SP 1994-025 Green (2001) - Amendment 1GREEN SPECIFIC PLAN
AMENDMENT NO, I
I
PREPARED FOR CITY OF LA QUINTA
BYMAINiERO. SW -Hi ANILD ASSOCIATE'S., INC.
SEPTEMBER 22. 2000
01 Mrll N�� D.
ORIGINAL DOCUMENT PREPARED BY KEITH COMPANIES
SEPTEMBER 4, 1994
AND
APPROVED BY LA QUINTA CITY COUNCIL
I
I GREEN SPECIFIC PLAN
Table of Contents
' SUMMARY..................................................................+..p. 1
A. PURPOSE & AUTHORITY........... .................................
. .p. 2
B. PROJECT.........................................................................p.2
1. Residential............................................................. p. 2
2. Open Space........................................................... p.2
ILENVIRONMENT......................................................................p.7
A.
LOCATION......................................................................
.p
E.
GEOLOGY........................................................................p.8
C
SOILS ...... .......... ...........................................
..... I............. P. 8
D.
TOPOGRAPHY ............................................
.................p. 8
E.
SEISMICITY ..................................................
.................. .p. 8
'F.
HYDROLOGY...................................................................
P-8
G.
BIOLOGY..........................................................................p.9
H.
EXISTING INFRASTRUCTURE
9
I.
GENERAL PLAN & ZONING . ::....:"
..............................P•
•P• 9
Ill. LAND USE PLAN.................................................................p.
17
1,.
LAND USE SUMMARI'...................................................p.
17
E.
,- (Z-�T,
UtVtLOPMEN T REGUL%','I IVIV,
�,r ,.r,�� ...... �
6. v I h1NDARVJ. P. I
C.
DESIGN GUIDELINES..:...........:....................................p.
20
1. Community.....:.....................................................p.
20
�. Architecture..........................................................
p. 21
Landscape Architecture .......................................
p. 21
IV. INFRASTRUCTURE
PLAN. ...............................................
p. 22
'
A.
CIRCULATION .....................................
.......................... p. 22
B.
WATER...........................................................................p.
22
CSEWER
...........................................................................p.
23
D.
GRADING & DRAINAGE ...............
................................. p. 23
E.
UTILITIES ...............................................
........................ p. 23
V. IMPLEMENTATION MEASURES
& ADMINISTRATION
...........................................................p.
29
A.
PROCEDURES ..............................................................
p. 29
B.
FINANCING PLAN..........................................................p.
29
C.
PHASING PLAN
......., ......... .......p. 29
D.
MAINTENANCE PLAN............
32
E.
AMENDMENTS ........................................p.
.p. 32
F.
APPENDIX (RESOLUTIONS OF
APPROVAL) p. 33
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EXHIBITS
I[[lCA7-|OyJ MAP ................................................................. D' 3
2.
VICINITY MAP ......_.._....._._..,`~,.,,,`,,',,`,^~.^^...,.....D. 4
3.
ILLUSTRATIVE \ |S -FRA -7|\/E S| -FE PLAN ..............................................
.p. 6
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SOILS .......................................,,,..,.,,~.~.~............O.
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5.
ELEVATIONS ......... --...........
.......... ....................... ............ P.
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��\/[l��(l)[l��\/............. .........,...^......,...'.,..............
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BIOLOGY ........................... .......................................
...... P.14
10.
LAND USE PLAN ..........,,,,,~^.,,^^^....
` ... ..Q.
16
CIRCULATION P\ 4�� .........................................................
p.
21
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WATER SYSTEM .... .....,,,..,..,,.,..`,.,,..,,.,~^.,.....-`,.'[>.
22
13.
SEWER SYSTEM.— ,._.__,,~.,,~.~..~.,,,,..,^^.~,,,..~~,~..D.
23
14.
GRADING ............ ..........................
................................... D.2z1
15,
DRAINAGE PLAN. .....................................
........... .......... p.
2-
16,
PHASING PLAN ................................................
,................ D.
2O
I
1 GREEN SPECIFIC PLAN
1
[. SUMMARY
k PURPOSE & AUTHORITY
The Green Specific Plan creates a master -planned resort
community with a variety of residential land uses and a quality
environment through comprehensive planning regulations,
standards and design guidelines.
The purpose of this document is to provide e foundation, fol e
variety of uses on the Green property through the app
licatior of
regulations, standards and desian auidelines. The Specific Plan,
when adopted by City legislative action. serves both planning and
reaulatory functions, as well as establishing infrastructure service
needs. It will be the major device for implementing the General
Plan on this property.
The Specific Plan is not a static= document; inflexible, and
unyielding to change. It is based upon the best information
available at the time of its preparation. Because of socio-economic.
variation, It will become necessary, ori occasiontc make
adjustments to the Plan to .respond to changing conditions. The
ability to react to unforeseen change is an important measure of the
adequacy of any planning program.
it is the objective of this Specific Plan te: ) establish the aui eiine,
to create a multi -use high quality resort oriented community: while
at the same time; 2 j ensure the preservation of natural open
spaces adjacent to the site.
as.,RRiRn and Zoning Code-. The Specific Plan shall be adopted in
accordance with the provisions of Article 8, Specific Plans, Section
65450 et seq. of the California Government Code. The Specific
Plan shall comply with Chapter 9.240 of the Zoning Ordinance.
Amendment No. 1 to the Specific Plan incorporates an
additional point of access to the approved lots along the north
boundary of the planning area. Pursuant to the Specific Plan,
these lots were to have been accessed from the adjacent
property (The Quarry). However, that access was not able to
1
I
' be secured during the subdivision process necessitating an
alternative means to reach that portion of the site. In addition,
Amendment No. T incorporates the Conditions of Approval
and revised language for the Specific Plan text as set forth in
the initial approvals.
E. THE PROJECT
The Green Specific Plan encompasses approximately 331.1 acres in the
City of La Quinta at the northeastern base o the Santa Rosa Mountains in
the Coachella Valley, as depicted on Exhibit 1.
As shown or, Exhibit 2; the site is adjacent to The Quarry development;
and approximately 1/2 mile south of the PGA West development and Lake
Cahuilia in Section 29, Township 6 South, Rance 7 East, San Bernardino
Base & Meridian. Countv of Riverside. California.
The proposed development consists of single family detached residential
products on minimum lot sizes of 8,000; 10,000 and 30,000 square feet.
The remainder of the site remains as open space, as illustrated in Exhibit
A brief description of the proposed land uses is provided below. Table
I also provides the breakdown of land uses by acreage and percentage of
the overall property.
1
RESORT RESIDENTIAL.
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The project focuses on providing a total of 277 resort homes
oriented to the physical features that exist on the site. The overall
project densit,Y will be less that I unit per acre. The three product
types are as follows:
Cove Lots (Medium Density) with a minimum 8,000 square foot
lot size and located in the eastern portion of the site.
• Estate Lots (Low Density) buffering the open space and the
Cove Lots on 10,000 minimum square foot lots.
• Custom Lots (Very Low Density) located at the northwestern
corner of the project site, adjacent to The Quarry and comprised
of minimum 30,000 square foot lots.
2. OPEN SPACE/RECREATIONAL
Approximately 231.2 acres of the site; in the central and western
portions of the property; will remain in a natural condition for hiking
and riding recreation. The Boo Hoff Trail will be located along the
foothills and a multi-purpose trail easement will be dedicated within
the Jefferson Street alignment.
GREEN SPECIFIC PLAN
LAND USE TABULATION
TABLE
Land Use
Acres
Cove Lots
[Cl.l.'
Estate Lots
14.1
Custom Lots
12.5
Open Space/Recreation
231.2
Jefferson Street
5.5
Total
-
Units
Density
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4.0
40
3.0
4.0
10
1.0
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227 UNITS = 8,000 SF MIN- LOTS (COVE LOTS)
40 UNITS = 10,000 SF MIN. LOTS (ESTATE LOTS)
10 UNTS = 30,000 SF MIN. LOTS (CUSTOM LOTS)
277 UNITS TOTAL
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II. ENVIRONMENT
' A. LOCATION
10
The project is approximately 20 miles east of Palm Springs; 75
miles east of Riverside; and 125 miles east of Los Angeles. The
site is primarily within Section 29, Township 6 South, Range 7 East,
San Bernardino Base & Meridian.
The Green Specific Plan is located in the City of La Quinta on the
southern edge of the Coachella Valley at the base of the Santa
Rosa Mountains.
ADJACENT LAND USES
North
Approximately '/2 mile north of the site is the PGA West
development. PGA West comprises a residential community and
four world-famous gold courses: Pete Dye's TPC Stadium Course,
' Arnold Palmer Course, Jack Nicklaus Resort Course and Jack
Nicklaus Private Course. Green is southeast of and abuts The
Quarry at La Quinta, a world class, Tom Fazio designed, golf
course and residential development.
N
South
The southern edge of the property is partially defined by the flood
control facilities diverting the Guadalupe Creek south of the eastern
hills.
East
The Lake Cahuilla County Park is east of the property, and Lake
Cahuilla is approximately'/2 mile further north.
West
Vacant, Bureau of Land Management properties adjoins the site to
the west.
7
W B. GEOLOGY
The site is primarily situated in a "saddle" between the Santa Rosa
Mountains to the west and a small hill to the east. (c
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C. SOILS
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The Green property is comprised of Carsitas Gravelly Sand and
Myoma Fine Sand. Rock Outcrop, found in the steeper elevations,
is predominant over the project site.
D. TOPOGRAPHY
Elevations range from as below 100 feet above mean sea level
(msl) at the northeastern boundary to over 900 feet rnsl at the
southwestern corner. Exhibit 5, Elevations, and Exhibit 6, Slope
Analysis, illustrates the existing topography of the project site. The
bulk of the project site area contains slopes of less than 10% or
greater than 20%, as described below.
Slope
0-10
10-20%
20%+
E. SEISMICITY
F
Acres % of Site
104.0 acres 31.5%
62.6 acres 19.0%
163.3 acres 49.5%
The project site, located in Southern California, is subject to
groundshaking activity typical to the region. The project site is
located within Groundshaking Zone III as established by the
Country of Riverside. Exhibit 7 identifies the geographic
relationship of the project site to both the San Andreas and San
Jacinto Faults.
HYDROLOGY
Exhibit 8 illustrates the existing hydrologic characteristics of the
project site. Generally, the site contains a number of relatively
small local drainage courses that flow from south to north.
0
G. BIOLOGY
Figure II -7 identifies the predominant biological resources that
presently exist on the project site. Plant species include Desert Dry
Wash Woodland and Sonoran Creosote Bush Scrub.
The Green property is not within any of the Environmental
Conservation Areas identified in the City's General Plan and lies
approximately one mile outside and to the east of the boundaries of
the Santa Rosa Mountains State Game Refuge.
H. EXISTING INFRASTRUCTURE
Presently, the only infrastructure facilities that approach the Green
property are those that serve The Quarry development to the north.
_ As discussed in Chapter IV of this document, circulation, water,
sewer and storm drain systems and facilities will have to be
_ improved and'extended to the project boundaries from their present
terminus within the PGA West community or as may be extended
from The Quarry development to the 10 Custom lots within the
Green property.
GENERAL PLAN & ZONING
1. Land Use Element
Open Space
The 331 -acre Green site is designated by the General
Plan as Open Space (OS) and Low Density Residential
(LDR) permitting 277 single-family housing units on
approximately 94.1 acres. Open Space accounts for 70
per cent of the property. The Open Space Element of
the General Plan sets forth the goals and policies for
conservation of the hillside areas. Policy 4-1.2.1 of the
Open Space Element states the following:
Development shall be allowed to occur in Open Space areas
but only when in strict compliance with the City's hillside
Conservation Zone Ordinance. The Hillside Conservation
Zone Ordinance allows development to occur in areas based
on the slope of the hillside. Generally, permitted uses on
slopes not exceeding 20% include. . . single family
residential uses; and accessory uses necessary to
accomplish the permitted uses.
Population_
Green is projected to have a population of 570 assuming
approximately 2.1 persons/household which accounts for
both permanent and seasonal residents.
10
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carsitas gravelly sand, 9 to 9 percent slopes
myoma fine sand, 0 to 5 percent slopes
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50 - 100
100 - 150
150 - 200
20'0 - 250
250 - 300
300 - 350
350 - 400
400 - 450
450 - 500
500 - 550
550 - 600
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277
B. DEVELOPMENT REGULATION & STANDARDS
CUSTOM LOTS (Very Low Density)
• 1. RVL District standards shall be met unless otherwise
specified.
2. Lots shall be 30,000 square feet or larger.
3. The minimum width of that portion of a lot to be used as
a building site shall be 80' with a minimum depth of 125'
excluding flag lot designs. The minimum frontage of a
lot shall be 72', except that lots fronting on knuckles or
cul-de-sacs may have a minimum frontage of 40 feet.
4. Minimum livable floor area is 3,000 square feet.
ESTATE LOTS (Low Density)
1. RL District standards shall be met unless otherwise
specified;
2. Lots shall be 10,000 square feet or larger.
3. The minimum width of that portion of a lot to be used as
a building site shall be 60' with a minimum depth of 100'
excluding flag lot designs. The minimum frontage of a
lot shall be 72', except that lots fronting on knuckles or
cul-de-sacs may have a minimum frontage of 35 feet.
4. Minimum livable floor area is 2,200 square feet.
- 5. Side yard setbacks shall be 10feet or greater.
` COVE LOTS (Medium Density)
a. Permitted Uses
1) One -family dwellings
2) Home Corporation
3) Temporary real estate tract offices to be used
only for and during the original sale of the
development, but not to exceed a period of two
years in any event.
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b. Development Standards
1) RL District standards shall be met unless
otherwise specified.
19
2) Lots shall be 8,000 square feet or larger.
3) The minimum width of that portion of a lot
to be used as a building site shall be 60' with a
minimum depth of 100' excluding flag lot designs.
4) A 15' rear yard is allowed.
2. OPEN SPACE/RECREATIONAL
The requirements of Sections 9.110.050 (Open Space
District) and 9.110.070 (Hillside Conservation Overlay
District) of the Zoning Ordinance shall be met.
C. DESIGN GUIDELINES
1. COMMUMITY
a. Purpose & Intent
The Design Guidelines have been developed
to achieve a quality and cohesive design
concept for the community that will develop
within the Green Specific Plan.
b. Theme
The project wide theme of the community is
best described as "Mediterranean". Individual
"villages" shall contain details which are
consistent with recognized features of one of
these traditional styles: Italian Mediterranean,
French Mediterranean, or Spanish
Mediterranean.
Designs for the Green Community shall be
traditional interpretations of these styles,
comprised of a consistent and appropriate
design vocabulary that is true to the principles
of the style as possible, within the constraints
of location, program and budget. It is the
intention of these guidelines to foster a
community of unique environmental design
solutions that are appropriate for the project,
rather than stage set, or "doll house"
architecture.
20
2. ARCHITECTURE
Any development proposal for the Green Specific
Plan shall be reviewed by the Planning
Commission, subject to the provisions of
Sections 9.210.010 (Site Development Permit) and
9.60.330 (Residential Tract Development Review)
of the Zoning Ordinance, excluding those houses
developed on custom lots in the Plan which may
be approved by the Community Development
Director. Desert colors shall be used to cover
exterior building surfaces unless otherwise
approved by the Planning Commission. Roofing
material shall be limited to clay or concrete tiles.
3. LANDSCAPE ARCHITECTURE
Plant material for the project shall be suitable for
the desert climate and comply with the
requirements of Sections 9.60.240 of the Zoning
Code. Conceptual landscape plans shall be
approved by the Planning Commission during
review of any development proposal.
0 21
IV. INFRASTRUCTURE PLAN
A. CIRCULATION
Exhibit 11 illustrates the circulation plan anticipated for the
project. Access to the site is from Jefferson Street which
traverses the eastern portion of the site in generally a
north/south alignment. Jefferson Street is planned as a
Secondary Arterial, with an eighty -eighty foot right-of-way,
and sixty-four foot curb -to -curb dimension. Local streets will
connect to Jefferson Street and serve the residential
development. The ten Custom Lots which abut existing the
Quarry development and Will may take access from the
existing streets. In the event that access to the 10 lots
from the adjacent property to the north (The Quarry) is
unworkable, an internal street connection extending
westerly from Jefferson Street shall be provided. An
emergency access to the property to the north shall be
required.
B. WATER
Coachella Valley Water District has jurisdiction over
domestic water service to the Green Project. Currently,
domestic water service line exist in the area of the
intersection of 58th and Madison, at the PGA West location.
The project is required to provide four well sites to serve the
project and service connections made for domestic water.
One well is required to be active prior to construction of initial
phases of development. Additionally, a 2.5 million -gallon
reservoir is required to be built to serve the site. Precise
locations, connections and design capacities of these
facilities will be determined at a later date, with review and
approval from the City of La Quinta and all other affected
agencies.
On-site improvements, as illustrated in Exhibit 12, shall
include an 18" water line within the Jefferson Street right-of-
way. The development off Jefferson Street will be served
with 12" lines throughout. The ten Custom Lots will be
served by an 8" water line, connecting to the existing 8"
water line in The Quarry development. Precise alignments,
locations and sizes of lines and connections will be
determined at the Tentative Map stage of development.
22
C. SEWER
The project site is presently served by Coachella Valley
Water District. The nearest existing sewer lines available to
serve the eastern portion of the project are located at 58th
and Madison, at the PGA West site, approximately 2,000
feet from the project boundaries. As depicted in Exhibit 13,
the existing 10" line will be extended the 2,000 feet from
PGA West to the Green Property boundary. The project site
itself will then be serviced with 8" sewer lines throughout.
The ten custom lots located in the northwestern corner of the
project site will connect to the existing 8" line located within
The Quarry development which abuts the site at that
location. An 8" sewer line will serve that portion of the site
as well.
D. GRADING & DRAINAGE
The drainage facilities proposed to accommodate the flows
generated by the development of the project site are
identified in Exhibit 14. More detailed design, including
location, size, type and capacity of drainage facilities shall be
determined at the Tentative Map stage of development.
Grading plans for the site shall be consistent with the
rules and regulations of the La Quinta Municipal Code.
E. UTILITIES
Southern California Gas Company provides the natural gas
to the project site. Electric service to Green Property will be
provided by Imperial Irrigation District.
23
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V. IMPLEMENTATION MEASURES & ADMINISTRATION
A. PROCEDURES
The entitlement procedures proposed herein shall be in
conformance with those procedures established and set forth in the
City of La Quinta Municipal Code. All development applications
shall be reviewed by the City of La Quinta as to their consistency
with the intent of this Specific Plan.
B. FINANCING PLAN
The infrastructure and public facilities improvements, as generally
described in the Phasing Plan, will be financed in various ways, as
- outlined below:
• Developer contribution with reimbursement agreements;
• Developer contribution with credits against fees;
• City of La Quinta contribution (as budgeted);
• Public Financing (Community Facilities District);
• Public Financing (Assessment District).
Final financing arrangements, including required participation
agreements, shall be further determined at the Tentative Map stage
of development and shall be reviewed and approved by the City of
La Quinta as well as affected agencies.
C. PHASING PLAN
The primary intent of the phasing of the Green development, as
depicted in Exhibit 15, is to ensure that complete and adequate
public facilities and services are in place and available for the
residents and visitors to the community.
The construction, installation and/or extension of infrastructure and
facilities necessary to serve each phase of development shall be
operational prior to the issuance of the first Certificate of Use and
Occupancy for that particular phase.
It should be noted that, the initial phasing plan shall be linked to the
area to be developed first as well as the financing program
selected. Subsequent phases shall be adjusted in accordance
29
with the overall integration of physical development and financing.
As development in Green and the surrounding community
continues, infrastructure design and improvements may evolve and
include various revisions to the phasing program anticipated and
described herein. These revisions, upon the review and
confirmation by the City of La Quinta that proposed revisions meet
the intent of the Specific Plan and adequately serve the needs of
the community, shall be permitted without an amendment to this
Specific Plan.
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D. MAINTENANCE PLAN
The primary objective of establishing the maintenance
_ responsibilities, as described herein, is to ensure the efficient and
quality care for those facilities and improvements that add to the
quality of life within the community. The various maintenance
v areas and associated responsible parties are outlined below.
6 Common landscape areas and/or recreational facilities within
individual developments will be maintained by the particular
Homeowners Association governing that development.
6 Public streets are to be dedicated to and maintained by the City
of La Quinta.
• Entry monumentation, master common landscape areas, and
other areas commonly owned shall be maintained by a Master
Homeowners Association established by the developer.
E. AMENDMENTS
Minor adjustments to the Specific Plan, including transfers and
refinements of up to ten percent between Planning Areas may be
administratively approved by the Planning Commission. Other
revisions to this document -DoT -a -s a4eff�a� meq°" =;
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be subject to the
requirements ofSection9.240.010 oftheZoningOrdinance.
32
APPENDIX
CONDITIONS OF APPROVAL
33
PLANNING COMMISSION RESOLUTION 99-026
CONDITIONS OF APPROVAL - FINAL
SPECIFIC PLAN 94-025 (TIME EXTENSION #1)
APRIL 13, 1999
Specific Plan 94-025 shall comply with the requirements and standards of the State
Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless
otherwise modified by the following conditions.
2. The development shall comply with Exhibit "A" of Specific Plan 94-025 and those
exhibits contained in the Final EIR and the following conditions, which shall take
precedence in the event of any conflicts with the provisions of the Specific Plan.
3. Exterior lighting for the project shall comply with Section 9.60.160 (Outdoor Lighting)
of the Zoning Ordinance.
4. On-site construction shall comply with all local and State Building Code
requirements as determined by the Building and Safety Director.
5. Applicant/developer shall work with Waste Management of the Desert to implement
provisions of AB 939 and AB 1462. The applicant/developer is required to work with
Waste Management in setting up waste collection and recycling programs for this
project.
6. If the applicant desires to phase improvements and obligations required by the
Conditions of Approval, phasing plans shall be submitted to the Public Works
Department for review and approval by the City Engineer. The phasing plans are
not approved until they are signed by the City Engineer.
The applicant shall complete required improvements and satisfy obligations in the
order of the approved phasing plan. Improvements and obligations required of each
phase shall be complete and satisfied prior to completion of homes or occupancy
of permanent buildings within the phase unless a sub -phasing plan is approved by
the City Engineer.
7. Prior to the issuance of a grading or building permit for construction of any building
or use contemplated by this approval, the applicant shall obtain permits and/or
clearances from the following public agencies:
* Fire Marshal
* Public Works Department (Grading Permit, Improvement Permit)
* Community Development Department
* Riverside County Environmental Health Department
* Desert Sands and Coachella Valley Unified School Districts
Conditions of Approval
Specific Plan 94-025 (Ext. #1)
April 13, 1999
* Coachella Valley Water District (CVWD)
* Imperial Irrigation District (IID)
* General Telephone
* California Regional Water Quality Control Board (NPDES Permit)
* MediaOne
* Sunline Transit
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 approvals and
signatures on the pians.
Evidence of permits or clearances from the above jurisdictions shall be presented
to the Building and Safety Department at the time of the application for a building
permit for the use contemplated herewith.
8. Provisions shall be made to comply with the terms and requirements of the City's
adopted Infrastructure Fee program in effect at the time of issuance of building
permits.
9. The Specific Plan Draft and Final EIR shall be used in the review of all project
proposals in the Specific Plan 94-025 area. Said mitigation measures are hereby
incorporated into these conditions by reference.
10. Any proposed entry gates and guard houses shall be subject to Site Development
Permit reviews to insure adequate stacking/queuing space, fire access, pursuant
to Section 9.210.010 of the Zoning Ordinance.
11. Houses adjacent to Jefferson Street shall comply with Section 9.50.020 of the
Zoning Ordinance.
12. All dwelling units shall have a minimum two car garage measuring 20 -feet by 20 -
feet interior clear space. All houses having four bedrooms or more shall be required
to have three car garages pursuant to Chapter 9.150 of the Zoning Ordinance.
Conditions of Approval
Specific Plan 94-025 (Ext. #1)
April 13, 1999
13. All residences/dwellings are required to have illuminated building address numbers
per the La Quinta Municipal Code.
PDQ
14. All easements, rights-of-way and other property rights necessary to facilitate the
ultimate use of the subdivision and functioning of improvements shall be dedicated,
granted or otherwise conferred, or the process of said dedication, granting, or
conferral shall be ensured, prior to approval of a final map or filing of a Certificate
of Compliance for waiver of a final map. The conferral shall include irrevocable
offers to dedicate or grant easements to the City for access to and maintenance,
construction, and reconstruction of all required improvements which are located on
privately -held lots or parcels.
15. 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 to those properties alternate rights-of-way or
access easements on alignments approved by the City Council.
16. The applicant shall dedicate public 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.
Dedication required of this development include:
A. Jefferson Street - Full -width right-of-way pursuant to the Jefferson Street
■ Alignment Plan made part of/or adopted with General Plan Amendment 95-
048.
Dedications shall include additional widths as necessary for dedicated right and left
turn lanes, bus turnouts, etc.
The applicant shall dedicate street rights-of-way prior to required approvals of any
proposed subdivision or improvements to land within. the specific plan boundaries.
If the City Engineer determines that public 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, then developer shall grant temporary public access
easements to those areas within 60 -days of written request by the City.
Conditions of Approval
Specific Plan 94-025 (Ext. #1)
April 13, 1999
17. The applicant shall dedicate 10 -foot wide public utility easements contiguous with
and along both sides of all private streets.
18. 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):
Jefferson Street - 20 feet
The setback requirement applies to all frontage including, but not limited to,
remainder parcels and sites dedicated for utility purposes.
Where sidewalks, bike paths, and/or equestrian trails are required, the applicant
shall dedicate blanket easements over the setback lots for those purposes.
19. The applicant shall vacate vehicle access rights to Jefferson Street from lots
abutting the street. Access to the development from Jefferson Street shall be
restricted to that shown on the "Circulation" diagram in the specific plan.
20. The applicant shall dedicate easements necessary for placement of and access to
utility lines and structures, park lands, drainage basins, common areas, and mailbox
clusters.
21. The applicant shall cause no easements to be granted or recorded over any portion
of this property between the date of approval of this specific plan 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.
JmpRO]lE_ ffiX ,AG$EEl1[I.ENI
22. The applicant shall construct improvements and/or satisfy obligations, or enter into
a secured agreement to construct improvements and/or satisfy obligations required
® by the City for any tentative tract or parcel map or approved phase of development
prior to approval of the map or phase or issuance of a certificate of compliance in -
lieu of a final map.
Improvements to be made or agreed to shall include removal of any existing
structures or obstructions which are not part of the proposed improvements.
23. If improvements are secured, the applicant shall provide approved estimates of the
improvement costs. The estimates shall comply with the schedule of unit costs
adopted by City resolution or ordinance. For items not contained in the City's
schedule of costs, estimates shall meet the approval of the City Engineer.
Conditions of Approval
Specific Plan 94-025 (Ext. #1)
April 13, 1999
Estimates for utilities and other improvements under the jurisdiction of outside
agencies shall be approved by those agencies.
24. If improvements are phased with multiple final maps or other administrative
approvals (plot plans, conditional use permits, etc.), off-site improvements (i.e.,
streets) and development -wide improvements (i.e., perimeter walls, common area
and setback landscaping, and gates) shall be constructed or secured prior to
approval of the first final map unless otherwise approved by the engineer.
M P 1=:Q1LF_:1�1-NTP AI�I�.
25. Improvement plans submitted to the City for plan checking shall be submitted on 24"
X 36" media in the categories of "Rough Grading", "Precise Grading", "Streets and
Drainage", and "Landscaping". All plans shall have signature blocks for the City
Engineer and are not approved for construction until they are signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike paths,
gates and entryways, parking lots, and water and sewer plans. Combined plans
including water and sewer improvements shall have an additional signature block
for the CVWD. The combined plans shall be signed by CVWD prior to their
submittal for the City Engineer's signature.
T "Landscaping" plans shall normally include landscaping improvements, irrigation,
lighting, and perimeter walls.
Plans for improvements not listed above, shall be in formats approved by the City
Engineer.
26. The City may maintain digitized standard plans for elements of construction. For
a fee established by City resolution, the developer may acquire the standard plan
computer files or standard plan sheets prepared by the City.
When final plans are approved by the City, the developer shall furnish accurate
computer files of the complete, approved plans on storage media and in program
format acceptable to the City Engineer.
G-RAI)MG
27. Graded but undeveloped land shall be maintained to prevent dust and blowsand
® nuisances. The land shall be planted with interim landscaping or provided with
other wind and water erosion control measures approved by the Community
Development and Public Works Departments.
Conditions of Approval
Specific Plan 94-025 (Ext. #1)
April 13, 1999
28. The applicant shall comply with the City's Flood Protection Ordinance.
29. A thorough preliminary engineering, geological and soils engineering investigation
shall be conducted. The report of the investigation ("the soils report") shall be
submitted with the grading plan.
30. A grading plan shall be prepared by a registered civil engineer and must meet the
approval of the City Engineer prior to issuance of a grading permit.
The grading plan shall conform with the recommendations of the soils report and
shall be certified as adequate by a soils engineer or an engineering geologist. A
statement shall appear on the final map(s), if any are required of this development,
that a soils report has been prepared pursuant to Section 17953 of the Health and
Safety Code.
31. Grading plans adjacent to General Plan designated open space areas shall comply
with the requirements of Sections 9.110.070 (Hillside Conservation Overlay District)
and 9.140.040 (Hillside Conservation Regulations) of the Zoning Ordinance,
32. 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, La Quinta Municipal Code. In accordance with said Chapter, 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.
33. Prior to issuance of any building permit the applicant shall provide a separate
document bearing the seal and signature of a California registered civil engineer,
geotechnical engineer, or surveyor that lists actual building pad elevations. The
document shall, for each building pad in the development, state the pad elevation
approved on the grading plan, the as -built elevation, and shall clearly identify the
difference, if any. The data shall be organized by development phase and lot
number and shall be cumulative if the data is submitted at different times.
34. Stormwater falling on site during the peak 24-hour period of a 100 -year storm shall
be retained on site (rather than detained and released as proposed in the specific
_ plan document). The tributary drainage area for which the developer is responsible
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
2.5 acres in size or larger or where the use of common retention is determined by
the City Engineer to be impractical.
Conditions of Approval
Specific Plan 94-025 (Ext. #1)
April 13, 1999
36. If individual lot retention is approved, the following conditions shall apply:
A. Each private lot proposed for on-site retention shall be designed to receive
and safely convey stormwater in excess of retention capacity, including
inflow from adjacent properties. Front yards shall drain to the street unless
constrained by the overall lay of the land. Basin capacity calculations and
grading plans for each lot shall consider previously -approved grading plans
for adjacent properties and shall be submitted, with copies of the previously
approved adjacent lot plans, to the City Engineer for plan checking and
approval.
B. Prior to or concurrently with recordation of the final subdivision map, a
homeowner's association or lot owner's association (HOA) shall be legally
established and Covenants, Conditions and Restriction (CC & Rs) recorded.
The CC & Rs shall stipulate the requirement for design, construction and
maintenance of individual on lot basins and the required retention capacity
for each individual lot. The CC & Rs shall grant the HOA irrevocable rights
to enter and maintain each individual retention basin and all other grading
and facilities necessary for the stormwater retention design.
The CC & Rs shall establish, in an irrevocable manner that:
1. The HOA has responsibility for the overall retention capacity of the
development;
2. If the HOA fails to maintain the overall retention capacity, the City
shall have the right to seek other remedies to restore and/or maintain
the overall capacity or to establish or expand downstream facilities to
mitigate the off-site effects of the HOA's failure to maintain the overall
capacity; and
3. The HOA shall promptly reimburse the City for any and all costs
incurred in exercising such right.
C. The final subdivision map shall establish a perpetual easement granting the
City the right to enter and maintain retention basins and other drainage
facilities and grading as necessary to preserve or restore the approved
stormwater conveyance and retention design with no compensation to any
property owner of the HOA.
37. In design of retention facilities, the basin percolation rate shall be considered to be
zero unless the applicant provides site-specific data that indicates otherwise.
Pane 7 nf 16
Conditions of Approval
Specific Plan 94-025 (Ext. #1)
April 13, 1999
Retention basin slopes shall not exceed 3:1. If retention is on individual lots, the
retention depth shall not exceed two feet. If retention is in one or more common
_ retention basins, the retention depth shall not exceed six feet.
38. 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.
39. No fence or wall shall be constructed around retention basins except as approved
by the Community Development Director and the City Engineer.
40. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
41. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow outlet and
into the historic drainage relief route.
42. Storm drainage historically received from adjoining property shall be "received and
retained or passed through into the historic downstream drainage relief route.
43. If any portion of the 100 -year, 24-hour storm flow from this development is to be
conveyed directly or indirectly to bodies of water subject to the NPDES, the
applicant may be required to design and install first -flush storage, oil/water
separation devices, or other screening or pretreatment method(s) to minimize the
potential for conveyance of stormwater contamination to off-site locations. Drainage
to off-site locations an methods of treatment or screening shall meet the approval
of the City Engineer and other agencies that have jurisdiction.
UJJ LMES
44. Existing and proposed wire and cable utilities within or adjacent to the proposed
development shall be underground. Power lines exceeding 35 kv are exempt from
.. this requirement.
The applicant shall obtain _the approval of the City Engineer for the location of all
above -ground utility structures including, but not limited to, traffic signal cabinets,
electrical vaults, water valves, and telephone strands, to ensure optimum placement
for aesthetic as well as practical purposes.
Paee 8 of 16
Conditions of Approval
Specific Plan 94-025 (Ext. #1)
April 13, 1999
45. In areas where hardscape surface improvements are planned, underground utilities
shall be installed prior to construction of the surface improvements. The applicant
shall provide certified reports of utility trench compaction tests for approval of the
City Engineer.
STREE% NG—T-RA
46. The City is contemplating adoption of a major infrastructure and thoroughfare
improvement program. If the program is in effect 60 days prior to recordation of any
final map or issuance of a Certificate of Compliance for any waived final map, the
development or portions thereof shall be subject to the provisions of the ordinance.
If this development is not subject to a major thoroughfare improvement program, the
applicant shall design and construct street improvements as listed below.
47. Improvement plans for all on- and off-site streets and access gates shall be
prepared by a registered civil engineer. Improvements shall be designed and
constructed in accordance with the La Quinta Municipal Code, adopted Standard
and Supplemental Drawings and Specifications, and as approved by the City
Engineer.
Street right-of-way geometry for cul-de-sacs, knuckle turns and corner cut-backs
shall conform with Riverside County Standard Drawings #800, #801, and #805
respectively unless otherwise approved by the City Engineer.
Street pavement sections shall be based on a Caltrans design procedure for a 20 -
year life and shall consider soil strength and anticipated traffic loading, including site
and building construction traffic. The minimum pavement sections shall be as
follows:
Residential & Parkina Areas 3.0" a.c./4.50" 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"
If the applicant proposes to construct a partial pavement section which will be
subjected to traffic loadings, the partial section shall be designed with a strength
equivalent to the 20 -year design strength.
Paav 0 of 1 A
Conditions of Approval
Specific Plan 94-025 (Ext. #1)
April 13, 1999
48. Improvements shall include all appurtenances such as traffic signs, channelization
markings, raised medians if required, street name signs, sidewalks, and mailbox
clusters approved in design and location by the U.S. Post Office and the City
Engineer. Mid -block street lighting is not required.
49. The City Engineer may require improvements extending beyond subdivision
boundaries such as, but not limited to, pavement elevation transitions, street width
transitions, or other incidental work which will insure that newly constructed
- improvements are safely integrated with existing improvements and conform with the
City's standards and practices.
50. The following minimum street improvements shall be constructed to conform with the
General Plan street type noted in parentheses:
A. OFF-SITE STREETS
1. 58th Avenue, Jefferson Street and 62nd Avenue in accordance with the
Jefferson Street Alignment Plan.
Development of Phases II and III, as defined in the "Phasing Plan"
- diagram of this specific plan, shall not begin until at least two lanes of the
realigned streets have been installed from 58th Avenue to the south line
of Section 29.
2. Jefferson Street (adjacent to this development) - Improvement section as
determined by the Jefferson Street Alignment Plan. If the City finds it
necessary to revise or abandon the Jefferson Street specific alignment
contemplated at the time of approval of this specific plan, the applicant
shall revise this specific plan as required by the City to fully address
revised access routing.
B. PRIVATE STREETS AND CUL DE SAC
1. Residential - Street widths shall comply with the requirements of the
Circulation Element (Table CIR-2) of the General Plan.
2. Collector (z300 homes or 3,000 vehicles per day) - 40 -feet wide.
51. All streets proposed for residential or other access drives shall be designed and
constructed with curbs and gutters or shall have other approved methods to convey
nuisance water without ponding in yard or drive areas.
�A no -1 913 Page 10 of 16
Conditions of Approval
Specific Plan 94-025 (Ext. #1)
April 13, 1999
72. Prior to approval of a final map or completion of any approval process for modification
of boundaries of the property subject to these conditions, the applicant shall process
a reapportionment of any bonded assessment(s) against the property and pay all
costs of the reapportionment.
73. In order to mitigate impacts on public schools, applicant shall comply with the
following: "Prior to the issuance of any building permits, the applicant shall provide
the Building and Safety Department "fith written clearance from the affected school
district stating that the per-unit impact fees have been paid."
MI S_C_E_L AN E_0_
74. The applicant shall comply with applicable provisions of the National Pollution
Discharge Elimination system (NPDES) and the City's NPDES permit.
75. For all General Plan open space designated areas (from the toe of slope) that are 20
percent or more in slope, a conservation easement shall be prepared for City review
and approval prior to recordation of the final map recordation and shall then be
recorded with the Riverside County Recorder's Office.
76. Developer agrees to indemnify, defend and hold harmless the City of La Quinta in the
event of any legal claim or litigation arising out of the City's approval of this time
extension requesi. The City of La Quinta shall have the right to select its defense
counsel in its sole discretion.
77. The developer shall submit to the Community Development Department a detailed
construction plan for equestrian trail accommodation into the project. This plan shall
include access, signage, and detailed design. This plan shall be approved in
conjunction with approval of the first tentative tract/parcel map for the project. The
trail can either traverse the mountain area or be placed along Jefferson Street.
• ► i �'"'amr-1301
Prior to the approval of the first subdivision map, the Specific Plan document shall be
revised as follows:
✓ 78. Page 1-1, Specify that the Specific Plan shall comply with Chapter 9.240 of the Zoning
Ordinance (Delete the reference to Chapter 9.16).
79. Page II -2, Delete or complete topography table.
80. Page II -3, Qoen S4 a e -Modify as follows: "The 331 -acre Green is designated by the
General Plan as Open Space (OS) and Low Density Residential (LDR) permitting 277
"� single family housing units on approximately 94.1 acres. Open space accounts for
is of Approval
'Ian 94-025 (Ext. #1)
1, 1999
) percent of the property. The Open Space Element of the General Plan (Chapter
1) sets forth the goals and policies for conservation of the hillside areas."
age III -3, D-e-VLk4fflaen-S-tand.ards (Custom Lots) - Replace item numbers 1-15 as
�Ilows:
RVL District standards shall be met unless otherwise specified.
z. Lots shall be 30,000 square feet or larger.
3. The minimum width of that portion of a lot to be used as a building site shall be
80' with a minimum depth of 125' excluding flag lot designs. The minimum
frontage of a lot shall be 72', except that lots fronting on knuckles or cul-de-sacs
may have a minimum frontage of 40'.
Minimum livable floor area is 3,000 square feet.
Page III -4 and 5, DeLelopinent S1andaLdis (Estate Lots) - Replace item numbers 1-15
s follows:
1. RL District standards shall be met unless otherwise specified.
Lets shall be 10,000 square feet or larger.
J. The minimum width of that portion of a lot to be used as a building site shall be
60' with a minimum depth of 100' excluding flag lot designs. The minimum
frontage of a lot shall be 72', except that lots fronting on knuckles or cul -desacs
may have a minimum frontage of 35'
4. Minimum liveable floor area is 2,.200 square feet.
3. Side yard setbacks shall be 10' or greater.
Page 111-6, Peitle —s—es (Cove Lots), Delete the following: "Churches, edu
rmcational
institutions, public libraries, museums and art galleries not operated for
,ompensation."
gage III -6, D�e14, er-SIand.axdis (Cove Lots) - Replace items 1-15 as follows:
1. RL District standards shall be met unless otherwise specified.
2. Lots shall be 8,000 square feet or larger.
13. The minimum width of that portion of a lot to be used as a building site shall be
60' with a minimum depth of 100' excluding flag lot designs.
14. A 15' rear yard setback is allowed.
Page III -8, Oven Sr�a�elRi°nal Section, Replace as follows: "The requirements
of Sections 9.110.050 (Open Space District) and 9.110.070 (Hillside Conservation
10verlay District) of the Zoning Ordinance shall be met."
Pages III -9 and -10, Ar=chitecAure, Replace as follows: "Any development proposal for
the Green Specific Plan shall be reviewed by the Planning Commission, subject to
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