SP 1999-040 Sand Harbor (Esplanade)FILE COPi
City of La Quinta
SAND HARBOR
SPECIFIC PLAN
APPROVED BY CITY COUNCIL
BY 10,410 DATE
RESO#�jM
PREPARED BYCASE NO, f2UI'-&-6zG (j
--iffiamer
engi peen ng
73-185 Highway 111, Suite A
Palm Desert, CA 92260
(760) 341-3101
November, 1999
�FOR:pWade
L—Jfthtc�
Ellis.
. rr,.
41-865 Boardwalk, Suite 212
Palm Desert, CA 92211
(760) 770-2972
SP 99-040
C8566
TABLE OF CONTENTS
SECTION Page
1.0 SUMMARY
1.1
Authority 1
1.2
Purpose 1
1.3
Summary of Preparation Process 2
1.4
Location and Acreage 2
1.5
Consistency with the General Plan 2
Physical Description
1.5.1 Circulation Element 2
2.5
1.5.2 Land Use Element 3
7
1.5.3 Housing Element 3
Relationship to Other Agencies
1.5.4 Park and Recreation Element 4
3.0 LAND USE AND REGULATORY PROVISION
1.5.5 Environmental Element 4
2.0 INTRODUCTION
2.1
Specific Plan Intent
6
2.2
Description
6
2.3
Planning Area Information
7
2.4
Physical Description
7
2.5
Relationship of the Specific Plan to the General Plan
7
2.6
Relationship to Other Agencies
8
3.0 LAND USE AND REGULATORY PROVISION
3.1
Objectives
9
3.2
Policies
9
3.3
Development Standards
9
3.4
Planning Areas
11
3.4.1 Planning Area 1
11
3.4.2 Planning Area 2
11
3.4.3 Planning Area 3
12
3.5
Land Use
13
SECTION Page
3.6 Design Standards 14
3.6.1 Parking 17
3.6.2 Entrances/Access 17
3.6.3 Transit and Circulation 17
3.7 Grading, Erosion, and SWPPP/NPDES/PM10 19
3.7.1 Grading Plan 19
3.7.2 Erosion Control 19
3.7.3 SWPPP/NPDES/PM10 20
4.0 INFRASTRUCTURE
4.1
Transportation
21
4.1.1 Traffic Impact
21
4.1.2 Community Entrance/Circulation
21
4.1.3 Project Identification Signage
21
4.2
Public Service
22
4.2.1 Sewer/Water
22
4.2.2 Drainage and Nuisance Water
22
4.2.3 Development
23
4.2.4 Utilities
24
4.3
School Facilities
25
4.4
Site Lighting Plan
26
4.5
Landscaping
26
4.5.1 Landscape Concept
27
4.5.2 Landscaping Irrigation
28
TABLE OF EXHIBITS
Exhibit Subiect
"A"
Aerial Photo
"B"
Regional Location Map
"C"
Vicinity Map
"D"
Site Location Map
"E" & "F"
Panoramic View
Community Map
Planned Area Map
"H -a"
Residence Placement (Planning Area 1)
"H -b"
Conceptual Combination Blockwall with Railing
"H -c"
Open Space, Trails Hardscape Amenities
111"
Typical Street Exhibit
"J"
Infrastructure Map
"K"
Conceptual Landscape Design
"L"
Plant Palette
711,
Sand Harbor Specific Plan
1.0 SUMMARY
1.1 Authority
California Government Code sections §65450 and §65451 authorize local
governmental agencies to prepare Specific Plans, and set forth the requirements
with respect to form and content. Section §65450.1 of the Code states that "The
legislative body or planning agency may designate areas within a city or county
for which the development of a Specific Plan will be necessary or convenient to
the implementation of the general plan." A Specific Plan is a tool for the
systematic implementation of the City's General Plan within a defined geographic
area. It allows for the development of unique and special characteristics within
the defined area to be recognized and specifically addressed in the planning and
development process.
The Sand Harbor Specific Plan establishes land use and development guidelines
for the area and criteria for development of the property providing consistency
with applicable state laws and local ordinances, conformity to the adopted
General Plan, compatibility with adjacent development, and availability of public
services and facilities adequate to serve the development. Where there may be
a conflict between this Specific Plan and the Conditions of Approval for this Plan,
the Conditions shall prevail.
1.2 Purpose
The purpose of the Sand Harbor Specific Plan is to assure creation of an
attractive, feasible, and marketable vision for the area's future development. The
study process has resulted in a plan that affords the highest and best use of the
project that builds upon the existing strengths of the area incorporating the
desired elements currently existing in the area. The Sand Harbor Specific Plan
insures a quality development consistent with the goals, objectives, and policies
of the City and the goals of the developer of the project in implementation of the
General Plan.
This Specific Plan provides an overview and analysis of the proposed project for
the property located at the northwest corner of Fred Waring Drive and Jefferson
Street currently within the jurisdiction of the County of Riverside, pending
annexation to the City of La Quinta. The subject site in this report shall be
referred to as "Sand Harbor."
1.3 Summary of Preparation Process
Preparation of the Specific Plan for Sand Harbor was conducted in a manner that
studied the effects of the land in many different aspects. Information was
compiled with the assistance of sources such as the Desert Sands Unified
School District, the City of La Quinta, Riverside County Fire Department, various
consultant agencies, Riverside County, and the La Quinta Chamber of
Commerce. Studies of the site were conducted by RKJK and Associates for
Traffic, Archaeological Associates for Archaeological Assessment, Douglas Eilar
for Noise, Southland Geotechnical for Geological, and Warner Engineering for
Hydrology.
In terms of establishing permitted uses and setting forth particular design
guidelines and development standards that are unique to the developer and the
development intended by this Specific Plan, the City's Zoning Code shall apply in
instances that this Specific Plan does not address.
1.4 Location and Acreage
The proposed Sand Harbor project lies on a 118 acre site located at the
northwest corner of Fred Waring Drive and Jefferson Street. This site is located
within Riverside County immediately adjacent to the City of La Quinta City limits.
Total buildout of the project will result in the construction of 379 residential
dwelling units with related private and public improvements and amenities. Both
the existing Riverside County zoning and general plan designation allow for this
type of residential development proposed on this site. Upon completion of the
subsequent annexation to the City of La Quinta, the community of Sand Harbor
will conform the City of La Quinta General Plan and Zoning development
standards. Exhibit "A" shows an aerial view of the land designated for the
development of Sand Harbor.
1.5 Consistency with the General Plan
1.5.1 Circulation Element
The Sand Harbor development provides for a balanced circulation system that
will provide a diversity of travel opportunities by incorporating a design that
accommodates both pedestrian and bicycle access to the site, across the site
frontage, and on the site as part of the community's efforts to establish non -
automotive transportation as a viable alternative to driving.
The Circulation Element of the General Plan identifies Fred Waring Drive as a
major arterial currently used as a pass-through between communities located to
the east and west of La Quinta. Currently, the Fred Waring Drive intersection at
Jefferson Street is- controlled by stop signs. The goal of the Circulation Element
2
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requires accommodation of a site design that sustains and promotes the City's
resort image providing circulation to and from the site in an orderly, safe manner
that is not disruptive to the City's unique character.
The Sand Harbor development shall implement the policies set forth for
circulation as a result of the Traffic Impact Analysis which projects to generate a
total of approximately 3,627 trip -ends per day with 284 vehicles per hour during
the AM peak hour and 382 vehicles per hour during the PM peak hour.
1.5.2 Land Use Element
Development policies for La Quinta are characterized through the development
that conforms to building intensities as shown on the Land Use Policy Diagram of
the Zoning Code. The maximum density of the development shall not exceed the
maximum density for the site, except where a density bonus for the provision of
particularly desirable design amenities is allowed.
The general residential product type shall be characterized by one to two-story,
single family detached homes on large or medium size lots and/or clustered one
to two-story, single-family detached units in projects with generous amount of
open space, subject to conditions for varying residential use guidelines as
specified by the Specific Plan for Sand Harbor. Details of the implementation of
land use are further explained in Section 3.0.
The Sand Harbor development is consistent with the Land Use Element of the
City of La Quinta General Plan, which will designate this property to be Low
Density Residential upon processing of the annexation, and zone change. The
zoning is consistent with neighboring plans, as indicated by the Riverside County
General Plan, which designates this area as a residential development.
This development follows the policies set forth by the Land Use Element of the
General Plan by providing existing setting and pattern of land use in La Quinta
through the residential relationship to the surrounding projects. The Sand Harbor
development will essentially create an extension of the Low Density Residential
character as established through the policies provided in the Land Use Element
of the City of La Quinta General Plan.
1.5.3 Housing Element
According to the La Quinta Housing goals, specific plans and tract maps have
already been approved for a large portion of the City and new residential
development that is compatible with existing development is important in
maintaining the quality of life highly valued by residents of the La Quinta
community. The Land Use Plan locates higher density residential uses in areas
close to employment centers, the Village, and major transportation corridors.
The character of such uses is guided through sensitive design, buffering,
3
i
` - landscaping and screening techniques. The General Plan establishes land
reserved for residential growth. These acreages include vacant and
undeveloped lands presently within the City of La Quinta, thereby, encouraging
in -fill development.
The City of La Quinta's vision of the future for housing focuses on encouraging
the provision of suitable housing for all City residents while maintaining and
enhancing the City's high quality of life for its residents. Through its housing
programs, the City will facilitate the maintenance and improvement of its existing
housing stock resources, and encourage the production of a variety of new
housing to meet residents' needs, while preserving the overall low density
character of the City.
The Sand Harbor development encourages the sensitive design unique to the
area providing an in -fill to existing development that is currently zoned for low
density residential as provided in the General Plan policies and goals.
1.5.4 Park and Recreation Element
To adhere to the Park and Recreation element of the General Plan the Sand
Harbor development will create a project design located in a residential area that
is conducive to the City's integrated bicycle network.
1.5.5 Environmental Element
The concern for environmental conservation associated with this project has
been reviewed with the determination that development of the project will not
endanger the quality and quantity of groundwater, and will encourage
groundwater preservation through careful design of the site to retain storm water
on site to retention basins. As specified in the goal of the Environmental
Conservation policy (Goal 6-1 of the General Plan), the development will not
deviate from providing a scenic view of the Santa Rosa Mountains.
By utilizing a variety of alternative means to identify, preserve, and integrate
historic and archaeologically significant sites and structures, the Sand Harbor
development will follow the guidelines set forth through various studies to
accommodate the objectives and goals set forth in the La Quinta General Plan
Section 6.2.1. Also by incorporating available technologies of energy efficiency
and energy conservation techniques, the project is hereby consistent with the
General Plan goals as stated in Section 6.6.
The City of La Quinta has geological and seismic guideline programs that
produce lower hazards for its citizens. The Sand Harbor project will adhere to
current structural building standards thereby reducing potential unsafe structures
that would result from intensive land movement caused by earthquakes.
4
The northern area of the City is contained within a Blowsand Hazard Zone which
will require blowsand reduction measures, such as vegetative cover and
walls/screens and watering techniques intended to mitigate health and safety
hazards as described in more detail under Section 3.8. Prior to disturbance of
the land, the City shall approve development standards for conformance to the
policies set forth. Adequate water supply will be installed to the project which is
further discussed in Section 4.2.
Creating an area exclusively for residential use provides no significant health and
safety threat to the citizens of the City, but rather provides for developed land,
thereby resulting in an anticipated decrease in incidents of possible future
blowsand, which is currently recognized as a potential threat to surrounding
residents in the area.
5
2.0 INTRODUCTION
2.1 Specific Plan Intent
Wade Ellis, owner, has submitted appropriate applications requesting the City of
La Quinta to approve a residential development at the northwest corner of Fred
Waring Drive and Jefferson Street. Exhibit "8" presents a regional location map.
Exhibit "C" presents the vicinity map and Exhibit "D" presents the site location
map
2.2 Description
The proposed development consists of 379 single family dwellings, providing
three distinctive housing developments, all of which will be single family detached
homes with intermixed open space areas within the development and around
substantial portions of the project perimeters. Most of the open space serves a
number of uses: visual enjoyment and relief, passive and active recreational
purposes, and storm water retention.
A meandering 6 -foot high decorative block wall will be situated an average of 20
feet inside of the perimeter property lines along both the Fred Waring Drive and
Jefferson Street frontages. These perimeters will converge with the narrower
adjacent portions of the public right-of-way to serve as landscape buffer areas. A
main vehicle entryway is proposed for each of the two street frontages with entry
treatments capitalizing on generous, lush amounts of landscaping. The location
and design of the entryways will serve as graceful transitions as community
entrances to the individual neighborhoods as described in Section 3. The
creation of a strong sense of arrival to Sand Harbor will visually enhance the
appearance of this housing community within the existing neighborhood in which
it is proposed.
The housing products will vary in size and will be placed on lots also varying in
size. The west section of the project will have 118 lots providing upscale homes.
The southeast section of the project will allow zero lot line construction with 10
foot separations between homes, also with detached dwelling units, explained
further in Section 3.4.1. The northeast section will provide an area that adds a
special character to its surroundings creating a housing community consistent
with neighboring quality developments, such as Bermuda Dunes Country Club.
Along the perimeter property lines adjacent to both of the street frontages, an 8 -
foot wide meandering sidewalk is proposed. The sidewalk will encourage
walking, bicycling, and jogging as an alternative to motor vehicle use, and is
intended to permit user connection to future or existing sidewalks on adjoining
properties.
9
REGIONAL
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SAN FRANCISCO
SAN LUIS OBISPO
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SAN DIEGO
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MATTHEWS PARRIS
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PALM SPR/NGS
BERMUDA DUNES
LA QUINTA
_
RIVERSIDE CO.
SAN DIEGOy CO.'-'
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engineering
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Palm Desert, CA 92260 Yucca Valley, CA 92284
(760)341-3101 (760)365-7638
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SAND' HARBOR PRO
4
well Reference USGS Topographi(,Map, La Quinta 7.5 in Quadrangle datt�cl rev 1980•s v 11
Job # C8566TT '
W August 1999
_ Exhibit "D" -
2.3 Planning Area Information
Adjacent properties to the north and to the west include existing single family
homes within the Bermuda Dunes Country Club. In addition, there is also an
existing single family home subdivision called "Cactus Flower" on Fred Waring
Drive to the southwest of the project. Jefferson Street and vacant land are
located to the east.
2.4 Physical Description
The project site is currently undeveloped open desert with sparse desert
vegetation consisting primarily of creosote bushes. Variable topography exists
with sand dunes ranging in elevation from 10 feet to 30 feet. Exhibit "E" and "F"
show panoramic views.
2.5 Relationship of the Specific Plan to the General Plan
The development of Sand Harbor will implement the goals and policies contained
in the General Plan. All development within this project will be consistent with
the provisions of the residential General Plan designation of the City of La
Quinta.
The project is consistent with neighboring plans, as indicated by the Riverside
County General Plan, which designates this area as a residential development.
The surrounding area is zoned for low density residential development similar to
the character of development occurring south of Fred Waring Drive in the City of
La Quinta, as stated in Chapter 2 of the Master Environmental Assessment for
the City of La Quinta. The location of Sand Harbor at the northwest corner of
Fred Waring Drive and Jefferson Street is designated by the Riverside County
General Plan for low residential densities.
Instead of the 7,200 square foot lot size minimum, average lot sizes within
Planning Area 1 are proposed at 4,500 square feet. Planning Area 1 provides the
option of having minimum lot sizes as low as 4,493 square feet (which is offset
as per the proposed specific plan with generous landscaped open spaces). The
open space in Planning Area 1 alone within the Sand Harbor Specific plan gives
a generous amount of open space. In addition, 45 foot minimum lot frontage
widths, zero ("0") and 10 foot lot line construction for side yard building setbacks
are proposed for this planning area. Although a minimum 20 foot building
setback is proposed in this planning area for all garages as normally permitted by
the Municipal Code, this specific plan proposes the option of reducing the front
building setback for habitable areas to 15 feet.
7
• . 1
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Corner of Jefferson & Fred Waring Dr.
Looking Northwest
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at the Southwest portion of the project
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Looking Easterly
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Exhibit "F"
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Section 9.30.030 of the Zoning Ordinance refers to RL Low Density with the
purpose of providing for developments and preservation of neighborhoods with
projects subject to specific plan approval for clustered smaller dwellings, such as
one and two-story single family detached, townhome, or condominium dwellings,
with generous open space. As stated above, Planning Area 1 provides for
272,260 square feet of generous open space within this section of the Sand
Harbor Planned Unit Development.
Overall density of proposed homes correspond to the maximum number of
residences permitted within the proposed General Plan Amendment to LDR and
the RL Zone District representative of low density neighborhoods of 2 to 4 units
per acre with one or two story dwellings in the form of detached or attached
single family dwellings, town homes, or condominiums with generous open space
subject to specific plan approval.
2.6 Relationship to Other Agencies
Sand Harbor is located in an unincorporated area of Riverside County
geographically connected to the City of La Quinta by Fred Waring Drive to the
south. The City of La Quinta has expressed their interest in the project and will
concurrently apply for Sphere of Influence ("SOI") and annexation through the
Riverside Local Agency Formation Commission (LAFCO). Upon approval by City
Council of concurrent entitlement application for Zone Change, General Plan
Amendment, and Tentative Tract Map, City staff will process the annexation
through LAFCO.
SAND HARBOR
Exhibit "G"
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Exhibit "G"
AREA MAP
NOT TO SCALE
The residential tract will be comprised of three distinctive planning areas, all
of which will be single family detached homes. The minimum distance
between buildings for this planned unit development will be ten (10) feet.
Consistent with the overall layout, particularly affecting the smaller lots typical
in Planning Area 1, front yard building setbacks are proposed to vary between
15 feet to 20 feet providing relief from °streetscape monotony", subject to
future review by the City of specific building footprint plans.
The Zoning Ordinance of Section 9.50.070 provides standards for the
establishment of irregular lots requiring special measurement techniques in
order to achieve the purpose of setback requirements. The following figure
shows the standards to be used with this Specific Plan, should it deem
necessary.
FLAG LOT SETBACKS SAME
AS FOR OTHER LOTS
�— - SIDEYARD
SIDEYARoL SETBACK
SETBACK
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SETBACK
SETBACKS ON IRREGULAR LOTS
All building heights as proposed in all 3 planning areas will be 28 feet or less
and will comply with the single story restrictions near arterial highways as
specified in Section 9.59.020 of the Zoning Ordinance (not exceeding 75% of
the homes possibly being designed along Fred Waring Drive (a designated
primary arterial) and Jefferson Street (a designated major arterial highway),
and will comply with the calculation for measurement of a maximum building
height as specified in Figure 505 of the Zoning Ordinance.
10
In
3.4 Planning Areas
Exhibit "H" represents the planned area map.
3.4.1 Planning Area 1
The southeast section of the project consists of 132 lots with minimum lot
sizes of 4,493 square feet. This planning area proposes zero ("0") lot line
construction of building setbacks on one building side, and a minimum 10 -foot
building setback on the opposite side (only when a minimum 10 -foot
separation between homes is possible). The maximum lot size for this
planned area is 7,869 square feet with an average lot size of 4,840 square
feet. Varying building setbacks may be proposed to add more visual variety
contributing to a "village" appearance. With exception of the homes to be
developed on corner lots, zero ("0") lot line construction of building setbacks
will assure 10 -foot wide separations between buildings.
Instead of minimum 1,400 square foot dwellings, particularly affecting the
smaller lots proposed, ranging from 1,200 square feet to 1,800 square feet
are anticipated within this planning area with a maximum lot coverage of 45%
to accommodate this particular planning area. The option of a rear -building
setback of 10 feet is proposed. Lot widths are proposed to be a minimum of
45 feet to provide compensation for the zero lot line development. The
proposal creates useable side yard space on at least one side of the yard
adding greater standards than normally required in development standards
set by the City of La Quinta.
The design of homes within this planning area that are built on the zero lot
line will minimize placement of windows facing the adjacent street, and
incorporate obscure glass or glass blocks. Exhibit "H -a" represents
Development Standard of Planning Area 1.
3.4.2 Planning Area 2
The northeastern section of the project consists of 129 lots with the smallest
lot size at 7,495 square feet and the largest lot size of 15,196 square feet.
The average lot size is 9,333 square feet. The front building setbacks will be
consistent with the City of La Quinta development standards for Low -Density
Residential.
Planning Area 2 proposes lot sizes and homes meeting or exceeding the
minimum specified within the Zoning Ordinance, with all lots exceeding 7,200
square feet and all proposed homes being 1,400 square feet or more
(excluding garage areas). Lot widths meet or exceed the minimum of 60 feet
as specified in the Zoning Ordinance for this zone and the side yard building
setbacks are proposed to meet RL Zone District requirements of 5/10 foot in
11
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addition to a 1 foot setback for every foot of building height over 17 feet, up to
the required setback of 10 feet as stated in Section 9.30.030 of the Zoning
Code for the City of La Quinta. Maximum building square footage lot
coverage on individual lots will not exceed 40% and all rear building setbacks
will be a minimum of 20 feet.
Northern perimeters of this planning area border a developed residential
subdivision to the north. Existing six-foot block walls around the perimeters of
the adjacent subdivision were constructed in conjunction with its
development. Subsequently, as part of the development of this subdivision,
since these existing block walls currently appear to be free of physical
damage with relatively no grade differences, it will not be necessary to
construct new block walls corresponding to these areas. If damage to any
portions of the existing walls should become evident, with permission of the
adjoining property owner(s), appropriate repairs will be made matching that of
the existing wall.
3.4.3 Planning Area 3
The entire western section of the project includes 118 lots with a minimum lot
size of 9,235 square feet. Maximum lot size is 15,263 square feet with an
average lot size of 10,932 square feet. This area will be designed for homes
placed on lots with front building setbacks varying between 20 to 28 feet to
avoid streetscape monotony.
Planning Area 3 proposes lot sizes and homes meeting or exceeding the
minimum specified within the Zoning Ordinance, with all lots in this area
exceeding 7,200 square feet and all proposed homes being 1,400 square feet
or more (excluding garage areas). Lot widths meet or exceed the minimum of
60 feet as specified in the Zoning Ordinance for this zone and the side yard
building setbacks are proposed to meet RL Zone District requirements of an
additional 1 foot setback for every foot of building height over 17 feet, up to
the required setback of 10 feet as stated in Section 9.30.030 of the Zoning
Code for the City of La Quinta. Maximum building square footage lot
coverage on individual lots will not exceed 40% and all rear building setbacks
will be a minimum of 20 feet.
Similar to Planning Area 2, western perimeters of this planning area border a
developed residential subdivision to the west. Existing six-foot block walls
around the perimeters of the adjacent subdivision were constructed in
conjunction with its development. Subsequently, as part of the development
of this subdivision, since these existing block walls currently appear to be free
of physical damage with relatively no grade differences, it will not be
necessary to construct new block walls corresponding to these areas. If
damage to any portions of the existing walls should become evident, with
permission of the adjoining property owner(s), appropriate repairs will be
made matching that of the existing wall.
12
3.5 Land Use
This project has been developed to create a visually distinctive,
environmentally sensitive neighborhood consisting of a variety of housing that
relates to the desert and is unique, comfortable, and connected by attractive
open space, landscaping, and a well -lighted street/sidewalk system. Sand
Harbor blends in with the surrounding neighborhood housing projects, which
are "Cactus Flower" located directly west on the opposite side of Fred Waring
Drive; the "Bermuda Dunes Country Club" that is located to the north and
west of the project and "Heritage Palms" is located to the south. Blending in
with the surrounding neighborhood, this project fulfills the aesthetics of a
residential community.
The typical front building setback will vary, creating interest along the street.
The staggered front setbacks of residences will help mitigate the proximity of
buildings with regard to side -yards and distance between structures.
Additionally, walking, bicycling and public transit will be encouraged by the
design features of this project.
Open space for the proposal consists of approximately 25 acres, which will
serve dual purposes for recreational use and storm water retention (Lots "A",
"B", "C", "D", "E", "F", "G", "H", "I", and "J"). Recessed portions of the open
space areas will accommodate shallow on-site storm water retention needs
and during most times of the year will provide generous areas for both active
and passive recreation accompanied by "soft" landscape elements,
accommodating areas for outdoor seating and picnicking. Elevated open
portions of the space areas, not serving retention purposes, will offer the
developer or home owners association the opportunity to add "hardscape"
amenities, such as volleyball courts, community pools, tot lots, tennis courts,
etc.
To enhance the feeling of openness and to take advantage of the available
view, homes with rear yards that back-up to the common open spaces (i.e.,
rear yards of homes backing -up to Lot "C" near Jefferson Street) will have
rear block walls extending 2.5 feet high topped with decorative wrought iron
further extending the wall height to 6 feet to match the perimeter walls and the
wall heights separating individual yards elsewhere throughout the
development. This combination wall design will not only enhance the
appearance of the individual yards, but will serve to minimize concerns about
safety and security in common open space areas that otherwise would be
less visible if solid walls were installed. Exhibit "H -b" shows the wall concept
presented.
An integrated 4 -foot wide trail installed as a meandering sidewalk for walking
or jogging is proposed along the raised perimeter areas of the open space
areas, starting from the north portion of Lot "I", connecting southerly to Lot
13
7— 2' SQUARE PILASTER (REGULARLY SPACED)
BLOCK WALL & PILASTERS
(OPTIONS: UNWASHED SLUMPSTONE,
SACK WASH SLUMPSTONE, SPLIT FACE,
OR PRECISION BLOCK)
EXHIBIT "H -b"
Conceptual Combination Block Wall with Railing
Scale: 1/2 inch = 1'-0"
SOLDIER'S COURSE
CONCRETE FOOTING BELOW
Warmer
7
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"F," to Lot "C" along Fred Waring Drive connecting to Lot "D" along the south
side of the Jefferson Street entrance, and returning the same way with the
option of connecting to Lots "A", "B", "F", "G", "H" and finishing again at Lot "I".
The ends of cul-de-sac streets that open to the open spaces areas will
accommodate convenient access by most residents to this interior trail.
Exhibit "H -c" identifies the location of the open spaces, prospective locations
for "hardscape" amenities, and the integrated trail system.
As part of the Site Development Permit process, more specific details for
such proposed recreational amenities shall be supplied to the City for design
review and/or approval, following guidelines established in the Zoning
Ordinance of the City of La Quinta.
As noted earlier in this report, the project currently is zoned for residential
uses and lies within Riverside County. Upon presentation to the City of La
Quinta, and concurrent with annexation to the City of La Quinta, the
requested change of zone to "Low Density Residential" within a Specific Plan,
will be consistent with the General Plan of the City of La Quinta.
3.6 Design Standards
The building designs of the new residential structures shall emphasize a rural
theme such as; Ranch, Western, Southwest, or Mission style neighborhood
common to the Coachella Valley as stated in the Land Use Element of the
General Plan. This project will present a unique sense of value and quality.
The elements of style will include strong architectural wall massing with
desert colored tile roofs. All roof and architectural projections, as well as
balconies, exterior stairwells, and elevated decks will comply with Section
9.50.060 of the Zoning Ordinance. Sand Harbor will institute a balanced
composition expressing order, but offering a variety of elements and materials
to provide variation and richness within the common architectural theme.
Any two-story home constructed along Jefferson Street, (a major arterial
highway), as designated by the General Plan will be set back at least 150 feet
from the public right-of-way. Each addressed dwelling unit will have
illuminated numbers for easy identification mounted on contrasting
backgrounds. The numbers will be of sufficient size to be legible from the
roadway and situated near the roofline on the corners of the residence or
within the immediate vicinity of the entry.
The Sand Harbor development colors will be reflective of the architectural
styles previously mentioned in this section and will encourage the following
designs:
14
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LOT "A"
LOT "C"
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LOT "B-
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(WELL SITE) I"
LOT
"J"
111
SCALE: 1 "=200'
SAND HARBOR
TENTATIVE TRACT MAP
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OPEN SPACE, TRAILS, HARDSCAPE AMENITIES
NOVEMBER 1999
EXHIBIT "H -c"
W.O. cease Tr
MEANDERING 4' WIDE SIDEWALK
FOR WALKING OR JOGGING
OPEN SPACE AREAS TO
c
ACCOMMODATE ACTIVE/PASSIVE
RECREATION, AND STORM WATER
,_.•—
RETENTION(EXCEPT LOT "K")
1
ELEVATED PORTIONS OF OPEN
SPACE AREAS SUITED FOR
PLACEMENT OF "HARDSCAPE"
AMENITIES, (I.E., VOLLEYBALL
COURTS, COMMUNITY POOLS,'
TENNIS COURTS, TOT LOTS, ETC.)
OPEN SPACE, TRAILS, HARDSCAPE AMENITIES
NOVEMBER 1999
EXHIBIT "H -c"
W.O. cease Tr
Stucco: Machine or steel -trowel applied and hand smoothed.
Masonry: Spanish style brick, split face block, fluted, sack (mortar) washed
slump stone. Interior walls separating lots may optionally be precision block
with applied stucco over.
Wood: Exposed, heavy timber, rough -sawn beams and glu-laminated beams
with satin finish (transparent or opaque).
Glass block and opaque glass: Intended to be incorporated as windows on
sides of residences located on "zero" lot line construction of building setbacks
to maximize privacy from overviewing adjacent yards and residential
structures.
Weathering metals: Copper, iron, bronze, used as accents and detail areas.
Colors: Ranging from off-white to medium earth tones, with wood trim stained
to dark earth tones and complementary colors (agua, teal, terra cotta,
whitewash).
Roof materials: Roof tiles will consist of concrete, "slate appearing" roofs,
other concrete tile consistent with Southwestern or Mission architectural style,
or optional clay "S" tile or 2 -piece barrel tile with natural color concrete "mud."
Concrete or clay roof materials will incorporate a multi -hued mixture of earth
tones (terra cotta, buff, olive, etc.).
Roof designs: Hip, gable, shed, parapet flanked flat roof areas with
decorative chimney designs with roof vents directed towards the rear of the
roof ridge when practical.
Entryway treatments, private street intersections, crosswalks: Major entries
will consist of stamped colored concrete or laid bricks with contrasting smooth
concrete bands.
Individual driveways: Stamped colored concrete or laid brick will distinguish
driveway transitions from private streets onto private properties.
Interior development signage and methods of home address identification:
Decorative low profile carved wood or simulated wood signs will serve as
internal directional signs, to identify interior street names, and as address
signs for individual residences and common area buildings.
15
Outdoor lighting on residences: Traditional heavy wrought iron Spanish,
Mission, or Southwestern style light fixtures with semi-opaque glass and
screened light sources utilized on the exteriors of building with illumination
levels not exceeding 100 lumens with light cast in a downward direction
whenever practical.
Outdoor lighting elsewhere: Traditional heavy wrought iron Spanish, Mission,
or Southwestern decorative light poles and standards will be utilized in
common areas including along private streets, on entrance optional buildings
or entry monuments and treatments, and common -use recreation and
meeting place buildings that minimize transient lighting of adjacent properties
utilizing shielded, directional, or recessed lenses.
As for specific graphic representations of the architectural styles proposed,
since this Specific Plan is intended to provide general design guidelines in
this area, separate approval by the City of La Quinta will be required in the
future of detailed designs and drawings as submitted for the Specific Planning
areas by the developer. The following Table 1 enumerates standards to be
implemented with this Specific Plan.
TABLE
1: RESIDENTIAL DEVELOPMENT STANDARDS
DEVELOPMENT
STANDARD
RL Zone and Planning Areas
RL Zone
Planning Area 1
Planning Area 2
Planning Area 3
Min. lot size (sq. ft.)
7,200
4,493
7,495
9,235
Min. lot frontage
60 feet
45 feet*
75 feet*
90 feet*
Max. structure
height
28 feet
2
28 feet
2**
28 feet
28 feet
Max. no. of stories
2**
2**
Min. front yard
setback
20 feet
15 feet
20 feet
20 feet
5/10 feet
20 feet
Min. garage setback
25 feet
20 feet
20 feet
Min. interior/
exterior side yard
setback
5/10 feet
20 feet
10 feet apart
with zero ("0")
lot line construction
10 feet
5/10 feet
20 feet
Min. rear yard
setback
20 feet
Max. lot coverage
40%
45%
40%
40%
Min. livable area
(excluding garage)
1,400 sq. ft.
10/20 feet
1200 sq. ft.
5 feet
1,400 sq. ft.
1,400 sq. ft.
Min. perimeter
landscape setback
15 feet
15 feet
* With exception of dimensions appearing on corner lots and minimized front lot
dimensions due to cul-de-sac locations.
*" Not exceeding the 75% maximum as specified by the Zoning Ordinance
backing -up to the Jefferson Street and Fred Waring Drive frontages.
16
3.6.1 Parking
On-site parking will conform to the Parking Standards for residential
development (Table 1501) of the La Quinta Zoning Code. The HOA will
enforce the street parking regulations on the private streets designated as
"No Parking" and for "One Side Only" parking. Recreational vehicle parking
will be consistent with Chapter 9.60.130 (D) of the Zoning Code which
specifies for the storage or parking of recreational vehicles when parked in
side or rear yards that have lawfully installed and permanently maintained
solid walls or fences six foot in height, serving as visual screens. The area
used for storage will be paved with concrete, asphalt, gravel, or other similar
materials, and must extend to the width and length of the recreational vehicle.
No recreational vehicle shall be parked or stored for more than 72
consecutive hours or for a combined total exceeding 72 hours during any
seven (7) day period, on any private street location or combination of public
street locations within the City.
3.6.2 Entrances/Access
Based on preliminary studies of Sand Harbor Project, the following
conclusions have been drawn:
The site has an unencumbered direct access via Jefferson Street from
Interstate 10 to Fred Waring Drive. The subject parcel fronts on both Fred
Waring Drive and Jefferson Street, therefore drawing direct special
advantages from both of these arterials. An additional emergency access
road has been added which extends Minhoe Road abutting Bermuda Dunes
Country Club to the west of the project.
Additionally, the general layout of the many cul-de-sac streets accommodates
emergency vehicle access ("EVA") routes to accommodate 9-1-1
emergencies both within the various sections of the development and
adjoining properties. To the satisfaction of the Fire Marshal, the project will
provide a Knox Box system that shall accommodate fire department access.
3.6.3 Transit and Circulation
By providing the safest and most efficient roadway system possible, the
project will implement special roadway corridor improvements which will be
consistent with the unique character that the City of La Quinta seeks to
establish. These improvements will include pedestrian walks, noise mitigation
berms, street name signs, mailbox kiosks, and landscaping consistent with
the themes suggested by the General Plan and as provided in this Specific
Plan.
17
The Circulation Element of the General Plan outlines the design and location
of required street improvements to complete the transportation system in the
City of La Quinta. Sand Harbor will widen and improve adjacent portions of
both Jefferson Street and Fred Waring Drive to General Plan standards.
Two distinctive recessed community entries are proposed to and from the
project site, one of each of the street frontages, located approximately 1,200
feet west of Jefferson Street on Fred Waring Drive and approximately 950
feet north of Fred Waring Drive on Jefferson Street. The entries will be
recessed a distance of approximately 300 feet from the adjoining public
streets. As residents and visitors enter the community, they will be greeted
visually by a sense of greenness, openness, and order. The graceful
entrance will flow with the perimeter landscaping and the meandering
perimeter wall, thus setting a quality image.
Visual continuity of the community entries are back dropped and reinforced by
the park -like setting, tree lined streets, and the landscaping of the individual
yards. Both of the perimeter public streets are to be improved as major or
primary arterials, with 120 foot wide right-of-ways. As per City development
standards, crossbars and stop signs will be installed as traffic control devices
to accommodate traffic exiting the project site. Both of the project entrances
will have 25.5 foot wide segregated entry -exit drive aisles with vehicle turn-
around areas prior to gateway entry for refused entry, to minimize traffic
congestion at these critical areas.
The community circulation network is composed of a logical hierarchy of
roadways, ranging from 41, 37, and 33 -foot wide streets, with the 41 -foot wide
street serving as a "boulevard" throughout the development. As illustrated in
the cross-section of the private streets, major interior roadways within the
development will measure 41 feet in width, with streets tapering down to 37
feet for secondary streets and further down to 33 feet for local neighborhood
collector streets, many of which terminate in 77 -foot diameter cul-de-sacs.
According to the 1998 CA Fire Code Sec. 902.2.2.1, the Fire Department
requires a minimum 20 feet of unobstructed widths. Due to minimized street
widths, for all 33 foot wide neighborhood collector streets, on -street parking
for guests of residents will be restricted to one side only.
The requirement for the construction of bus turnouts and bus waiting shelters
along the Jefferson Street and Fred Waring Drive frontages will be
determined based upon the determinations of the Sunline Transit Agency and
the City of La Quinta Public Works Department during their review of the
companion Tentative Tract Map. If these improvements are to be installed,
such work would be done concurrent with construction of any of the 3
planning areas upon demonstration of need for such services as deemed
appropriate during Sunline Transit's review of the project. The design of the
In
bus turnouts and shelters will be subject to Sunline Transit Agency and the
City Engineer's approval with coordination of any future street improvements
that may be required to be integrated into the project's development.
3.7 Grading Plan, Erosion Control, and SWPPP/NPDES/PM10
3.7.1 Grading Plan
Due to the nature of the existing terrain and drainage patterns on the site, in
order to achieve the open space and retention areas as planned, grading of
the project area will be done concurrently with soil stabilizers applied to
exposed soil surfaces to mitigate fugitive dust particulate (PM 10) and to
prevent wind and water erosion pending future development of the individual
planning areas, which is expected to be done by different builders. Each
planning area will be graded as development occurs within the specified
individual planning area.
As will be reflected on the development and grading plans, areas of the site
will incorporate soil swales and undulating berming intended for not only
retention purposes, but also to mitigate noise from recreational activities and
to enhance a unifying rural character, theme, and sense of arrival consistent
throughout the interior of the entire subdivision and the perimeters as viewed
from the adjacent Jefferson Street and Fred Waring Drive. The pads will be
established in each planning area for the individual homes, and it is expected
that as much as 500,000 cubic yards of soil will be moved during grading
operations in all planning areas combined. There will be no import needed on
the site.
3.7.2 Erosion Control
The grading operations shall include adequate provisions for water and wind
erosion control both during, as well as after, grading operations have ceased.
The details of erosion control shall be included in the project's Storm Water
Pollution Prevention Plan ("SWPPP") and the small dust particles ("PM10")
plan. The following are requirements for water and wind erosion control:
3.7.2.1 Prewatering: The site shall be prewatered to a depth of 3 feet prior to
onset of grading operations.
3.7.2.2 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.
3.7.2.3 Post Grading: All disturbed areas shall be treated to prevent wind erosion
control for the term that the area will remain undeveloped, even though it
19
may remain undeveloped for several years. Whenever feasible, final
landscape and irrigation shall be installed.
3.7.3 SWPPP/NPDES/PM 10
In consideration of the periods of moderate to heavy wind conditions common
to most of the Coachella Valley area, including this project area, windblown
dust and sand are a concern when mass -grading operations must take place
for large developments. Corresponding to the 3 -planning areas proposed, it is
expected that there will be at least 3 phases where mass grading will occur,
inclusive of common area development. The project will comply with the City
of La Quinta's programs relative to SWPPP, NPDES and PM 10 Plans and
will secure approval of such plan from the City Engineer.
20
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4.0 INFRASTRUCTURE, PHASING AND IMPLEMENTATION
4.1 Transportation
4.1.1 Traffic Impact
A traffic impact analysis was completed by RKJK & Associates, Inc. on June 15,
1999. The development is proposed to generate approximately 3,627 trip -ends
per day, with 284 vehicles per hour during the AM peak hour, and 382 vehicles
per hour during the PM peak hour.
According to an Initial Study/Mitigated Negative Declaration completed by Robert
Bein, William Frost & Associates for the City of La Quinta (in cooperation with
Coachella Valley Association of Governments, County of Riverside and the City
of Indio) Jefferson Street will be widened to six lanes with construction scheduled
to begin in November, 1999.
4.1.2 Community Entrance/Circulation
The infrastructure circulation network is composed of interior 37' and 33' wide
streets, two community entries, and a main boulevard. The main entrance on
Fred Waring Drive will have a 70' right -of way which will taper into the 41'
boulevard extending to the north, east and west through the project, branching
out to 37' wide roadways. The cul-de-sac streets will have a 33' right-of-way.
Exhibit 'T' presents a typical street cross-section design.
4.1.3 Project Identification Signage
The main entrances into the Sand Harbor development will comply with the
specifications for project identification signage in residential zones as described
in Table 1602 of the City of La Quinta Sign Ordinance. As per the options
specified in Table 1602, each of the two main entrances into the Sand Harbor
development will be enhanced with project identification signage consisting of the
following choices-
Option
hoices:
O tion A - Wall -Mounted Signage: This choice of signage would be mounted on
the decorative entry walls situated on both the right and the left sides of the main
drive entries approaching the site from the public streets. The signs would be
situated so that the top of the sign area would not exceed a maximum height of 6
feet from the adjacent finished grade, or to the top of the wall if building -mounted,
and not exceed 24 square feet of face area per sign face, with indirect night time
illumination.
Option B — Freestanding Monument Signage: One (1) freestanding monument
sign to be placed within the center landscape median islands located in front of
21
MSPROPOSED (EXIST.) €] C PROPOSED
SOUTH NORTH
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-STD. CURB _ A PAVEMENTAC PAVEMI
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(NO SCALE)
PROPOSED CL
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(NO SCALE)
TYPICAL SECTION
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Street Typical
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TYPICAL SECTION
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Exhibit "I"
each of the two main entrances leading from the public right-of-way, with a
maximum height of 6 feet to top of signs, not exceeding 24 square feet of face
area per sign face, with indirect night time illumination. Monument signs would
not be located within 5 feet of the adjacent street right-of-way or within corner
visibility cutoff areas (as specified in La Quinta Municipal Code, Section
9.60.030).
The design and vertical location of either the wall -mounted or freestanding
monument signage will be raised enough above the ground to accommodate the
undisturbed vertical growth of low landscape shrubs and vines around the signs,
so as to enhance the "natural" appearance, ambiance, and setting of
development. All proposed signage will be subject to separate building permit
approval as per La Quinta Municipal Code, Section 9.160.090.
4.2 Public Service
4.2.1 Sewer/Water
Sewer service for the site will be provided by Coachella Valley Water District.
Existing facilities include a 15 inch main in Fred Waring Drive. Connection to the
service will be at the entrance on Fred Waring Drive extending into the main
entrance with a 15 inch main and streets extending throughout the project with 8
inch lines. A 105 foot extension of the sewer system with 15 inch lines shall be
installed along Jefferson Street traveling north from Fred Waring Drive.
Water service will be provided by Myoma Dunes Water District. Existing facilities
include a 6 inch main running north and south at the west side of the project
within the Bermuda Dunes Country Club. Installation of a well site is planned at
the farthest northwest corner providing a 10 inch main extending into the project
with a 10 inch line installed throughout the main streets, with extensions of 8 inch
lines provided on the collector streets within the project. Exhibit "J" presents the
sewer and water plan in detail.
4.2.2 Drainage and Nuisance Water
The project site consists of natural dunes; the topography is irregular with
gradient slopes of 3% to 57%+/-. The design of the development will not cause
any increase in flood boundaries, changes in water course levels, or frequencies
in any area outside the development. Storm water falling on site during a 100
year storm event shall be retained within the development unless otherwise
approved by the City Engineer. Retention basin slopes will not exceed 3:1.
Maximum water depths will be 6 feet for common basins.
22
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PRELIMINARY INFRASTRUCTURE PLAN
SEPTEMBER 1999
UTILITIES
SEWER: COACHELLA VALLEY WATER DISTRICT
WATER: MYOMA WATER DISTRICT
ELECTRIC: IMPERIAL IRRIGATION DISTRICT
GAS: THE GAS COMPANY
CABLE TELEVISION: MEDIA ONE
EXHIBIT "J"
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PRELIMINARY INFRASTRUCTURE PLAN
SEPTEMBER 1999
UTILITIES
SEWER: COACHELLA VALLEY WATER DISTRICT
WATER: MYOMA WATER DISTRICT
ELECTRIC: IMPERIAL IRRIGATION DISTRICT
GAS: THE GAS COMPANY
CABLE TELEVISION: MEDIA ONE
EXHIBIT "J"
w.o. casae Tr
Design and construction of the Sand Harbor project shall follow the standards set
forth by the City of La Quinta in conjunction with the recommendations of the
geotechnical report.
Since the retention basins will also serve the recreational needs of the residents
of the development, the 6 foot maximum basin depth is intended to minimize
noise from recreational activities within these areas. Incorporating a retention
facility design acceptable to the City of La Quinta Public Works Department, the
retention basins will accommodate storm water run-off. The ultimate retention
facility design will be based upon site-specific percolation data, which will be
submitted for City review with the retention facility plans.
Nuisance water attributed to the project will be segregated to separate collection
facilities to be retained on site, and disposed of in approved facilities designed to
contain surges of 3 gph/1,000 sq. ft. (of landscape area) and infiltrate 5
gph/1,000 sq. ft. It is anticipated that the amount of nuisance water will be
reduced due to the use of water efficient landscape and irrigation materials
throughout the development.
The planting of hybrid Bermuda grass will be the predominant element within the
landscape areas during summer months and rye seeded during cooler months.
The larger open space areas will be landscape sculptured to appear as natural
rolling berms, swales, and undulations to complement the ambiance of the
development.
The Specific plan incorporates the planting of drought tolerant species and
installation of irrigation methods within a grading concept designed to retain
storm water on-site as required by the City of La Quinta, with further discussion
later within this section.
4.2.3 Development
Although rough grading of the project site will be done concurrently with the
application of soil stabilizers consistent with PM 10 (fugitive particulate dust)
requirements and to prevent wind and water erosion on the site, actual finish
grading, construction of homes, and common area improvements will be done
independently as per the planning areas as proposed in production phases.
Since each of the 3 planning areas will be available for construction independent
of each other, it is not possible to identify which of the planning areas may first be
constructed. However, construction of any of the 3 planning phases will include
the completion of the right-of-way and landscape setback improvements on both
of the adjoining street frontages and both entries. In instances where
construction phasing does not coincide with development of complete streets,
temporary turn -around areas meeting emergency access for the convenience of
new residents will be installed with reflectorized temporary road barricades as
per City development standards.
23
the amount of water used in a desert environment, where water is a limited
resource, with a climate characterized by high levels of evapo-transpiration.
The approach used in the landscape concept for Sand Harbor aims for a balance
between retaining landscape plants indigenous to the desert, combined with a
need to satisfy the desires of the existing community and future residents for
greenery and lush landscaping. See Exhibit X" for Conceptual Landscape
Design.
The lush, oasis -like landscaping is planned for the yard areas of homes, active
recreational areas and accent points in parkways at street intersections, and at
project entrances. Landscaping of all yard areas fronting streets will be required
to comply with the requirements of the conditions, covenants, and restrictions
("CC&R's"). Sand Harbor will have an overall theme and consistent appearance
throughout, as reflected on the landscape plan. Similarly, all front yards of the
development will shape a "look" of community, compatibility, and ease of
maintenance. Landscape plant species are to be selected from a list of preferred
landscape materials specified within this Specific Plan. The overall design and
layout of front yard landscaping will be approved by the Sand Harbor
Homeowners Association to assure a consistent, compatible flow from one lot to
another.
As noted above, a naturalized desert setting will distinguish the perimeters of the
development along both Fred Waring Drive and Jefferson Street with the planting
of drought -tolerant native and imported desert -compatible species in a landscape
characterized by berms and swales, punctuated by a meandering 8 foot wide
pedestrian sidewalk. A decorative 6 foot high meandering block wall will
separate the 10 to 25 foot wide perimeter parkway from the lush greenery that
will characterize the common area open space and storm water retention areas
of the development. To provide relief from the intense summer heats, a
combination of drought -tolerant and native species canopy trees will be planted
in close proximity to benches and other passive recreational areas to provide
comfort and shade to users. Trees planted within common recreation areas will
include 24 inch size box specimen.
4.5.1 Landscape Concept
The landscape design for Sand Harbor shall be based on the following zones for
plant selection and irrigation systems:
27
r WEANDEFM WALX
PEFDASTER WALL
LAW
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Ole L r
NOT MO SCALE
Exhibit "K"
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CONCE i 1
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LOCATION
ZONE
IRRIGATION
DESCRIPTION
Private yards
Oasis
Drip, bubbler, lawn
Imported species
Desert with oasis
sprays
Drip, bubbler
and turf
Street parkways
Indigenous and imported
(along Fred
features
species
Waring Drive and
Jefferson St.
Transition from
Drip, bubbler
Indigenous and imported
Project entries
desert to oasis
Drip, bubbler, lawn
Active recreation
_i
Oasis
_species
Imported species and turf
areas
sprays
Oasis
Passive
Drip, bubbler, lawn
Indigenous and imported
recreation areas
sprays
s ies
See Suggested Plant Palette in Exhibit "L"
All street parkways, project entrances and recreation areas, which will be
incorporated in common open space lots, will be landscaped by the project
developer with each phase of development. Installation of landscaping and
irrigation systems for individual residential front yards will be the responsibility of
the developer or home -builder to be completed prior to occupancy of the
residence. This responsibility will be included in the CC&R's, accompanied by a
requirement that the plant list identified in Exhibit "L" be used for all of the areas
governed by this Specific Plan as described above. The CC&R's will also specify
Homeowners Association ("HOA") maintenance responsibilities of identified front
yard (and corner side yard) areas. The final landscape plan shall provide
screening of cable and electrical boxes when applicable. The final landscape
palette and proposed planting plan will be subject to specific review during the
Site Development Permit process.
4.5.2 Landscaping Irrigation
a. Only automatic and drip irrigation systems will be permitted for landscaped areas
governed by this Specific Plan. This responsibility will be specified within the
CC&R's. The irrigation systems will be permanent, underground, automatically
controlled, and adequate for establishment of plant material, while minimizing
water requirements. They will be constructed by project entrances and
recreation areas and shall be operational prior to the installation of any plant
material. As specified above, front yard irrigation and landscaping will be
provided by the developer or home -builder prior to occupancy, and maintained by
the HOA.
b. The subdivider will be responsible for the installation of parkway landscaping and
irrigation. Irrigation plans for median islands will be subject to review by the
Public Works Director prior to installation.
28
c. Landscape irrigation systems will be designed according to proven application
methods and rates to minimize or eliminate potential runoff. Automatic control
systems will incorporate sensing devices as appropriate, to control irrigation
schedules, to provide water only as needed. Controls will be set for irrigation to
occur at times when water evaporation will be minimal from wind or intense heat.
d. Irrigation systems will be designed so as to minimize the need for maintenance
and repair of irrigation components. For example, this will include the use of
pop-up heads adjacent to trails, walkways, streets, driveways, and paved parking
areas to avoid breakage and to reduce maintenance costs.
29
RESOLUTION NO. 2000-14
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING DEVELOPMENT
STANDARDS AND DESIGN GUIDELINES FOR A
SUBDIVISION OF 379 RESIDENTIAL UNITS ON 117 ACRES
LOCATED AT THE NORTHWEST' CORNER OF FRED
WARING DRIVE AND JEFFERSON STREET.
CASE NO.: SPECIFIC PLAN 99-040
APPLICANT: WADE ELLIS/WARNER ENGINEERING
WHEREAS, the City Council of the City of La Quinta, California, did on
the 15th day of February, 2000, hold a duly noticed Public Hearing for Wade
Ellis/Warner Engineering for review of development standards and design guidelines to
allow the subdivision of 379 residential units on 117 acres located at the northwest
corner of Fred Waring Drive and Jefferson Street; and,
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 14th day of December, 1999, 25th day of January, 2000, and 8th day of
February, 2000, hold duly noticed Public Hearings for Wade Ellis/Warner Engineering
for review of development standards and design guidelines to allow the subdivision of
379 residential units on 117 acres located at the northwest corner of Fred Waring
Drive and Jefferson Street, more particularly described as:
APNs 609-380-022 and 609-380-023
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 recommending approval of said
Specific Plan:
1 . The Specific Plan, once annexed to the City, is consistent with the goals and
policies of the La Quinta General Plan, and the Land Use Map for the General
Plan and supports the development of a range of housing opportunities, as
conditioned.
2. The Specific Plan will not be detrimental to the public health, safety and
welfare, as it has been designed to be compatible with surrounding
development, and conform with the City's standards and requirements, as
conditioned.
3. The Specific Plan is compatible with the City's Zoning Ordinance in that it
supports the development of a range of housing in an integrated community.
• 0 `
Resolution No. 2000-14
SP 99-040/Wade Ellis/Warner Engineering
Adopted: February 15, 2000
Page 2
supports the development of a range of housing in an integrated community.
4. Development of the proposed Specific Plan is compatible with the parcels on
which it is proposed, and surrounding land uses as an extension of existing
residential uses in the vicinity. The project will be further reviewed through the
Site Development Permit process, allowing for use -specific mitigation at that
time.
NOW, THEREFORE, BE IT RESOLVED by -the Planning Commission of the
City of La Quinta, California, as follows:
1 . That the above recitations are true and constitute the findings of the City
Council in this case;
2. That it does hereby require compliance with the Conditions of Approval for the
proposed project;
3. That it does hereby confirm the conclusion that Environmental Assessment 99-
389 assessed the environmental concerns of the Specific Plan; and,
4. That it does approve Specific Plan 99-040 for the reasons set forth in this
Resolution and subject to the attached conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the La
Quinta City Council held on this 15th day of February, 2000, by the following vote,
to wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: None
JOH J. ENA, ayor
City of La Quinta, California
Resolution No. 2000-14
SP 99-040/Wade Ellis/Warner Engineering
Adopted: February 15, 2000
Page 3
ATTEST:
JUNE REEK, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
DAWN C. HONEYWELL, City Attorney
City of La Quinta, California
•
CITY COUNCIL RESOLUTION NO. 2000-14
SPECIFIC PLAN 99-040 - SAND HARBOR
CONDITIONS OF APPROVAL
FEBRUARY 15, 2000
GENERAL
E
1 . The subdivider agrees to defend, indemnify, and hold harmless the City of La
Quinta (the "City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this tentative map
or any final map thereunder. The City shall have sole discretion in selecting its
defense counsel.
The City shall promptly notify the subdivider of any claim, action or proceeding
and shall cooperate fully in the defense.
2. This tentative map and any final maps thereunder shall comply with the
requirements and standards of §§66410 through 66499.58 of the California
Government Code (the Subdivision Map Act) and Chapter 13 of the La Quinta
Municipal Code (LQMC).
3. Prior to the issuance of a grading, construction or building permit, the applicant
shall obtain permits and/or clearances from the following public agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside County Environmental Health Department
• Desert Sands Unified School District
• Myoma Dunes Water District
• Coachella Valley Water District
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
The applicant is responsible for any requirements of the permits or clearances
from those jurisdictions. If the requirements include approval of improvement
plans, applicant shall furnish proof of said approvals prior to obtaining City
approval of the plans.
Resolution No. 2000-14
SP 99-040 -Sand Harbor
Adopted: February 15, 2000
Page 2
The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit. For projects requiring project -specific NPDES
construction permits, the applicant shall submit a copy of the CWQCB
acknowledgment of the applicant's Notice of Intent prior to issuance of a
grading or site construction permit. The applicant shall ensure that the
required Storm Water Pollution Protection Plan is available for inspection at the
project site.
4. Final maps under this tentative map shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at
the time of final map approval.
PROPERTY RIGHTS
5. Prior to approval of a final map, the applicant shall acquire or confer easements
and other property rights required of the tentative map or otherwise necessary
for construction or proper functioning of the proposed development. Conferred
rights shall include irrevocable offers to dedicate or grant access easements to
the City for emergency services and for maintenance, construction, and
reconstruction of essential improvements.
6. The applicant shall dedicate or grant public and private street right of way and
utility easements in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and as required by the City Engineer.
7. Right of way dedications required of this development include:
A. PUBLIC STREETS
1 . Jefferson Street - The remainder of applicant's 60 -foot half of a
120- foot right of way.
2. Fred Waring Drive - The remainder of applicant's 60 -foot half of
a 120- foot right of way.
Resolution No. 2000-14
SP 99-040 -Sand Harbor
Adopted: February 15, 2000
Page 3
B. PRIVATE STREETS
1 . Residential: 37 -foot width. Width may be reduced to 33 feet
with parking restricted to one side and 29 feet if on -street parking
is prohibited provided there is adequate off-street parking for
residents and visitors and the applicant makes provisions for
ongoing enforcement of the restrictions.
2. Collector: 41 -foot width. Collectors consist of Bodega Bay Dr.,
South Beach Dr., White Cloud Dr. from Spanish Wells to Sandy
Point, and Spanish Wells Dr. and Sandy Point Dr. from Bodega Bay
to White Cloud.
C. CULLS DE SAC
1 . Public or Private: Use Riverside County Standard 800 (symmetric)
or 800A (offset); Public - 45 -foot radius, Private - 45.5 -foot
radius.
8. Right of way geometry for knuckle turns and corner cut-backs shall conform
with Riverside County Standard Drawings #801. and #805 respectively unless
otherwise approved by the City Engineer.
9. 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.
10. If the City Engineer determines that access rights to proposed street rights of
way shown on the tentative map are necessary prior to approval of final maps
dedicating the rights of way, the applicant shall grant the necessary rights of
way within 60 days of written request by the City.
1 1 . The applicant shall dedicate ten -foot public utility easements contiguous with
and along both sides of all private streets. The easements may be reduced to
five feet with the express concurrence of IID.
12. The applicant shall create perimeter setbacks along public rights of way as
follows (listed setback depth is the average depth if meandering wall design is
approved):
Resolution No. 2000-14
SP 99-040 -Sand Harbor
Adopted: February 15, 2000
Page 4
A. Jefferson Street - 20 feet.
B. Fred Waring Drive - 20 feet.
The setback requirement applies to all frontage including, but not limited to,
remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned
setbacks, the applicant shall dedicate blanket easements for those purposes.
13. The applicant shall dedicate easements necessary for placement of and access
to utility lines and structures, drainage basins, mailbox clusters, park lands, and
common areas.
14. The applicant shall vacate abutter's rights of access to public streets and
properties from all frontage along the streets and properties except access
points shown on the approved tentative map..
15. The applicant shall furnish proof of easements or written permission, as
appropriate, from owners of any abutting properties on which grading,
retaining wall construction, permanent slopes, or other encroachments are to
occur.
16. If the applicant proposes vacation or abandonment of any existing rights of
way or access easements which will diminish access rights to any properties
owned by others, the applicant shall provide approved alternate rights of way
or access easements to those properties or notarized letters of consent from
the property owners.
17. The applicant shall cause no easements to be granted or recorded over any
portion of this property between the date of approval of this tentative map by
the City Council and the date of recording of any final map(s) covering the
same portion of the property unless such easements are approved by the City
Engineer.
•
Resolution No. 2000-14
SP 99-040 -Sand Harbor
Adopted: February 15, 2000
Page 5
FINAL MAP(S) AND PARCEL MAP(S)
•
18. Prior to approval of a final map, the applicant shall furnish accurate AutoCad
files of the complete map, as approved by the City's map checker, on storage
media acceptable to the City Engineer. The files shall utilize standard AutoCad
menu items so they may be fully retrieved into a basic AutoCad program.
If the map was not produced in AutoCad or a file format which can be
converted to AutoCad, the City Engineer may accept raster -image files of the
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 landscape architects, as appropriate. Plans shall be
submitted on 24" x 36" media in the categories of "Rough Grading," "Precise
Grading," "Streets & Drainage," and "Landscaping." Precise grading plans shall
have signature blocks for Community Development Director and the Building
Official. All other plans shall have signature blocks for the City Engineer. Plans
are not approved for construction until they are signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike
paths, entry drives, gates, and parking lots. "Landscaping" plans shall normally
include irrigation improvements, landscape lighting and entry monuments.
"Precise Grading" plans shall normally include perimeter walls.
Plans for improvements not listed above shall be in formats approved by the
City Engineer.
20. The City may maintain standard plans, details and/or construction notes for
elements of construction. For a fee established by City resolution, the applicant
may acquire standard plan and/or detail sheets from the City.
•
Resolution No. 2000-14
SP 99-040 Sand Harbor
Adopted: February 15, 2000
Page 6
0
21. When final plans are approved by the City, the applicant shall furnish accurate
AutoCad files of the complete, approved plans on storage media acceptable to
the City Engineer. The files shall utilize standard AutoCad menu items so they
may be fully retrieved into a basic AutoCad program. At the completion of
construction and prior to final acceptance of improvements, the applicant shall
update the files to reflect as -constructed conditions.
If the plans were not produced in AutoCad or a file format which can be
converted to AutoCad, the City Engineer may accept raster -image files of the
plans.
22. Depending on the timing of development of the lots or parcels created by this
map and the status of off-site improvements at that time, the subdivider may
be required to construct improvements, to reimburse others who construct
improvements that are obligations of this map, to secure the cost of the
improvements for future construction by others, or a combination of these
methods.
In the event that any of the improvements required herein are constructed by
the City, the applicant shall, at the time of approval of the a map, reimburse
the City for the cost of those improvements.
23. The applicant shall construct improvements and/or satisfy obligations, or
furnish an executed, secured agreement to construct improvements and/or
satisfy obligations required by the City prior to approval of a final map or parcel
map or issuance of a certificate of compliance for a waived parcel map. For
secured agreements, security provided, and the release thereof, shall conform
with Chapter 13, LQMC.
Improvements to be made or agreed to shall include removal of any existing
structures or obstructions which are not part of the proposed improvements.
24. If improvements are secured, the applicant shall provide estimates of
improvement costs for checking and approval by the City Engineer. Estimates
shall comply with the schedule of unit costs adopted by City resolution or
ordinance. For items not listed in the City's schedule, estimates shall meet the
approval of the City Engineer.
Resolution No. 2000-14
SP 99-040 Sand Harbor
Adopted: February 15, 2000
Page 7
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies. Security is not required for telephone, gas, or
T.V. cable improvements. However, development -wide improvements shall not
be agendized for final acceptance until the City receives confirmation from the
telephone authority that the applicant has met all requirements for telephone
service to lots within the development.
25. If improvements are phased with multiple final maps or other administrative
approvals (e.g., Site Development Permits), off-site improvements and common
improvements (e.g., retention basins, perimeter walls & landscaping, gates)
shall be constructed or secured prior to approval of the first phase unless
otherwise approved by the City Engineer. Improvements and obligations
required of each phase shall be completed and satisfied prior to completion of
homes or occupancy of permanent buildings within the phase and subsequent
phases unless a construction phasing plan is approved by the City Engineer.
26. If the applicant fails to construct improvements or satisfy obligations in a timely
manner or as specified in an approved phasing plan or in an improvement
agreement, the City shall have the right to halt issuance of building permits or
final building inspections, withhold other approvals related to the development
of the project or call upon the surety to complete the improvements.
GRADING
27. This development shall comply with Chapter 8.11 of the LQMC (Flood Hazard
Regulations). If any portion of any proposed building lot in the development
is or may be located within a flood hazard area as identified on FEMA Flood
Insurance Rate Maps, the development shall be graded to ensure that all floors
and exterior fill (at the foundation) are above the level of the project (100 -year)
flood and building pads are compacted to 95% Proctor Density as required in
Title 44 of the Code of Federal Regulations, Section 65.5(a) (6)•
28. Prior to issuance of a grading permit, the applicant shall furnish a preliminary
geotechnical ("soils") report and an approved grading plan prepared by a
qualified engineer. The grading plan shall conform with the recommendations
of the soils report and be certified as adequate by a soils engineer or
engineering geologist.
Resolution No. 2000-14
SP 99-040 -Sand Harbor
Adopted: February 15, 2000
Page 8
A statement shall appear on final maps (if any are required of this development)
that a soils report has been prepared pursuant to Section 17953 of the Health
and Safety Code.
29. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape
areas outside the right of way unless otherwise approved by the City Engineer.
30. The applicant shall endeavor to minimize differences in elevation at abutting
properties and between separate tracts and lots within this development.
Building pad elevations on contiguous lots shall not differ by more than three
feet except for lots within a tract or parcel map, but not sharing common street
frontage, where the differential shall not exceed five feet.
The limits given in this condition are not an entitlement and more restrictive
limits may be imposed in the map approval or plan checking process. If
compliance with the limits is impractical, however, the City will consider
alternatives which minimize safety concerns, maintenance difficulties and
neighboring -owner dissatisfaction with the grade differential.
31. Prior to occupation of the project site for construction purposes, the applicant
shall submit and receive approval of a Fugitive Dust Control plan prepared in
accordance with Chapter 6.16, LQMC. The applicant shall furnish security, in
a form acceptable to the city, in an amount sufficient to guarantee compliance
with the provisions of the permit.
32. The applicant shall maintain graded, undeveloped land to prevent wind and
water erosion of soils. The land shall be planted with interim landscaping or
provided with other erosion control measures approved by the Community
Development and Public Works Departments.
33, Prior to issuance of building permits, the applicant shall provide building pad
certifications stamped and signed by qualified engineers or surveyors. For each
pad, the certification shall list the approved elevation, the actual elevation, the
difference between the two, if any, and pad compaction. The data shall be
organized by lot number and listed cumulatively if submitted at different times.
•
Resolution No. 2000-14
SP 99-040 -Sand Harbor
Adopted: February 15, 2000
Page 9
DRAINAGE
0
The applicant shall comply with the provisions of Engineering Bulletin No.
97.03 and the following:
34. Stormwater falling on site during the peak 24-hour period of a 100 -year storm
(the design storm) shall be retained within the development unless otherwise
approved by the City Engineer. The tributary drainage area shall extend to the
centerline of adjacent public streets.
35. Stormwater shall normally be retained in common retention basins. Individual -
lot basins or other retention schemes may be approved by the City Engineer for
lots 21/2 acres in size or larger or where the use of common retention is
impracticable. If individual -lot retention is approved, the applicant shall meet
the individual -lot retention provisions of Chapter 13.24, LQMC.
36. Storm flow in excess of retention capacity shall be routed through a
designated, unimpeded overflow outlet to the historic drainage relief route.
37. Storm drainage historically received from adjoining property shall be retained
on site or passed through to the overflow outlet.
38. Retention facility design shall be based on site-specific percolation data which
shall be submitted for checking with the retention facility plans. The design
percolation rate shall not exceed two inches per hour.
39. Retention basin slopes shall not exceed 3:1. Maximum retention depth shall
be six feet for common basins and two feet for individual -lot retention.
40, Nuisance water shall be retained on site. In residential developments, nuisance
water shall be disposed of in a trickling sand filter and leachfield approved by
the City Engineer. The sand filter and leachfield shall be designed to contain
surges of 3 gph/1,000 sq. ft. (of landscape area) and infiltrate 5 gpd/1,000 sq.
ft.
0 •
Resolution No. 2000-14
SP 99-040 -Sand Harbor
Adopted: February 15, 2000
Page 10
41. In developments for which security will be provided by public safety entities
(e.g., the La Quinta Safety Department or the Riverside County Sheriff's
Department), retention basins shall be visible from adjacent street(s). No fence
or wall shall be constructed around basins unless approved by the Community
Development Director and the City Engineer.
42. The tract shall be designed to accommodate purging and blowoff water from
any well sites granted or dedicated to the local water utility authority as a
requirement for development of this property.
UTILITIES
43. The applicant shall obtain the approval of the City Engineer for the location of
all utility lines within the right of way and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electrical vaults, water
valves, and telephone stands, to ensure optimum placement for practical and
aesthetic purposes.
44. Existing aerial lines within or adjacent to the proposed development and all
proposed utilities shall be installed underground. Power lines exceeding 34.5
kv are exempt from this requirement.
45. Utilities shall be installed prior to overlying hardscape. For installation of
utilities in existing, improved streets, the applicant shall comply with trench
restoration requirements maintained or required by the City Engineer. The
applicant shall provide certified reports of trench compaction for approval of
the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
46. The applicant shall install the following street improvements to conform with
the General Plan street type noted in parentheses. (Public street improvements
shall conform with the City's General Plan in effect at the time of construction.)
A. OFF-SITE STREETS
1. Jefferson Street (Major Arterial, Option A) - Construct 51 -foot
half of a 102 -foot improvement including 7 -foot half of a 14 -foot
median, plus six-foot sidewalk.
• 0
Resolution No. 2000-14
SP 99-040 -Sand Harbor
Adopted: February 15, 2000
Page 11
2. Fred Waring Drive (Major Arterial, Option B) - Construct 39 -foot
westbound travel way (between curbfaces), full 18 -foot median
(subject to reimbursement for the south half as funds become
available), plus eight -foot sidewalk.
3. Traffic Signal at Fred Waring & Jefferson - Necessary
modifications to accommodate the improved roadway sections.
B. PRIVATE STREETS
1 . Residential: 36 -foot travel width. Width may be reduced to 32
feet with parking restricted to one side and 28 feet with on -street
parking prohibited if there is adequate off-street parking for
residents and visitors and the applicant provides for perpetual
enforcement of the restrictions by the homeowners' association.
C. CULS DE SAC
2. Use Riverside County Standard 800 (symmetric) or 800A (offset).
Public Streets: 38 -foot curb radius; Private Streets: 45 -foot curb
radius.
Entry drives, main interior circulation routes, turn knuckles, corner cutbacks,
bus turnouts, dedicated turn lanes, and other features contained in the
approved construction plans may warrant additional street widths as
determined by the City Engineer.
47. 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.
48. The applicant may be required to extend improvements beyond development
boundaries to ensure they safely integrate with existing improvements (e.g.,
grading; traffic control devices and transitions in alignment, elevation or
dimensions of streets and sidewalks).
Resolution No. 2000-14
SP 99-040 -Sand Harbor
Adopted: February 15, 2000
Page 12
49. Improvements shall be designed and constructed in accordance with the
LQMC, adopted standards, supplemental drawings and specifications, and as
approved by the City Engineer. Improvement plans for streets, access gates
and parking areas shall be stamped and signed by qualified engineers.
50. Knuckle turns and corner cut-backs shall conform with Riverside County
Standard Drawings #801 and #805 respectively unless otherwise approved by
the City Engineer.
51. Streets shall have vertical curbs or other approved curb configurations which
convey water without ponding and provide lateral containment of dust and
residue for street sweeping. If a wedge curb design is approved, the lip at the
flowline shall be vertical (1/8" batter) and a minimum of 0.1' in height. Unused
curb cuts on any lot shall be restored to normal curbing prior to final inspection
of permanent building(s) on the lot.
52. The applicant shall design street pavement sections using Caltrans' design
procedure (20 -year life) and site-specific data for soil strength and anticipated
traffic loading (including construction traffic). Minimum structural sections
shall be as follows (or approved equivalents for alternate materials):
Residential & Parking Areas 3.0" a.c./4.50" c.a.b.
Collector 4.0"/5.00"
Secondary Arterial 4.0"/6.00"
Primary Arterial 4.5"/6.00"
Major Arterial 5.5"/6.50"
53. 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. 2000-14
SP 99-040 -Sand Harbor
Adopted: February 15, 2000
Page 13
54. The City will conduct final inspections of homes and other habitable buildings
only when the buildings have improved street and (if required) sidewalk access
to publicly -maintained streets. The improvements shall include required traffic
control devices, pavement markings and street name signs. If on-site streets
are initially constructed with partial pavement thickness, the applicant shall
complete the pavement prior to final inspections of the last ten percent of
homes within the tract or when directed by the City, whichever comes first.
55. General access points and turning movements of traffic are limited to the
following:
A. Fred Waring Entry Drive - Sixty nine -foot divided roadway (between
outside curbfaces) centered approximately 690 feet east of the westerly
track boundary - Left and right turns in, right turn out.
B. Jefferson Street Entry Drive - Sixty nine -foot divided roadway (between
outside curbfaces) located at the north end of the tract's Jefferson
Street frontage right turns in and out allowed. Left turn in allowed with
appropriate median improvements and a right -directed egress drive.
LANDSCAPING
56. The applicant shall provide landscaping in required setbacks, retention basins,
common lots, and park areas.
57. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed
landscape architect.
The applicant shall submit plans for approval by the Community Development
Department prior to plan checking by the Public Works Department. When
plan checking is complete, the applicant shall obtain the signatures of Myoma
Dunes Water District and the Riverside County Agricultural Commissioner prior
to submitting for signature by the City Engineer. Plans are not approved for
construction until signed by the City Engineer.
58. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no
lawn or spray irrigation within 18 inches of curbs along public streets.
0
Resolution No. 2000-14
SP 99-040 Sand Harbor
Adopted: February 15, 2000
Page 14
PUBLIC SERVICES
59. The applicant shall provide public transit improvements as required by Sunline
Transit and approved by the City Engineer.
O_UAI_ITY ASSURANCE
60. The applicant shall employ construction quality -assurance measures which
meet the approval of the City Engineer.
61. The applicant shall employ or retain qualified civil engineers, geotechnical
engineers, surveyors, or other appropriate professionals to provide sufficient
construction supervision to be able to furnish and sign accurate record
drawings.
62. The applicant shall arrange and bear the cost of measurement, sampling and
testing procedures not included in the City's inspection program but required
by the City as evidence that construction materials and methods comply with
plans, specifications and applicable regulations.
63. Upon completion of construction, the applicant shall furnish the City
reproducible record drawings of all public improvement plans which were
signed by the City. Each sheet shall be clearly marked "Record Drawings,"
"As -Built" or "As -Constructed" and shall be stamped and signed by the
engineer or surveyor certifying to the accuracy of the drawings. The applicant
shall revise the CAD or raster -image files previously submitted to the City to
reflect as -constructed conditions.
MAINTENANCE
64. The applicant shall make provisions for continuous, perpetual maintenance of
all on-site improvements, perimeter landscaping, access drives, and sidewalks.
The applicant shall maintain required public improvements until expressly
released from this responsibility by the appropriate public agency.
FEES AND DEPOSITS
65. The applicant shall pay the City's established fees for plan checking and
construction inspection. Fee amounts shall be those in effect when the
applicant makes application for plan checking and permits.
Resolution No. 2000-14
5P 99-040 -Sand Harbor
Adopted: February 15, 2000
Page 15
COMMUNITY DEVELOPMENT DEPARTMENT C0NIQlTIObIS
66. Any Site Development Permit applications submitted to the City for review shall
substantially conform to the text and exhibits contained in the Specific Plan.
67. Following City Council review and approval of the Specific Plan and Tentative
Tract Map, the applicant shall submit amended documents which reflect all the
Conditions of Approval included in the City Council's approval. The final
Conditions of Approval shall be appended to the Specific Plan. The Specific
Plan cover shall be amended to read "Adopted date." Copies of the final
document shall be provided to the Community Development Department, City
Engineer and City Clerk.
68. The Specific Plan shall be amended to require that only roll -up garage doors
shall be allowed for any home in the project area, unless a minimum garage
setback of 25 feet is provided.
69. The- Specific Plan shall be amended to increase minimum unit size in Planning
Area 1 to 1,400 square feet and lot size not less than 5,000 square feet with
each lot having a frontage of 50 feet, in conformance with the City's
standards.
70. The Specific Plan shall be amended to include the construction of a continuous
perimeter wall on the northern and western boundaries of the proposed project.
Such a wall shall be of slumpstone or painted block construction, in
conformance with City standards, and shall be reviewed and approved by the
City during the Site Development Permit process.
71. The Specific Plan shall be amended both textually and graphically, to allow
parking on one side of streets of less than 36 feet in width. Parking may be
allowed on both sides of streets of 36 feet or more in width.
72. The Specific Plan shall include within Planning Area I, a swimming pool having
a minimum size of 800 square feet. The pool shall be constructed prior to
construction of Phase 2 of Planning Area I.
Resolution No. 2000-14
SP 99-040 -Sand Harbor
Adopted: February 15, 2000
Page 16
FIRE DEPARTMENT:
73. Fire hydrants in accordance with CVWD Standard W-33 shall be located at
each street intersection spaced not more than 330 feet apart in any direction
with no portion of any lot frontage more than 165 feet from a fire hydrant.
Minimum fire flow shall be 1000 gpm for a two hour duration at 20 psi. Blue
dot reflectors shall be mounted in the middle of streets directly in line with fire
hydrants.
74. The required water system including fire hydrants will be installed and accepted
by the appropriate water agency prior to any combustible building material
being placed on an individual lots.
75. A temporary water supply for fire protection may be allowed for the
construction of the model units only. Plans for a temporary water system must
be submitted to the Fire Department for review prior to issuance of building
permits.
76. Gate entrance/exit openings shall be not less than 16 feet in width. All gates
shall be located at least 40 -feet from the roadway and shall open to allow a
vehicle to stop without obstructing traffic on the road. Gates shall be power
operated and equipped with a Fire Department override system consisting of
Knox Key Operated switches, series KS -2P with dust cover, mounted per
recommended standard of Knox Company. Gates shall have either a secondary
power supply or an approved manual means to release mechanical control of
the gate in the event of loss of primary power.
77. Any and all portions of the proposed project shall be subject to the mitigation
measures included in Environmental Assessment 99-389.