sensitive receptors and located on arterial roadways whose CNEL levels are expected to exceed the City standard at buildout and who do not propose mitigation, shall be required to prepare a noise impact analysis to mitigate noise levels to meet or exceed City standards." • The plan provides for noise barriers and mitigation of noise levels to attain the required indoor and exterior noise standards. CULTURAL RESOURCES ELEMENT HISTORIC PRESERVATION 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 a survey is unnecessary.." • The Plan area was surveyed by the City for cultural resources and none were found. Im Avenue 48 Redevelopment Property Specific Plan City of La Qpiuta AVENUE 48 REDEVELOPMENT PROPERTY SPECIFIC PLAN Parking Anal Required Parking Garage Oen 0.5 Total Ratio 36 Market Rate 72 18 90 2.5 149 Senior Affordable 298 74 372 2.5 Total 370 92 462 2.5 Provided Parking Market Rate 72 18 90 2.5 Senior Affordable 298 74 372 2.5 370 92 462 2.5 36 Market Rate Optional 36 36 1.0 Total Potential Parking 406 92 498 2.7 Avenue 48 Redevelopment Property Specific Plan City of La Quints APPENDIX D SPECIFIC PLAN Table of Development Standards 29 0 Avenue 48 Redeveloj2ment Property Specific Plan Cily of La uinta AVENUE 48 REDEVELOPMENT PROPERTY SPECIFIC PLAN Table of Development Standards Bold Print items indicate proposed Deviations from City Standards. Setbacks are to property lines. * Complies with City standard through CC&R restrictions. 30 Senior Market Standard Residential Residential Min. Setbacks Front 20' 6' 12' Side Load Garage Garage 25' 10' 12' Side Load Garage Rear 20' 6' 10' Side Interior 10' 3' 8' Zero Lot Line Yards Side Exterior 15' 10' 8' Pool 3' 3' 3' Min. Lot Size (SF) 2000 2800 8100 Max Lot Coverage 60% 59% 45% Resident Parking 2 2 2 Optional Parking 0.0 0.0 1 Guest Parking 0.5 0.5 0.5 Open Space 30% 33.8% 54.8% Include Private Space Active Open Space 30% 48% 75.5% Include Private Space Max. Building Height 40' 28' 28' Casita Deed Restriction* Yes N/A Yes Bold Print items indicate proposed Deviations from City Standards. Setbacks are to property lines. * Complies with City standard through CC&R restrictions. 30 APPENDIX E CITY RESOLUTIONS AND CONDITIONS OF APPROVAL Specific Plan 2003-063 Tentative Tract Map 3 13 10 Tentative Tract Map 31311 SPECIFIC PLAN 2003-063 d v, 0 LL �DPY RESOLUTION NO. 2003-111 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING THE DESIGN GUIDELINES AND DEVELOPMENT STANDARDS FOR TWO SINGLE-FAMILY RESIDENTIAL SUBDIVISIONS LOCATED ON 31.51 ACRES AT THE NORTHEAST CORNER OF AVENUE 48 AND ADAMS STREET CASE NO.: SPECIFIC PLAN 2003-063 APPLICANT: SANTA ROSA DEVELOPMENT, INC. WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 28th day of October, 2003, hold a duly noticed Public Hearing to consider Specific Plan 2003-063, to allow the design guidelines and development standards for the subdivision of 31:51 acres into two single-family detached residential subdivisions generally located at the northeast corner of Avenue 48 and Adams Street, and more particularly described as: APN's 649-030-036 WHEREAS, the City Council of the City of La Quinta, California, did on the 18th day of November, 2003, hold a duly noticed Public Hearing to consider Specific Plan 2003-063, to allow the design guidelines and development standards for the subdivision of 31.51 acres into two single-family detached residential subdivisions generally located at the northeast corner of Avenue 48 and Adams Street; WHEREAS, said Specific Plan application has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-68), in that a Mitigated Negative Declaration (Environmental Assessment 2003-466) was certified by the City Council for this project under Resolution 2003-005. There are no changed circumstances, condition, or new information which would trigger the preparation of a subsequent Environmental Assessment pursuant to Public Resources Code Section 21166; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said City Council did make the following mandatory findings to approve Specific Plan 2003- 063: 1 „ The proposed Specific Pian is consistent with the goals and policies of the La Quinta General Plan in that the project has been designated for High Density Residential. Resokr8on No. 2003-111 Spadit Plan 2003-063 - Santa Ross Development Adopted: Novernber 18, 2003 Pape 3 ATTEST: JUN GREEK, CMC, City Clerk City of La auinta, California (City Seal) APPROVED AS TO FORM: M. KAT ERINE JENS N, City Attorney City of La auinta, California CITY COUNCIL RESOLUTION NO. 2003-111 CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 2003-063 - SANTA ROSA DEVELOPMENT ADOPTED: NOVEMBER 18, 2003 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. The applicant shall include a footnote on the Specific Plan that will limit the height of all structure to 22 feet in height within 150 feet of Avenue 48 and Adams Street. SACity Clerk\Resolutions\2003-111 SR SP COA.doc TENTATIVE TRACT MAP 31311 CITY COUNCIL RESOLUTION NO. 2003-112 CONDITIONS OF APPROVAL — FINAL TENTATIVE TRACT MAP 31311 SANTA ROSA DEVELOPMENT - SENIOR RESIDENTIAL PROJECT ADOPTED: NOVEMBER 18, 2003 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 Tentative Tract Map, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code § §66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-gpinta.org. 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain the 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 The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. Resolution No. 2003-112 Conditions of Approval — Final Tentative Tract Map 31311 Santa Rosa Development — Senior Residential ProJect Adopted: November 18, 2003 Page 2 For *all construction sites five (5) acres or more, a project -specific NPDES construction permit must be obtained by the applicant; and who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI"), prior to the issuance of a grading or site construction permit by the City.) 4. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08- DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs five (5) acres or more of land, or that disturbs less than five (5) acres of land, but which is a part of a construction project that encompasses more than five (5) acres of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off-site grading being done in relation to this project. C. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. D. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs') (8.70.020 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. — Resolution No. 2003-112 CorwfNooa of Approval — Rnal Tartu@ Tract Map 31311 Santa Row Dws{oprnent — Swim Residential Project Adopted: November 18, 2003 Papa 3 r- E. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. F. The approved SWPPP and BM Ps shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. 5, Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Prpgram and Development Impact Fee program in effect at the time of issuance of building permit(s). PROPERTY RIGHTS 6. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and -for maintenance, construction and reconstruction of essential improvements. 7. The applicant shall offer for dedication on the Final Map all public street right-of- ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 8. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Avenue 48 (Primary Arterial, Option A - 110' ROW) — The standard 55 feet from the centerline of Avenue 48 for a total 110 -foot ultimate developed right of way. The applicant shall retain for private use on the Final Map all private street right-of-ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 9. The private street right-of-ways to be retained for private use required for this development include: Resolution No. 2003-112 Conditions of Approval — Final Tentative Tract Map 31311 Santa Rosa Development — Senlor R"dentlal Project Adopted: November 18, 2003 Pepe 4 A. PRIVATE STREETS Property line shall be placed at the back of curb similar to the lay out and the typical street section shown in the tentative tract map. Use of smooth curves instead of angular lines at property lines is recommended. 1) Private Residential Streets measured at gutter flow line shall have a 36 - foot travel width. The travel width may be reduced to 32 feet with parking restricted to one side, and 28 feet if on -street parking is prohibited, and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Engineering Department prior to recordation. B. COURTYARD DRIVEWAY 1) The courtyard driveway area throat width and layout shall conform to the shape shown on the approved tentative map. Parking shall be prohibited in all common courtyard driveway and cul de sac areas. The applicant shall make provisions for ongoing enforcement of the parking restriction. 10. 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. 11. When the City Engineer determines that access rights to the proposed street right-of- ways shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such right-of-ways, the applicant shall grant the necessary right-of-ways within 60 days of a written request by the City. 12. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility easement contiguous with, and along both sides of all private streets. Such easement may be reduced to -five feet in width with the express written approval of IID. 13. The applicant shall create perimeter landscaping setbacks along all public right-of- ways as follows: A. Avenue 48 (Primary Arterial) - 20 -foot from the R/W-P/L. Resolution No. 2003-112 Condttlons of Approvd - Final Tentative Tract Map 31311 Santa Rosa Devalopmwvt - Sanbr Raaidsntlal Pro}act Adopted: November 18. 2003 Papa 5 The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 14. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Final Map. 15. Direct vehicular access to Avenue 48 is restricted, except for those access points identified on the tentative tract map, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final tract map. 16. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. 17. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Tract Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. FINAL MAPS 18. Prior to the City's approval of a Final Map, the applicant shall furnish accurate AutoCAD files of the Final Map that was approved by the City's map checker on a storage media acceptable to the City Engineer. Such files shall be in a standard AutoCAD format so as to be fully retrievable into a basic AutoCAD program. Where a Final Map was not produced in an AutoCAD format, or produced in a file that can be converted to an AutoCAD format, the City Engineer will accept a raster - image file of such Final Map. -- IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. Resolution No. 2003-112 Conditions of Approval - Final Tentative Tract Map 31311 Santa Rosa Development - Senior Residential Project Adopted: November 18, 2003 Papa 6 19. 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. 20. The following improvement plans shall be prepared and submitted for review and approval by the City. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. Off -Site Street Plan: Vertical 1 " = 40' Horizontal, 1 " = 4' The street improvement plans shall include permanent traffic control and 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. B. On -Site Street/Storm Drain Plan: 1 " = 40' Horizontal, 1 " = 4' Vertical C. On -Site Rough Grading Plan 1 " = 40' Horizontal D. Site Development Plan 1 " = 30' Horizontal E. Off -Site Street Median Landscape Plan 1 " = 20' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. "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. "Site Development" plans shall normally include all on-site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements and ADA requirements. LJ RewMrOw No. 2003-112 Coodtloro of Approval - Find Tentative Tract Mmp 31311 Santa Rosa Dwdopmmnt - Senior Redden" Project Adopted: Nov«nber 18, 2003 Paye 7 • 21. The City maintains standard plans, detail sheets and/or, construction notes for elements of construction. For a fee, established by City Resolution, the applicant may purchase such standard plans, detail sheets and/or construction notes from the City. 22. The applicant shall furnish a complete set of the AutoCAD files of all approved improvement plans on a -storage media acceptable to the City Engineer. The files shall be saved in a standard AutoCAD format so they may be fully retrievable through a basic AutoCAD program. At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the AutoCAD files in order to reflect the as -built conditions. Where the improvement plans were not produced in a standard AutoCAD format, or a file format that can be converted to an AutoCAD format, the City Engineer will j accept raster -image files of the plans. IMPROVEMENT SECURITY AGREEMENTS 23. Prior to approval of any Final Map, the applicant shall construct all on and off-site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement ("SIA") guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 24. Any Subdivision Improvement Agreement ("SIA") entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Tentative Tract Map, shall comply with the provisions of Chapter 13.28 (Improvement Security), LQMC. 25. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which aye not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. 26. Should the applicant 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. u Resolution No. 2003-112 Conditions of Approval — Final Tentative Tract Map 31311 Santa Rosa Development — Senior Residential Project Adopted: November 18, 2003 Page 8 GRADING 27. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 28. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 29. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer, B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, (Fugitive Dust Control), LQMC, and D. A Best Management Practices report prepared in accordance with Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm Management and Discharge Controls), LQMC. All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. 30. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. Reackidon No. 2003-112 Coriditioru of Approval — Fkul Tented" Trot Map 31311 Sams Rosa Dwaiopmeft — Senior RaaidwdW Project Adopted: November 18, 2003 Pae 9 31. 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 modifiedby 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 (6) of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches 0.5") in the first eighteen inches (18") behind the curb.. " 32. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 33. Building pad elevations of perimeter lots shall not differ by more that one foot from the building pads in adjacent developments. 34. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 35. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus three tenths of a foot from the elevations shown on the approved Tentative Tract Map, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 36. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. 40 Resolution No. 2003-112 Conditions of Approval — Final Tentative Tract Map 31311 Santa Rosa Development — Senior Residential Project Adopted: November 18, 2003 Paye 10 DRAINAGE 37. 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 falling on. site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The tributary drainage area shall extend to the centerline of adjacent public streets. The design storm shall be either the 3 hour, 6 hour or 24 hour event producing the greatest total run off. 38. 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. 39. Nuisance water shall be retained on site. In residential developments, nuisance water shall be disposed of in a trickling sand filter and leach field or equivalent system approved by the City Engineer. The sand filter and leach field 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. 40. 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. The applicant shall modify CVWD drainage outlets on their existing well site as necessary to mitigate erosion. 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(B)(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. R*solution No. 2003-112 Corm dons of Approval — Rnei Tentadw Tract Map 31311 Santa Ross Development — Senior Rss{dwrdal Project Adopted. November 18. 2003 Pape 11 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. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. UTILITIES 47. The applicant shall comply with the provisions of Section 13.24.110 (Utilities), LQMC. 48. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 49. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 50. Underground utilities shall be installed prior to overlying hardscape. For in of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 51. The applicant shall comply with the provisions of Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For Individual Properties And Development), LQMC for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 52. The applicant shall construct the following street improvements to conform with the General Plan. Resolution No. 2003-112 Comktions of Approval — Rnal Tentative Tract Map 31311 Santa Rosa Development — Senior Residential Project Adopted: November 18, 2003 Page 12 A. OFF-SITE STREETS 1) Avenue 48 (Primary Arterial; 110' R/W, Option A): No street widening is required for Avenue 48 to conform with General Plan requirements. Other required improvements in the Avenue 48 right or way and/or adjacent landscape setback area include: 1) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. 2) 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. 3)' A County of Riverside benchmark in the Avenue 48 right of way established by a licensed surveyor. The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). A. PRIVATE STREETS (Except Entry Drive) 1) Lots B through H - Construct full 36 -foot wide travel width improvements gutter flow line to gutter flow line where the residential streets are double loaded. Construct full 32 -foot wide travel width improvements gutter flow line to gutter flow line where parking is restricted to one side and construct full 28 -foot wide travel width improvements gutter flow line to gutter flow line where parking is restricted on both sides and there is adequate off-street parking for residents and visitors, and the applicant makes provisions for perpetual enforcement of the restrictions. 11 Resokitlon No. 2003-112 Condidans of Approval - Hnd Tsntatiw Tract Map 31311 Santa Rosa DwdoPmnent - Senior RoddsMlal Project Adopted: November 18, 2003 Pape 13 B. COURTYARD DRIVEWAY C7 1) The driveway area throat width and layout shall conform to the shape shown on the approved tentative map. Parking shall be prohibited in all common courtyard driveway areas and the applicant shall make provisions for ongoing enforcement of the parking restriction. 54. All gated entries shall provide for a three -car minimum stacking capacity for inbound traffic; and shall provide for a full turn -around outlet for non -accepted vehicles. Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1 " = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full tum -around out onto the main street from the gated entry. Two lanes of traffic shall be provided on the entry side of each gated entry, one lane shall be dedicated for residents, and one lane for visitors. Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. 55. The applicant shall design street pavement sections using CalTrans' design procedure for 20 -year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Residential 3.0" a.c./4.5" c.a.b. Collector 4.0" a.c /5.0" c.a.b. or the approved equivalents of alternate materials. 56. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months -old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. Resolution No. 2003-112 Conditions of Approval -Find Tentative Tract Map 31311 Sante Rosa Development - Senior Resldentlal Project Adopted: November 18, 2003 Paye 14 57. General access points and turning movements of traffic are limited to the following: A. Primary Entry (Avenue 48): Full turn movement is permitted. 58. 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. 59. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. CONSTRUCTION 60. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly -maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on-site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPING 61. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 62. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 63. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 64. The applicant shall submit the landscape plans for approval by the Community Development Department (CDD), prior to plan checking by the Public Works Department. When plan checking has been completed by CDD, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. ResokFdan No. 2003-112 Condtions of Approval - Final Twrtattw Tact Map 31311 Santa Rosa DevekW wtt - Senor Residential Project Adopted: Novarnber 18, 2003 Pape Is NOTE: Plans are not approved for construction until signed by the City Engineer. QUALITY ASSURANCE 65. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 66. The applicant shall employ, or retain, qualified engineers, surveyors, and such other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. 67. The applicant shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. 68. Upon completion of construction, - the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As - Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. MAINTENANCE 69. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 70. The applicant shall make provisions for the continuous and perpetual maintenance of all private on-site improvements, perimeter landscaping, access drives, and sidewalks. FEES AND DEPOSITS 71. The applicant shall comply with the provisions of Section 13.24.180 (Fees and Deposits), LQMC. These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. Resolution No. 2003-112 Co"tions of Approval — Final Tentative Tract Map 31311 Santa Rosa Development — Senior Residential Project Adopted: November 18, 2003 Paye 16 72. 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). FIRE MARSHAL 73. For any buildings with public access, i.e., recreational halls, clubhouses, etc., or buildings with a commercial use i.e., gatehouses, apartment buildings, maintenance sheds, et., super fire hydrants are to be placed no closer than 25 feet and not more than 165 feet from any portion of the first floor of said building following approved travel ways around the exterior of the building. Minimum fire flow for these areas would be 1500 GPM for a two hour duration at 20 PSI. 74. Blue dot retro -reflectors shall be placed in the street eight inches from centerline to the side that the fire hydrant is on, to identify fire hydrant locations. 75. City of La Quinta Ordinance requires all buildings, other than single family, 5,000 square feet or larger, to be fully sprinkled. NFPA 13 Standard (1313 and 13D systems are allowed). If required, sprinkler plans will need to be submitted to the Fire Department. Area separation walls may not be used to reduce the need for sprinklers. 76. Any turn or turn -around requires a minimum 38 -foot turning radius. 77. All structures shall be accessible from an approved roadway to within 150 feet of all portions of the exterior of the first floor. 78. The minimum dimension for access roads and gates is 20 feet clear and unobstructed width and a minimum vertical clearance of 13 feet 6 inches in height. 79. Any gate providing access from a public roadway to a private entry roadway shall be located at least 35 feet setback from the roadway and shall open to allow a vehicle to stop without obstructing traffic on the road. Where a one-way road with a single traffic lane provides access to a gate entrance, a 38 -foot turning radius shall be used. 80. Gates shall be automatic, minimum 20 feet in width and shall be equipped with a rapid entry system (KNOX). Plans shall be submitted to the Fire Department for approval prior to installation . Automatic gate pins shall be rated with a shear pin force, not to exceed 30 pounds. Gates activated by the rapid entry system shall remain open until closed by the rapid entry system. Resolution No. 2003-112 Condd6ne of Approvd - Final Tentative Tract Map 31311 Santa Roan Develogmumit - Senior Residential Project Adopted November 18, 2003 Pape 17 81. This project requires secondary access/egress. It may be taken from TT 31310 and the access may be restricted to emergency vehicles only, however, public egress must be unrestricted. A reciprocal access agreement will be required and will need City approval. 8.2. The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. Two sets of water plans are to be submitted to the fire Department for approval. 83. The applicant/developer shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or signs. 84. Building plan check is to run concurrent with the City plan check. n Resolution No. 2003-114 Site Development Pem-Jt 2003-766 Santa Rosa Development — Senior Project Adopted: November 18, 2003 Pape 2 1. The Project is consistent with the General Plan in that the property proposed for the residential project is designated as High Density Residential. 2, The Project has been designed to be consistent with the provisions of the applicable Specific Plan. 3. Processing and approval of the Project is in compliance with the requirements of the California Environmental Quality Act in that the La Quinta Community Development Department has determined that no changed circumstances, conditions, or new information has been submitted which would trigger the preparation of a subsequent Environmental Assessment pursuant to Public Resources Code Section 21166. 4. The site design of the Project is appropriate for the use in that it has been designed with the appropriate parking and vehicular access, and provided with adequate landscaping, NOW, . THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the City Council in this case. 2. That it does hereby approve the above-described Site Development Permit request for the reasons set forth in this Resolution, subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City Council held on this 18th day of November, 2003, by the following vote to wit: AYES: Council Members Henderson, Osborne, Sniff, Mayor Adolph NOES: None ABSENT: Council Member Perkins ABSTAIN: None • CITY COUNCIL RESOLUTION NO. 2003-114 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2003-766 SANTA ROSA DEVELOPMENT - SENIOR RESIDENTIAL PROJECT ADOPTED: NOVEMBER 18, 2003 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 Site Development Permit 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. The applicant shall remove the pine trees from the landscape plans. 3. Front yard landscaping shall consist of two trees (i.e., a minimum 1.5 inch caliper measured three feet from grade level after planting), ten 5 -gallon shrubs, and groundcover. Palm trees may count as a shade tree if the trunk is six feet tall. Double lodge poles (two inch diameter) shall be used to stake trees. All shrubs and trees shall be irrigated by bubbler or emitters. To encourage water conservation, no more than 50% of the front yard landscaping shall be devoted to turf. Future home buyers shall be offered an option to have no turf areas in their front yard through the use of desertscape materials. 4. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of street curbs. 5. Once the trees have been delivered to the site for installation, a field inspection by the Community Development Department is required before planting to insure they meet minimum size and caliper requirements. 6. That all structures shall be limited to a maximum height of 22 feet within 150 feet of Avenue 48. RESOLUTION NO. 2003-112 A RESOLUTION OF THE CITY' COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING THE SUBDIVISION OF APPROXIMATELY 19.51 ACRES INTO A RESIDENTIAL SUBDIVISION CONSISTING OF A 149 -UNIT SENIOR RESIDENTIAL PROJECT CASE NO.: TENTATIVE TRACT MAP 3131.1 APPLICANT: SANTA ROSA DEVELOPMENT, I4C WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 28th day of October, 2003 hold a duly noticed Public Hearing to consider a request by Santa Rosa Development, Inc., for approval of a Tentative Tract Map to subdivide approximately 19.51 acres into a residential subdivision consisting of a 149 - unit detached clustered senior housing project, generally located at the northeast corner of Avenue 48 and Adams Street, more particularly described as follows: APNs: 649-030-036. WHEREAS, the City Council of the City of La Quinta, California, did, on the 18th day of November, 2003 hold a duly noticed 'Public Hearing to consider a request by Santa Rosa Development, Inc., for approval of a Tentative Tract Map to subdivide approximately 19.51 acres into a residential subdivision consisting of a 149 - unit detached clustered senior housing project, generally located at the northeast corner of Avenue 48 and Adams Street. WHEREAS, said Tentative Tract Map application has complied with the requirements of "'The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-68), in that the Community Development Department has determined that a Mitigated Negative Declaration (Environmental Assessment 2003-466) was certified by the City Council for this project under Resolution 2003-005. There are no changed circumstances, conditions, or new information which would trigger the preparation of a subsequent Environmental Assessment pursuant to Public Resources Code Section 21166; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did make the following mandatory findings to approve said Tentative Tract Map 31311: 1. Consisten(w with the General Plan: The property is designated for High Density Residential uses on the General Plan Land Use Map. The project is consistent With the goals, policies and intent of the General Plan insofar as high density residential is consistent with the land use designation of the City. Raeoludm No. 2003-112 Tentadw Tract Map 31311 Sorts Ross Dawlopnw ft Adopted. Novwnbw 18, 2003 Paip 3 AYES: Council Members Henderson, Osborne, Sniff, Mayor Adolph NOES: None ABSENT: Council Member Perkins ABSTAIN: None OoRtDWORL , May City of La Quinta, California ATTEST: JUN EK, CIVIC, CI Clerk City of La Quinta, California APPROVED AS TO FORM: MA�HERINE JEN i , City Attorney City of La Quinta, C ifornia TENTATIVE TRACT MAP 31310 s —.. RESOLUTION NO. 2003-113 A RESOLUTION .OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING THE SUBDIVISION OF APPROXIMATELY 12 ACRES INTO A RESIDENTIAL SUBDIVISION CONSISTING OF 36 -UNIT MARKET -RATE SINGLE-FAMILY HOMES CASE NO.: TENTATIVE TRACT MAP 31310 APPLICANT: SANTA ROSA DEVELOPMENT, INC WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 28th day of October, 2003 hold a duly noticed Public Hearing to consider a request by Santa Rosa Development, Inc., for approval of a Tentative Tract Map to subdivide approximately 12 acres into a residential subdivision consisting of 36 -unit market -rate single-family homes, generally located at the northeast corner of Avenue 48 and Adams Street, more particularly described as follows: APNs: 649-030-036 WHEREAS, the City Council of the City of La Quinta, California, did, on the 18th day of November, 2003 hold a duly noticed Public Hearing to consider a request by Santa Rosa Development, Inc., for approval of a Tentative Tract Map to subdivide approximately 12 acres into a residential subdivision consisting of 36 - unit market -rate single-family homes, generally located at the northeast corner of Avenue 48 and Adams Street; and WHEREAS, said Tentative Tract Map application has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-68), in that the Community Development Department has determined that a Mitigated Negative Declaration (Environmental Assessment 2003-466) was certified by the City Council for this project under Resolution 2003-005. There are no changed circumstances, conditions, or new information which would trigger the preparation of a subsequent Environmental Assessment pursuant to Public Resources Code Section 21166; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did make the following mandatory findings to approve said Tentative Tract Map 31310: Resolution No. 2003-113 Tentative Tract Map 31310 Santa Rosa Development Adopted: October 28, 2003 Page 2 1. Consistency with the General Plan: The property is designated for High Density Residential uses on the General Plan Land Use Map. The project is consistent with the goals, policies and intent of the General Plan insofar as high density residential is consistent with the land use designation of the City. 2. Consistency with the Zoning Code: With the Specific Plan, the proposed project is consistent with the development standards of the High Density Residential Zoning District, including, but not limited to, setbacks, architecture, building heights, building mass, exterior lighting, parking, circulation, open space and landscaping. 3. Com liance with the California Environmental Quality Act CEQA : The design of the subdivision and the proposed improvements are not likely to either cause substantial environmental damage or substantially injure fish and wildlife or their habitat. The proposed project is consistent with the requirements of CEQA, in that a Mitigated Negative Declaration (Environmental Assessment 2003-466) was certified by the City Council for this project under Resolution 2003-005. There are no changed circumstances, conditions, or new information which would trigger the preparation of a subsequent Environmental Assessment pursuant to Public Resources Code Section 21 166 4. Design Improvements: The design of the subdivision and/or the type of improvements are not likely to cause serious public health problems in that the site is physically suitable for the subdivision. Infrastructure improvements (water, sewer, gas, electricity, etc.) will serve the site as required. 5. Easements/Access: The design of the subdivision will not conflict with the easements, acquired by the public at large, for access through, or use of property, within the proposed subdivision in that adequate roadways will be provided to meet the intent of the Circulation Element of the General Plan. NOW THEREFORE, RE IT RESOLVED by the City Council of the City of La Q.uinta, California, as follows: That the above recitations are true and correct and constitute the findings of the City Council for this Tentative Tract Map® Reeoludon No. 2003-113 Teeta we Tract Map 31310 Santa Row Dewiopaant Adopted: October 28, 2003 Pepe 3 2. That it does hereby approve Tentative forth in this Resolution, subject to hereto. • Tract Map 31310 for the reasons set the Conditions of Approval attached PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City Council held on this 18th day of November, 2003, by the following vote, to wit: AYES: Council Members Henderson, Osborne, Sniff, Mayor Adolph NOES. None ABSENT: Council Member Perkins ABSTAIN: None ATTEST: JU REEK, CMC,- Ci Clerk City of La Quinta, California (City Seal) APPROVED AS TO FORM: &M.KATJRINE JENS , City Attorney City of La Quinta, California (1, Na&-� DON ADOL H, Ma r City of La Quinta, California v • CITY COUNCIL RESOLUTION NO. 2003-113 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 31310 SANTA ROSA DEVELOPMENT - MARKET RATE PROJECT ADOPTED: NOVEMBER 18, 2003 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 Tentative Tract Map, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code § §66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("1.QMC9. The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain the 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 The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of - improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. Resolution No. 2003-113 Condtlona of Approval — Find Tentative Tract Map 31310 Santa Ross Development — Market Rate Project Adopted. November 18, 2003 Paye 2 For all construction sites five (5) acres or more, a project -specific NPDES construction permit must be obtained by the applicant; and who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI"), prior to the issuance of a grading or site construction permit by the City.) 4. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs five (5) acres or more of land, or that disturbs less than five (5) acres of land, but which is a part of a construction project that encompasses more than five (5j acres of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off-site grading being done in relation to this project. C. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. D. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. Resokrtlon No. 2003-113 Condkkmw of Approval - Find Twrtative Tract Map 31310 Sarna Rosa Devek4wnsrrt - Market Rats Projoet Adopted: November 18, 2003 Pape 3 E. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. F. The approved SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. 5. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact. Fee program in effect at the time of issuance of building permit(s). PROPERTY RIGHTS 6. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. 7. The applicant shall offer for dedication on the Final Map all public street right- of-ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 8. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Adams Street and Avenue 48 (Primary Arterial, Option A - 110' ROW) — The standard 55 feet from the centerline of Adams Street and Avenue 48 for a total 110 -foot ultimate developed right of way. The applicant shall retain for private use on the Final Map all private street right-of- ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. Resolution No. 2003-113 conditions of Approval - Find Tentative Tract Map 31310 Santa Rosa Development - Market Rate Project Adopted: November 18, 2003 Page 4 9. The private street right-of-ways to be retained for private use required for this development include: A. PRIVATE STREETS Property line shall be placed at the back of curb similar to the lay out and the typical street section shown in the tentative tract map. Use of smooth curves instead of angular lines at property lines is recommended. 1) Private Residential Streets measured at gutter flow line shall have a 36 -foot travel width. The travel width may be reduced to 32 feet with parking restricted to one side, and 28 feet if on -street parking is prohibited, and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Engineering Department prior to recordation. B. CUL DE SACS 1) The cul de sac shall conform to the shape shown on the tentative map with a 38 -foot curb radius at the bulb or larger, using a smooth curve instead of angular lines similar to the layout shown on the tentative map. C. COURTYARD DRIVEWAY 1) The courtyard driveway area throat width and layout shall conform to the shape shown on the approved tentative map. Parking shall be prohibited in all common courtyard driveway areas. The applicant shall establish provisions for ongoing enforcement of the parking as previously conditioned. 10. 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. r RasokWon No. 2003-113 - condWons of Approval - Final Tentative Tract Map 31310 Santa Rosa Development - Market Rata Project Adopted: November 18. 2003 Pape 5 11. When the City Engineer determines that access rights to the proposed street right-of-ways shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such right-of-ways, the applicant shall grant the necessary right-of-ways within 60 days of a written request by the City. 12. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility easement contiguous with, and along both sides of all private streets. Such easement may be reduced to five feet in width with the express written approval of IID. 13. The applicant shall create perimeter landscaping setbacks along all public right- of-ways as follows: A. Adams Street and Avenue 48 (Primary Arterial) - 20 -foot from the R/W-P/L. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 14. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Final Map. 15. Direct vehicular access to Adam Street and Avenue 48 is restricted, except for those access points identified on the tentative tract map, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final tract map. 16. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. 11 Resolution No. 2003-113 Conditions of Approval — Final Tentative Tract Map 31310 Santa Rosa Development — Market Rate Project Adopted: November 18, 2003 Paye 6 • 17. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Tract Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. FINAL MAPS 18. Prior to the City's approval of a Final Map, the applicant shall furnish accurate AutoCAD files of the Final Map that was approved by, the City's map checker on a storage media acceptable to the City Engineer. Such files shall be in a standard AutoCAD format so as to be fully retrievable into a basic AutoCAD program. Where a Final Map was not produced in an AutoCAD format, or produced in a file that can be converted to an AutoCAD format, the City Engineer will accept a raster -image file of such Final Map. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 19. 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. 20. The following improvement plans shall be prepared and submitted for review and approval by the City. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. Off -Site Street Plana 1'° 40' Horizontal, 1'° = 4' Vertical Resakrdon No. 2003-113 Condtbns of Approval - Final Ternedve Tract Lep 31310 Santa Rosa Devdopmsnt - Market Rats ftiect Adopted: November 18. 2003 Page 7 The street improvement plans shall include permanent traffic control and 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. B. On -Site Street/ Storm Drainage Plan: 1" = 40' Horizontal, 1 " = 4' Vertical C. On -Site Rough Grading Plan 1" = 40' Horizontal D. Site Development Plan 1" = 30' Horizontal E. Off -Site Street Median Landscape Plan 1" = 20' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. "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. "Site Development" plans shall normally include all on-site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements and ADA requirements. 21. The City maintains standard plans, detail sheets and/or construction notes for elements of construction. For a fee, established by City Resolution, the applicant may purchase such standard plans, detail sheets and/or construction notes from the City. 22. The applicant shall furnish a complete set of the AutoCAD files of all approved improvement plans on a storage media acceptable to the City Engineer. The files shall be saved in a standard AutoCAD format so they may be fully retrievable through a basic AutoCAD program. L Resolution No. 2003-113 Conditions of Approval - Find Tentative Tract Map 31310 Santa Rosa Development - Market Rate Project Adopted: November 18, 2003 Paye 8 is At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the AutoCAD files in order to reflect the as -built conditions. Where the improvement plans were not produced in a standard AutoCAD format, or a file format that can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. IMPROVEMENT SECURITY AGREEMENTS 23. Prior to approval of any Final Map, the applicant shall construct all on and off- site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement ("SIA") guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 24. Any Subdivision Improvement Agreement ("SIA") entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Tentative Tract Map, shall comply with the provisions of Chapter 13.28 (Improvement Security), LQMC. 25. 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. 26. Should the applicant 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. 111 Reeoiutlon No. 2003-113 Conditions of Approval — RMI Tented" Treat Map 31310 Santa Roes Developmerd — Market Rata Prq*1 Adopted: November 18, 2003 Pape 9 GRADING 27. 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 (6) of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen Inches 0 8") behind the curb. 28. At locations where the onsite finished grade adjacent to the landscaped setback lot has an elevation differential with respect to the arterial street top of curb exceeding 11 feet, the applicant shall comply with, and accommodate, the maximum slope gradients in the parkway/setback area and meandering sidewalk requirements by either: 1) increasing the landscape setback size as needed, or 2) installing retaining walls between the sidewalk and the back of the landscaped area as needed. To comply with the above mentioned conditions, the applicant is advised of the following acceptable grading techniques: lowering elevations across the entire tract and/or constructing retaining walls along the street perimeters that will allow for the maximum slope gradients in the parkway/setback area and the meandering sidewalk along Avenue 48. 29. The applicant shall comply with the provision's of Section 13.24.050 (Grading Improvements), LQMC. 30. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 31. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: B, A grading plan prepared by a qualified engineer, C. A preliminary geotechnical ("soils") report prepared by a qualified engineer, • Resolution No. 2003-113 Conditions of Approval — Fine Tentative Tract Map 31310 Santa Rosa Development — Market Rate Project Adopted: November 18, 2003 Paye 10 D. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, (Fugitive Dust Control), LQMC, and E. A Best Management Practices report prepared in accordance with Sections 8.70.010 and 13.24.170 (NPDES stormwater. discharge permit and Storm Management and Discharge Controls), LQMC. All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. 32. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 33. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 34. Building pad elevations of perimeter lots shall not differ by more that one foot higher than the building pads in adjacent developments. 35. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. Resolrrtlon No. 2003-113 CondWorw of Approval - Ftnal Tentative Tract Map 31310 Santa Rbsa Developrnew — Market Rau Project Adopted: Novernber 18, 2003 Pape 11 36. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus three tenths of a foot from the elevations shown on the approved Tentative Tract Map, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 37. Prior to the issuance of a building permit for any building lot, the. applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 38. 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 falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The tributary drainage area shall extend to the centerline of adjacent public streets. The design storm shall be either the 3 hour, 6 hour or 24 hour event producing the greatest total run off. 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. 40. Nuisance water shall be retained on site. In residential developments, nuisance water shall be disposed of in a trickling sand filter and leach field or equivalent system approved by the City Engineer. The sand filter and leach field 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. 41. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention. facilities) from any on-site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. v Resokrtion No. 2003-113 conditions of Approval — Find Tentative Tract Map 31310 Santa Rosa Development — Market Rate Project Adopted: November 18, 2003 Paye 12 C 42. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 43. 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. 44. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC. 45. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 46. 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. 47. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. UTILITIES 48. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities), LQMC. 49. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. W 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. Rasokitlon No. 2003-113 CondtHons of Approved — Find Tantatlw Tact Map 31310 Santa Rosa Dwdopnwat — Market Rats Project Adopted: Novernbor 18, 2003 Papa 13 51. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 52. The applicant shall comply with the previsions 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. 53. The applicant shall construct the following street improvements to conform with the General Plan. a A. OFF-SITE STREETS 1) Adams Street (Primary Arterial; 110' R/W, Option A): No street widening is required for Adams Street to conform with General Plan requirements. Other required improvements in the Adam Street right or way and/or adjacent landscape setback area include: A) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping; legends, and signs. B) 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 internals 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. Resolution No. 2003-113 Conditions of Approval - Final Tentative Tract Map 31310 Santa Rosa Development - Market Rate Project Adopted: November 18, 2003 Paye 14 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. 2) Avenue 48 (Primary Arterial; 110' R/W, Option A): No street widening is required for Avenue 48 to conform with General Plan requirements. Other required improvements in the Avenue 48 right or way and/or adjacent landscape setback area include: A) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. B) 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. C) Construct a median opening in the existing landscaped median to accommodate the left turn in only movement and provide positive median barriers to restrict left turn out movements as approved by the City Engineer. The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). Rwakrtion No. 2003-113 Condtdons of Approval — find Tentadve Tract Map 31310 Sante Rosa Development — Market Rate Project Adopted: November 18. 2003 Pape 15 A. PRIVATE STREETS (Except Entry Drive) 1) Lot B - Construct full 36 -foot wide travel width improvements gutter flow line to gutter flow line where the residential streets are double loaded. Construct full 32 -foot 'wide travel width improvements gutter flow line to gutter flow line where parking is restricted to one side and construct full 28 -foot wide travel width improvements gutter flow line to. gutter flow line where parking is restricted on both sides and there is adequate off-street parking for residents and visitors, and the applicant makes provisions for perpetual enforcement of the restrictions. B. PRIVATE STREET CUL DE SACS 1) Shall be constructed according to the lay -out shown on the tentative map with 38 -foot curb radius or greater at the bulb using a smooth curve instead of angular lines similar to the layout shown on the rough grading plan. C. COURTYARD' DRIVEWAY 1) The driveway area throat width and layout shall conform to the shape shown on the approved tentative map. Parking shall be prohibited in all common courtyard driveway areas and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Engineering Department prior to recordation. 54. All gated entries shall provide for a three -car minimum stacking capacity for inbound traffic; and shall provide for a full turn -around outlet for non -accepted vehicles. Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of - 1 " = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turn -around out onto the main street from the gated entry. Two lanes of traffic shall be provided on the entry side of each gated entry, one lane shall be dedicated for residents, and one lane for visitors. Resolution No. 2003-113 conditions of Approval — Final Tentative Tract Map 31310 Santa Rosa Development — Market Rate Project Adopted: November 18, 2003 Page 16 Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. 55. The applicant shall design street pavement sections using CalTrans' design procedure for 20 -year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Residential 3.0" a.c./4.5" c.a.b. Collector 4.0" a.c /5.0" c.a.b. or the approved equivalents of alternate materials. 56. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 57. General access points and turning movements of traffic are limited to the following: A. Primary Entry (Avenue 48): Right turn in, Right turn out and Left turn in. Left turn out is prohibited. 58. 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. 59. 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. Resolution No. 2003-113 Condhions of Approval - Find Tenadve Tract Map 31310 Santa Rosa Development - Market Rate Project Adopted: November 18, 2003 page 17 CONSTRUCTION 60. The City will conduct final inspections of habitable buildings only when the - buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on-site streets in residential 'developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPING 61. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 62. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 63. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 64. The applicant shall submit the landscape plans for approval by the Community Development Department (CDD), prior to plan checking by the Public Works Department. When plan checking has been completed by CDD, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. NOTE: Plans are not approved for construction until signed by the City Engineer. QUALITY ASSURANCE 65. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 66. The applicant shall employ, or retain, qualified engineers, surveyors, and such other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. L L] Resolution No. 2003-113 Conditions of Approval - Final Tentative Tract Map 31310 Santa Rosa Development — Market Rate Project Adopted: November 18, 2003 Paye 18 67. The applicant shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but -which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. 68. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. MAINTENANCE 69. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 70. The applicant shall make provisions for the continuous and perpetual maintenance of all private on-site improvements, perimeter landscaping, access drives, and sidewalks. FEES AND DEPOSITS 71. The applicant shall comply with the provisions of Section 13.24.180 (Fees and Deposits), LQMC. These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. 72. 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). R"a6tk a No. 2003-113 cormdidom of Approval - Final Tw*Wve Tract Map 31310 Swts Rosa Dwdopmant - Market Rate Project Adopted; November 18. 2003 Pape 18 FIRE MARSHAL 73. Approved standard fire hydrants, located .at each intersection and spaced 330 feet apart with no portion of any lot frontage more than 165 feet from a hydrant. Minimum fire flow shall be 100 GPM for a two hour duration at 20 PSI. 74. Blue dot retro -reflectors shall be placed in the street eight inches from centerline to the side that the fire hydrant is on, to identify fire hydrant locations. 75. Any turn or turn -around requires a minimum 38 -foot turning radius. 76. All structures shall be accessible from an approved roadway to within 150 feet of all portions of the exterior of the first floor. 77. The minimum dimensions for access roads and gates is' 20 feet clear and unobstructed width and a minimum vertical clearance of 13 feet 6 inches in height. Roads and/or driveways exceeding 150 feet in length shall have a Fire Department approved turn -around. 78. Any gate providing access from a public roadway to a private entry roadway shall be located at least 35 feet setback from the roadway and shall open to allow a vehicle to stop without obstructing traffic on the road. Where a one- way road with a single traffic lane provides access to a gate entrance, a 38 -foot turning radius shall be used. 79. Gates shall be automatic, minimum 20 feet in width and shall be equipped with a rapid entry system (KNOX). Plans shall be submitted to the Fire Department for approval prior to installation . Automatic gate pins shall be rated with a shear pin force, not to exceed 30 pounds. Gates activated by the rapid entry system shall remain open until closed by the rapid entry system. 80. The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. Two sets of water plans are to be submitted to the fire Department for approval. 81. The applicant/developer shall prepare and submit to the Fire Department for - approval, a site plan designating required fire lanes with appropriate lane painting and/or signs. 4 • RESOLUTION NO. 2003-115 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING THE DEVELOPMENT PLANS FOR A MARKET -RATE SINGLE- FAMILY RESIDENTIAL SUBDIVISION CASE NO.: SITE DEVELOPMENT PERMIT 2003-767 SANTA ROSA DEVELOPMENT, INC. WHEREAS, the Planning Commission of the City of La Quinta did on the 28th day of October, 2003, hold a duly noticed Public Hearing to consider the request of Santa Rosa Development, Inc., for approval of development plans for a Market -Rate Single -Family Project by means of Site Development Permit 2003-767, generally located at the northeast corner of Avenue 48 and Adams Street, more particularly described as: - . APN: 649-030-036 WHEREAS, the Architecture and Landscape Review Committee of the City of La Quinta did on the 1 st day of October, 2003, hold a duly noticed public meeting to consider a request for development plans for a Market Rate single-family residential subdivision by means of a Site Development Permit 2003-767; and WHEREAS, the City Council pf the City of La Quinta did on the 18th day of November, 2003, hold a duly noticed Public Hearing to consider the request of Santa Rosa Development, Inc., for approval of development plans for a Market -Rate Single -Family Project -by means of Site Development Permit 2003-767, generally located at the northeast corner of Avenue 48 and Adams Street. 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), in that the Community Development Department has determined that a Mitigated Negative Declaration (Environmental Assessment 2003-466) was certified by the City Council for this project under Resolution 2003-005. There are no changed circumstances, conditions, or new information which would trigger the preparation of a subsequent Environmental Assessment pursuant to Public Resources Code Section 21166; and, WHEREAS, at said Public Hearing upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did find the following facts and reasons to justify approving said Site Development Permit: Resolution 2003-116 She Development Pem it 2003-767 Santa Rosa Devalopnwit Adopted: Novatnbw 18, 2003 Page 3 ATTEST: 1• J -GREEK, CIVIC, City Clerk City of La Quinta, California (City Seal) APPROVED AS TO FORM: M. TH INE-JENSON, ity Attorney City of La Quinta, California J J • DON ADOLPH, May 5 City of La Quinta, California CITY COUNCIL RESOLUTION NO. 2003-115 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2003-767 SANTA ROSA DEVELOPMENT — MARKET RATE ADOPTED: NOVEMBER 18, 2003 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 Site Development Permit 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. The applicant shall remove the pine trees from the landscape plans. 3. Front yard landscaping shall consist of two trees (i.e., a minimum 1.5 inch caliper measured three feet from grade level after planting), ten 5 -gallon shrubs, and groundcover. Palm trees may count as a shade tree if the trunk is six feet tall. Double lodge poles (two inch diameter) shall be used to stake trees. All shrubs and trees shall be irrigated by bubbler or emitters. To encourage water conservation, no more than 50% of the front yard landscaping shall be devoted to turf. Future home buyers shall be offered an option to have no turf areas in their front yard through the use of desertscape materials. 4. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of street curbs. 5. Once the trees have been delivered to the site for installation, a field inspection by the Community Development Department is required before planting to insure they meet minimum size and caliper requirements. 6. That all structures shall be limited to a maximum height of 22 feet within 150 feet of Avenue 48. 7. Side yard setback shall be a minimum of eight feet. Avenue 48 Redevelopment Property Specific Plan City of La Quinta EXHIBIT 12 ARCHITECTURAL PLANS MARKET RATE J J J u H015E 2 - 202 FLOOR PLAN 6A—A , 1 _ 42 FT. -- .—R E2 - 2545OFf. TOTAL_ - 22BI SOFT N' ST0000 (TYPICAL) RIGHT ELEVATION LEFT ELEVATION (TMAU REAR ELEVATION ROOF PLAN FRONT ELEVATION STIYCGp 0 a0 WOOD 5WTTER5 "IGAU 0 0.0 T F - z Q Q w J J IL w Phil 0 ��w RIGHT ELEVATION LEFT ELEVATION REAR ELEVATION ROOF PLAN FRONT ELEVATION rr,vprr+,a.7 woov SRn7E 5 CrY ILAU mT G," 43 � 3�3536a gppyymy78y i�a3o� d�Y k ss � �EE�s� gg8 a do g FFr r e a e z fi _..._ _//� _ v) Z ` RIGHT ELEVATION LEFT ELEVATION RIGHT ELEVATION LEFT ELEVATION ELEV. B ELEV. B ELEV. A ELEV, A > E W J G W BEDROOM 2 BEDROOM 3 R as a e n� Z O J J i a LL COURTYARD n � BA 4 O GUESTlBEDRM 5 �I GUEST5 =- y � i _ r E z ? 3 F -i _ 5 -lo b-1• 2i1• 5'-�' 4' i" J'_ -1b' 411' 7°"n' e � 8 a ALT. FLOOR PLAN ADDENDA ALT. FLOOR PLAN sauxpE! FOnrME ELEV. B ELEV. A - 24b—PT. 6ARA6E - 4o —PT - TOTAL. "O 5E FLOOR PLAN 6ARA6E I - TOTAL - LE 2649 SO FT. 4T SOFT. 254 SOFT 3328 SOFT (Wq �R VIII RIGHT ELEVATION ROOF PLAN TILE ROOF (TTPICALJ STUCCO aymeAu REAR ELEVATION TILE ROOF ---- (IYPICAIj WOOD SOJREPS (TYPICAL) FRONT ELEVATION TILE ROOF (TYFICAQ LEFT ELEVATION STUGGO (TYPIGAQ (TYPICAlJ L�..I IL W a STUCCO rro SMn � a 4x 5TXC0 (TYPICAL) s3 Lags I�WO gms 3� 4a 47 �" =.Fri�ai� RIGHT ELEVATION LEFT ELEVATION ROOF PLAN REAR ELEVATION FRONT ELEVATION STUCCO Ml ICALI (TYPICAL) (TY 11 -AQ - II�lY11 m z O N F— Q - z > Q W a w f 4[1'1 to a 43 � � ¢E E s s" Axa gIS %r \�J} a V 3 w 9 ILI] s L O •' i - O 4 — — co D O � E LEFT ELEVATION LEFT ELEVATION F' ELEV E E�LEV A B W J 5 W a CV BEDROOM 2 +� Z O CL LL 0 BA 4 k GUESTBEDRM5 r COURTYARD E Y }� Z b _ 5 2o'0" R ALT. FLOOR PLAN SQUARE FOOTAGE "` '' 8 ELEVABB "kllSF 6Arz 6E 4- TOTAL - 3328 SOFT_ Avenue 48 Redevelopment Property Specific Plan City f La Quinta EXHIBIT 13 ARCHITECTURAL PLANS SENIOR AFFORDABLE sa ��SS.ge± gSS +U IL V a I 490' 2'-b'3 k'� 0h- ' 12-0IO rrVh*+�1ZQJ.. y6am`-• ry I SAT W.I.C. BATH 2 O MA. BATH MASTER BO E- $— �' BEDROOM 2 w[l0lll 0 0 LINEN HALL �1' �av—�k - -� No W.N. ^`—�- >>S.s4r F1R�.,O-. r� K III g Z wD�M f—W GARAGE OOJr�R�,7 GREAT ROOM 9� aAPLy� LLWC 5 1�9+Fi' IT.{R FLOOR PLAN I ii ` v SQUARE FOOTAGE 6AT[A6E 423— TOTAL Ib� � LEFT ELEVATION ROOF PLAN RIGHT ELEVATION TILE ROOF rrrPIOAU fTYMI,7 fn'PIcnU REAR ELEVATION FRONT ELEVATION n J EL If 7 i C mom• xis• z'�• �'�• _e'a• �'�� { O O A. BATH Y BEDROOM 3 BEDROOM 2 3 - � {{C MASTER BEDROOM $ i a - � W.I-C. i � a BATH 2 r b _ HALL r W,H - LIMN ...... _ .. m a Z C GREAT ROOM Q. N t o GARAGE Q O b _ _ a I CL LL o s _ b s z g r•r)'�` ITO ra' .!!.':;�'__.... �'�' �-a' 4' -II' r -2P,` a ., 41.1• _... -. [r..c I/a i-0" o FLOOR PLAN sc�ua�� FOOr�s� i.- „ --A -AE - 424 S3.FT TOTAL - ITIS .FT C 19 LEFT ELEVATION ROOF PLAN F-1 TILE Roof: (TYPICAL) 5TUGG0 .� (TYPIGAL) I RIGHT ELEVATION REAR ELEVATION___ TILE ROOF (fYPIGAU ®U-1 C�_l®® �I�ad�ul� _ CJClD�1� FRONT ELEVATION 0 4S y TILE ROOF �}} (TYPICAL) V p� STUGC.O (TYPICAL) �� §�j��p++Ju +(!I� V < L_._.1 Llk N H Z > Q W a w d.... V4'. �•o. — TILE ROOF (TYPICAL) STUCCO { (TYPICAL) LEFT ELEVATION ROOF PLAN F-1 TILE Roof: (TYPICAL) 5TUGG0 .� (TYPIGAL) I RIGHT ELEVATION REAR ELEVATION___ TILE ROOF (fYPIGAU ®U-1 C�_l®® �I�ad�ul� _ CJClD�1� FRONT ELEVATION 0 4S y TILE ROOF �}} (TYPICAL) V p� STUGC.O (TYPICAL) �� §�j��p++Ju +(!I� V < L_._.1 Llk N H Z > Q W a w d.... V4'. �•o. 43 e �Ys g^5 �odos� cry 20 5• A a s•-sok• lab• 90 T 941 k• Ir.lr . ''✓,/"•' na p �{ A � 4 I.T � BEDROOM 3 3" BATH 2 BEDROOM 2 _ LINEN GARAGE HALL my —•-rl� ' _ _'-�.. _ _..-. O O SEAT MA. MATH y 9 --11- _ O C. e Y F VXCL FY .Y z O O GREAT ROOM J MASTER BEDROOM w a L:. ' a r I e 6" IB' -0' D• 3'/,' 1'-6' 4'�' 2'-6' 2'-0' IRS$" 7.5' 6t1' 1'40' Il' -0' 1'-7' 6'3' 4'$' Il' -2' 123" T• il• IJ' LYR I/h' a Y-0' FLOOR PLANSQUARE FOOTAGE r+oi5e - ora �x Fr GARAGE - 422-- 22-- T- T—T - 1761 1-T a LEFT ELEVATION ROOF PLAN TILE ROOF jfYPIGAL) s FTYIPMAU REAR ELEVATION TILE ROOF (TYPIGAU � 5T1 GL0 (TYPICAL) =E�� E=71 RIGHT ELEVATION FRONT ELEVATION WX K o. r a z O c H Q - Q W CL w sa n k 5 r� �d _ - TILE ROOF (YPIGPL ) STLN G �. I7YRGAU j i 1 � RIGHT ELEVATION Z O Z > W d W a e I a -_-`-- TILE ROOF E5 e 57UCG - - ROOF PLAN cT FGa, \ s � s � s - — -- i'u " FRONT ELEVATION o Avenue 48 Redevelopment Property Specific Plan City of La Quinta EXHIBIT 14 ARCHITECTURAL PLANS RECREATION BUILDING SQUARE FOOTAGE .LITW�klr= - 14�4�Fr STwxns� in sr Fr =o G a �s MUX O 0 i E^r2 Api - B i REAR ELEVATION z Z O H > W W J s (A W D it = OLIJ s m � � TILE RooF �` J X ffYPIGPLI `�.` � en �!� V W }� Y E 171, = S --- - - sTUG WOOD SF#JTTERS t frwic�.�) (Tmicv.) FRONT ELEVATION r✓a• ia�a-r i° ,3 I m ic Aventie 48 Redevelopment Property Specific flan C tyof La Quinta EXHIBIT 15 ILLUSTRATIVE SITE PLAN J J I LANDSCAPE AFOIMC Ba WC. 74070 ALESSANDRO. SME E I PALM DESERT, CA 92260 (760) UG-3524 PAX (700) 773-5615 4 - � o I P a � •• I I E-MNL=rWW�+Vt�dmn . jj I s . W U U LIQ z - - i ir a /J - - Q 0 _ J o a cf' NOFfTH U O SCALE 1'=60' U... LL_ GRAPHIC SCALE Q W ,a so Ba U) z Q PLANT LEGEND ar.x vwn-m:.s m SPECIRCATKMS . SH=o BOOK ■ PROD, MGR J9 WQr ODRAWN- 6lPGIW 3 CS cFECKED+ -. - PRO.): NO R 0SWL 308 - Ni11u DATES 10/15/03 SCALE: T - BO' REYIBK)NB CYR 1044 9 Q "-' tF Il4 ALM1W rf..rcmncnvn IVtA 1WL ___IcML =H___T Na tit xdt:x ltda �._ G/rO ry+ — - s.1 JIr�s J fl SCALEt 1'-60' C® CfiAPHIC SCALE reu w• ev d 1 0 PLANT LEGEND W OSCAPE A.RC1iTECTS, INC. 74020 ALESSAfDRO, SORE E PALM DESERT, CA 92260 060) 566-3624 FAX (760)773-5615 E +AAL: RGA.RGA-PD.CCA1 Q n J Q z F- w z p Q (f) J w J �v � _0 Z� > W o O �J � Q J 0 IL U � LL Q W IL CO w SPECIFICATIONS SHEETO BOOK ■ PROJ. K400 ._...JR DRAWN KC CHECKEQ PRO,I NO: 0309 DATE: 09/10/03 SCALE: 1• - 10' REYISIONB a a a a a a a SHEET NO, i P- Avenue 48 Redevelopment -Property Specific Plan — City of La Quinta EXHIBIT 16 LANDSCAPE PLANS 0.1 I Santa Rosa I Market Rate Housing Landscape Narrative The landscape theme for the market rate residential component of the project relies on a drought tolerant plant palette that incorporates flowering shrubs with desert canopy trees and both woody and inert ground covers to evoke a lush desert theme. Parkways utilize a combination of large and small-scale canopy trees to provide a sense of enclosure and screening from Avenue 48. Canopy trees include Desert Museum Palo Verde, Colorado Mesquite and California Pepper. Small-scale trees are to include Mulga Acacia, Willow Acacia and Shoestring Acacia. These are underplanted with both flowering and evergreen shrubs and groundcovers such as Bushy Senna, Little leaf Cordia and Texas banger with Dalea species, spreading lantana and Plumbago. All of these areas are accented with Agave species or Desert Spoon. Parkway planting areas are mounded to soften the wall impact and mounding is not to exceed a 3:1 slope ratio. Walls are a slump stone with sack finish, painted. An offset wall treatment is proposed to add interest to the overall streetscape and minimal lawn is added to differentiate the market rate housing from the senior product. The Adams Street parkway copies the planting theme from the Avenue 48 parkway but deletes the lawn areas. The Main entry areas are accented by enhanced pavement at the turn around and gate designs reflect the architecture of the homes, incorporating materials and colors found on the homes for continuity. Direct pedestrian access is provided from the main entry via a sidewalk that connects to the Avenue 48 parkway and it's 5' wide meandering sidewalk. The retention basin at the corner of Avenue 48 and Adams street will be planted with a perimeter large scale canopy trees such as Mesquite and Desert Museum Palo Verde, small scale trees such as Mulga Acacia and shrub species like Cassia, Texas banger and bush Bougainvillea. A 3' high mound planted with large shrubs and groundcovers will conceal the view of the open retention area from Avenue 48. The bottom of this area will be treated with decomposed granite for ease of maintenance. Typical interior streetscape planting will establish a theme of lush desert planting similar to the Senior housing component that incorporates the plant materials from the exterior parkways but adds a lawn element, used sparingly, for interest. In addition to the standard front yard planting themes, a separate theme is established for the flag lots where small-scale canopy trees are used as a focal point at the end of the driveways to add visual interest when viewed from the loop road. Santa Rosa I Senior Residential Landscape Narrative The landscape theme for the senior residential component of the project relies on a drought tolerant plant palette that incorporates flowering shrubs with desert canopy trees and both woody and inert groundcovers to evoke a lush desert theme. Parkways utilize a combination of large and small-scale canopy trees to provide a sense of enclosure and screening from Avenue 48. Canopy trees include Desert Museum Palo Verde, Colorado Mesquite and California Pepper. Small-scale trees are to include Mulga Acacia, Willow Acacia and Shoestring Acacia. These are underplanted with both flowering and evergreen shrubs and groundcovers such as Bushy Senna, Little leaf Cordia and Texas Ranger with Dalea species, spreading Lantana and Plumbago. All of these areas are accented with Agave species or Desert Spoon. Parkway planting areas are mounded to soften the wall impact and mounding is not to exceed a :3:1 slope ratio. Walls are a slump stone with sack finish, painted. The Main entry areas are accented by enhanced pavement at the turn around and gate designs reflect the architecture of the homes, incorporating materials and colors found on the homes for continuity. Direct pedestrian access is provided to the Recreation area from the main entry via a sidewalk that connects to the Avenue 48 parkway and it's 5' wide meandering sidewalk. A fully fenced recreation area includes a pool and spa and restroom facilities. This area is planted in a more lush fashion that will incorporate Mexican and Mediterranean fan palms as well as bougainvillea in addition to the shrub palette utilized on the parkways. Retention basins that have the potential to double as passive open space will be planted with a perimeter large scale canopy trees such as Mesquite and desert Museum Palo Verde with shrub species like Cassia, Texas Ranger and Bougainvillea. Additionally the walls will be softened with vine plantings of Bougainvillea, Cape Honeysuckle and Lady Banks Rose. Retention areas that are not accessible or visible from streets or common areas will be treated with inert groundcover or rubble at the bottom to replicate a "dry wash" feeling. An additional retention area located at the center of the project will have the added amenity of a covered gazebo. Typical interior streetscape planting will establish a theme of lush desert planting that incorporates the plant materials from the exterior parkways but adds a lawn element, used sparingly, for interest. SITE MAP [� SCALE! T_6L QRAPHK: SCALE mo tam as O LAfO9L`A/� ARCIffECi$, wc, Fenw •� Qu�,� euro FAX 0 Q Z J W J F' z Z Q W CL cr � � U 0 a H W n 55 fA U � � J Z Q KC CHECKED: �— a: SHEET NO SP -1 Q _U L z W SPECIFICATIONS SHEET BOOK PROJ. MOR CS DRAWN KC CHECKED: PROD, NO: 0309 DATE. 09/10/03 SCALE: p -10' REVISIONS- A Il - h� h SHEET NO SP -1 ASS 1 All mbw !L■ M eyr '. 4 FORT 37 y j �� iXr.': �I j � �.. :ti�d'�.IIf O� ^ �� r '�; T,�� y;• ,.�� .. � .h x}' � .r„ � � iAiti r• � �y � �Iw04 '�l3j� �'�!►�=� ��' .ti.,. i �� i yes �� a.r� s4 SC�A 1 \ \ • t y�� :. f':L . � — _ � i i � 0.y '^+ ltg i� a � F * I � r 1 111 I =-.�J r. J 0 115 KIML-1w, NIFF7 PLOt A1:7 , -.%. ;P�7,101 -- .- lip �l!I- MO. ®r 11A Al 9M, A91 Aif I ROME I , 'I NAZI. ja` owl' COURT 4 CURT P!_AN i• = io'-m• CAI KED MAP Lllwv APE ARCFWELIM W- 74020 - 7 PALM DESffdf CA92260 E (730) 639.3323 PAi( (730) 710-S E-aMArl. R4A4M-P ooM 1� O Q �. z c p z a w D U zZ co � o ,g a ca J p f _U u' z U Q I W BPECIMCATON9 SHEET❑ BOOK ■ PRO -J, MOR CS DRAWN` KC CHECKED: PROJ, NO: 0309 DAT>= 09/10/03 SCALE p _ 70, REVISIONS - 0 D a OIL Santa Rosa / Market Rate Housing Landscape Narrative The landscape theme for the market rate residential component of the project relies on a drought tolerant plant palette that incorporates flowering shrubs with desert canopy trees and both woody and inert ground covers to evoke a lush desert theme. Parkways utilize a combination of large and small-scale canopy trees to provide a sense of enclosure and screening from Avenue 48. Canopy trees include Desert Museum Palo Verde, Colorado Mesquite and California Pepper, ;mall -scale trees are to include Mulga Acacia, Willow Acacia and ShoestringAcacia. These are underplanted with both flowering and evergreen shrubs and groundcovers such as Bushy Senna, Little leaf Cordia and Texas Ranger with Da lea species, spreading Lantana and Plumbago. All of these areas are accented with Agave species or Desert Spoon. Parkway planting areas are mounded to soften the wall impact and mounding is not to exceed a 31 slope ratio. Walls are a slump stone with sack finish, painted. An offset wall treatment isro pose add interest to the overall streetscape and minimal lawn is added to differentiate the market rate housing from the senior product, The Adams Street parkwayo copies the planting theme from the Avenue 48 parkway but deletes the lawn areas. The Main entry areas are accented by enhanced pavement at the turn around and gate designs reflect the architecture of the homes, incorporating materials and colors found on the homes for continuity. Direct pedestrian access is provided from the main entry via a sidewalk that connects to the Avenue 48 parkwa and it's 5' wide meandering sidewalk. y The retention basin at the corner of Avenue 48 and Adams street will be planted with a perimeter large scale canopy trees such as Mesquite and Desert Museum Palo Verde, small scale trees such as Mulga Acacia and shrub species like Cassia, Texas Ranger and bush Bougainvillea. A 3' high mound planted with large shrubs and groundcovers will conceal the view of the open retention area from Avenue 48. The bottom of this area will be treated with decomposed granite for ease of maintenance, Typical interior streetscape planting will establish a theme of lush desert planting similar to the Senior housing component that incorporates the plant materials from the exterior parkways but adds a lawn element, used sparingly, for interest. In addition to the standard front yard planting themes, a separate theme is established for the flag lots where small-scale canopy trees are used as a focal point at the end of the driveways to add visual interest when viewed from the loop road. J R FA IM 117!1 =11= dw Py oil QW.-TT.FT, tt. 'Al - - - M-1 FS-; CI WE, 'IFF -M -Ir" T Ji-l'i 0 7XW A- Wis 2 a low Two r" Ilk" .2mom M1,1211wir 10; p". I AL Wiq., - PM, IN w LAWN A 6 1 MIN .1r, :F M_ LAWN COUNT J 4 COURT PLAN I, = lo. -m° KE'' MAP I -- o a �. z z ° a w �— cr M v O z� c0 V o \ � J < co J p CL Ir _U L' z U Q W a_ SPECIPICATIONS SHEET❑ BOOK ■ PROJ. MRR CS DRAM' KC CHECKED PROD. NO: 0309 DATE 09/10/03 SCALE T-10, REVISIONS: L A SHEET NO: SP -6 Santa Rosa / Market Rate Housing Landscape Narrative The landscape theme for the market rate residential component of the project relies on a drought tolerant plant palette that incorporates flowering shrubs with desert canopy trees and both woody and inert ground covers to evoke a lush desert theme. Parkways utilize a combination of large and small-scale canopy trees to provide a sense of enclosure and screening from Avenue 48. Canopy trees include Desert Museum Palo Verde, Colorado Mesquite and California Pepper. Small-scale trees are to include Mulga Acacia, Willow Acacia and Shoestring Acacia. These are underplanted with both flowering and evergreen shrubs and groundcovers such as Bushy Senna, Little leaf Cordia and Texas Ranger with Dalea species, spreading Lantana and Plumbago. All of these areas are accented with Agave species or Desert Spoon. Parkway planting areas are mounded to soften the wall impact and mounding is not to exceed a 3.1 slope ratio. Walls are a slump stone with sack finish, painted. An offset wall treatment is proposed to add interest to the overall streetscape and minimal lawn is added to differentiate the market rate housing from the senior product. The Adams Street parkway copies the planting theme from the Avenue 48 parkway but deletes the lawn areas. The Main entry areas are accented by enhanced pavement at the turn around and gate designs reflect the architecture of the homes, incorporating materials and colors found on the homes for continuity. Direct pedestrian access is provided from the main entry via a sidewalk that connects to the Avenue 48 parkway and it's 5' wide meandering sidewalk. The retention basin at the corner of Avenue 48 and Adams street will be planted with a perimeter Targe scale canopy trees such as Mesquite and Desert Museum Palo Verde, small scale trees such as Mulga Acacia and shrub species like Cassia, Texas Danger and bush Bougainvillea. A 3' high mound planted with large shrubs and groundcovers will conceal the view of the open retention area from Avenue 48, The bottom of this area will be treated with decomposed granite for ease of maintenance. Typical interior streetscape planting will establish a theme of lush desert planting similar to the Senior housing component that incorporates the plant materials from the exterior parkways but adds a lawn element, used sparingly, for interest. In addition to the standard front yard planting themes, a separate theme is established for the flag lots where small-scale canopy trees are used as a focal point at the end of the driveways to add visual interest when viewed from the loop road, V_ 4J P!_AN i , 401-0° VNIJ6 IL w Q IL _U LL U 0 z W D O w a or F— U a: M < a ` J a O rr z a co SPECIFICATIONS SHEET ❑ BOOK 0 PROD. MOR. CS DRAW LT CHECKED PROJ, NO R 0309 DAiH 9/10/03 Rtl11SK)N& A w� L\ 9.1 y It �� 3 ll 'e}eif eIHIIIIf[pI#r�r#1° �F r n AI `41 r 1I .QIlI AFfI l/4I III i r !l er RI aF !1 r '� R a RI -rl ■1 r; %' '� & w 9r41liernl#i i#Iarlr lrFer.e1RIe1rli■1 1 '�` � � it � �" �- 1 rrly tRrA! rlA tl#dRYl1 ��- ■IRIIRI IRal I$'/ 4 — �! � a'C'':u Cy rre lB Slpl` R r uulr ir1e14 rlRrrlsre1,��i aQ 1111 ,,��'F �Iril1� 41 1� R OrRIRrrlelrFelArelIY �ila`r��" 6�v��r�''�� I �' ICIt �InFCI�1�I �IRarllrld,�"fIRl�lrydt�#I pIr .r'� I ;•{' ni ��V�ay{ aR}il�i°1n ra4af41 lei Ali°rr+j !r, ; iloi,rQfrlA itl al'In�IRIIIIrr� AVE. Rlelf fl` e1�41!1-7 k F # 11A Il IlYr R ■Ye" If 4 Ol��r "!'e4�rle Maly}: �kllir: "' - .y ,::a YID AI ri#1 !Ftll ROr RI.1, M, ti�rr ■Itli I eI!! a r tl m AI ! !F R L #f' 41 }!i Arll Qi ..AI rI! rlpl ■ r 41 Rk !'1 el RI rF .ql a fF 41 rI e! a el I 1. l yl lIRS nktl rlal tl1lu a}h } rl e!m 41 �#?' Ral RYe i 1®rIAlglel nFoieiek IC�IseraltlAl i� IS i .- Itllr n 4lliezln4 yS! sI4Y 41st rl�l nef nlyl I■IJIr —_ M&�`` 7 .r1el elAl-iQrR1 @rrI plp1 11rer !{lI plpF l,I !; 4 - � nlrlRan! ItlR rler raA{ 91a eIAI aIr I11dI Ir ll R I!I lrel .elR R}ii ■IfI I 1441 ! _ y � � 5 CR rl tiifl llfl #IeF �liel IIRr r QI� ■1 1 P aI p 7 InRialal Rrel�f gl'a�rl'ke9!!ryJgP- ow4:i n� els P14� rQleF�i`I Y415'Ier�Fe , ��'� r ..�I, 41 1��r��'S'71rt' � �'... f " � � �•1r1 �r ilr}pa°Yalg'�a14!1 _ IL W'prw_ k e AVENUE 4a A TYPICAL UNIT FRRQNT YARLS ANC AVENUE 48 PARKLj,Ay PLAN i° 10'-0 KEYMAP R. �a KQ- za 65 �� O L- w ~' a z w � _ = U> o z can O 0- U z LL w co BPECIRCATIONS SHEET ❑ BOOK PROD. MOR CB DRAWN' LT CI CKED� PROD. NO R Mg DATE: B/10/03 SCALE' REYNNON& U 0 i NORTH ADAMS 5TREET FA�CLUAi- FLAN u ISL I I IHI- z Z Cl)� m OF �W Z "" FW- M c Q a z a_ U U CL C0 SPECIFICATICN9 BHEET❑ BOOK, El PROD. MOR CS DRAWN; LT CHECKER PROJ. NO: R 0309 DATE: 9/10/03 SCALE' 1" -10'-0' REVMCNa U 0 o - SHEET NR SP -4 AVENUE 48 PLANTING PLANTING AREA SIpEWALK AREA /3 —AVE N+1E 48 PAfziCUJA?� ` SECTION 1,4° , -0^ I `i I I I (.Z I C ELEV4TION 112° = I' - m" LINE WALL NORTN EAST F' OF'E TY LINE IUALL PLAI�lTlNCs PLAN t° = Im-ra° NOFiiH 2CA a) z g :tU W fn z P CO 0 IW Lu �r <o Z ?g z p I 0 U z u a U � W 8FECIRCATION8 SHEET ❑ BOOK ❑ PRa• MOR CS DRAYM' LT C1ECKER PRGJ• NO R 0308 DATE: 9%10/03 SCALE: 1' • 10•-0' REVI310NS 0 A