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SP 1994-026 Travertine (1999) - Time Extension No. 1 (08-10-99)Ll i 01 Nmwl �.- jr 0 dw lwz -44 L's m O All 04 ON Blip- a N&A A4 0 its 'r to_ �w b , .;.. I.; , - 40 do —A4 Old 4&� Final SP/EIR recommended for certification by the Planning Commission: April 11, 1995 Final SP/EIR certified complete by City Council: June 6, 1995 SP/EIR Time Extension approved by the Planning Commission: July 27, 1999 Travertine Specific Plan No. 94-026 Specific Plan of Land Use City of La Quinta Prepared for Travertine Corporation August 10, 1999 The Keith Companies lincc 22690 Cactus Avenue, Suite 300 Moreno Valley, CA 92553 Telephone: 909/653-0234 Fax: 909/653-5308 i PLANNING COMMISSION RESOLUTION 99-061 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A TIME EXTENSION OF THE DESIGN GUIDELINES AND DEVELOPMENT STANDARDS FOR A MASTER PLANNED COMMUNITY OF 2,300 SINGLE FAMILY HOUSES, A 500 ROOM HOTEL, AND OTHER COMMERCIAL FACILITIES ORIENTED AROUND GOLF COURSE FAIRWAYS ON APPROXIMATELY 909+ ACRES (SPECIFIC PLAN 94-026) LOCATED ON THE SOUTH SIDE OF AVENUE 60 AND NORTH OF AVENUE 64 AND WEST OF MADISON STREET CASE NO.: SPECIFIC PLAN 94-026, TIME EXTENSION #1 ( APPLICANT: TRAVERTINE CORPORATION WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 27th day of July, 1999, hold a duly noticed Public Hearing for an extension of time for design guidelines and development standards for a master planned community of 2,300 housing units, a 500 room hotel, and other supplemental commercial uses oriented around golf course fairways on approximately 909 + acres, generally located between Avenues 60 and 64 and westerly of Madison Street, more particularly described as: Portion of the N Y2 and S Y2 of Section 5, T7S, R7E, Sections 3 and 4, T7S, R7E and NY2 and SY2 of Section 33, T6S, R7E S.B.B.M. (APN: 753-040-009, -023, 753-050-007, -0O8, -013; -014, -017, -019, -024, -025, -028, -029, 753-060-004, 753-070-003, -005, -010, -011, 7513-080-001, -003, 753-130-001, -003, -005, -007, -009, 753-120-023, 761-030-001, 761-040-003, 761-110-011, r 761-120-001, -009, -013, -015, -025, 761-130-001, -017) WHEREAS, the City Council of the City of La Quinta, California, did on the 6`" day of June, 1995, approve Specific Plan 94-026 and certify its accompanying EIR (State Clearinghouse No. 94112047) permitting design guidelines and development standards for development of a mixed use development on approximately 909 acres by adoption of Resolution 95-39. WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify an extension of time for SP 94- 026: 1. Mitigation measures have been required for the project to reduce environmental impacts associated with development of this project. RFSOPCSP26Traver - 35 ' Planning Commission Resolution 99-061 Specific Plan 94-026 (Extension #1) Travertine Corp. July 27, 1999 ATTEST: I` I I HER Community Development Director of La + uinta, California RESOPOP26Traver - 35 i PLANNING COMMISSION RESOLUTION 99-061 CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 94-026 (TIME EXTENSION #1), TRAVERTINE JULY 27, 1999 1. The development shall comply with Exhibit "A" of Specific Plan 94-026 (Time Extension #1) and those exhibits contained in the Final EIR and Mitigation Monitoring Plan. The developer shall update the plan after review approval by the Planning Commission and submit seven (7) copies of the final Specific Plan document to the Community Development Department by August 27, 1999. 2. The mitigation measures contained in the Technical Appendix shall be incorporated into the various Chapters of the Specific Plan document. 1E MF DAENT CEANGES The Specific Plan document shall be revised as follows: jr' 3. Page III -2: Add to the end of the fourth paragraph the following: "provided approval is granted by the Planning Commission and City Council during review of the future subdivision map applications." 4. Page III -7: Add Estate Homes Development Standard #15, "All houses planned for this District shall be subject to review by the Community Development Director and meet the requirements of Section 9.60.340 (Custom Home Design Guidelines) of the Zoning Ordinance. 5. Page III -9: Add Resort Homes Development Standard #15, "Any residential development proposal shall be subject to review by the Planning Commission pursuant to Sections 9.210.010 (Site Development Permit) and 9.60.330 (Residential Tract Development Review) of the Zoning Ordinance." 6. Page III -9: Villas Permitted Uses, Revise Item #5 as follows: "Churches, educational institutions, public libraries, museums and art galleries not operated for compensation shall only be allowed in VR -1 Planning Areas, subject to approval by the Planning Commission." 7. Page III -11: Add Villas Development Standard #15, "Any residential development proposal shall be subject to review by the Planning Commission pursuant to Sections 9.210.010 (Site Development Permit) and 9.60.330 (Residential Tract Development Review) of the Zoning Ordinance." r1GRE61C0ASP94-02MWPd - Page 1 of 12 Conditions of Approval Specific Plan 94-026 (Ext. #1) - Travertine July 27, 1999 8. Page III -11: Add the following new section to the bottom of this page: "Resort/Hotel - The permitted uses and development standards of this planning area shall conform to the requirements of the Tourist Commercial District pursuant to Section 9.70.070 of the Zoning Ordinance." 9. Page III -12: Commercial Permitted Uses/Development Standards, Replace as follows: 'The permitted uses and development standards of the Neighborhood Commercial District of the Zoning Ordinance (Section 9.70.060) shall be used to review projects in this planning area." 10. Page Ilf-15: Add the following provision before the Design Guidelines Section: "Maintenance - A Conditional Use Permit application shall be required for any golf course maintenance facility proposed in a "MN" Planning Area." 11. Page III -15: Add the following provision after the above-mentioned section: "Tennis. Club - A Site Development Permit application is required for recreational uses planned for the "TC" Planning Area. Tennis and other game courts shall comply with the design requirements of Section 9.60.150 of the Zoning Ordinance. Court lighting may be permitted. Other uses planned shall comply with any requirement addressed in the La Quinta Zoning Ordinance (i.e., swimming pools, etc.)." 12. Page III -17: Add to Condition #70 the following: 'The conceptual landscape plan for public parkway areas shall be approved by the Planning Commission during review of a Site Development Permit and/or a subdivision map application for the applicable area. Seventy -percent (70%) of the trees planted in the parkway shall be specimen trees having a minimum caliper size of 1.5- to 2.5 -inches. Specimen trees shall be a minimum of 10 feet tall measured from the top of the container." 13. Page III -17: Modify the second sentence of Condition #72 to state: "Use of lawn shall be minimized with no lawn or spray irrigation within 18 -inches of curbs along public and private streets." 14. Page III -18: Add at the end of Condition #79: "Conceptual front yard landscaping plans shall be submitted for approval by the Planning Commission during consideration of any Site Development Plan application for approval of prototype house plans." 15. Page IV -2 (Water): Revise last sentence of first paragraph to: "Precise locations, alignments and sizes of water service facilities will be determined at the Tentative and Final Map stage of development, per CVWD regulations and standards." 16. Page IV -2 (Sewer): Revise fourth sentence of second paragraph: "Final design criteria, location, alignment and sizing of sewer facilities will be determined at the P;IGREG%C0ASp94.02Mwpd - Page 2 of 12 Conditions of Approval Specific Plan 94-026 (Ext. #1) - Travertine July 27, 1999 Tentative and Final Map stage of development, pursuant to the processes and specifications of CVWD." 17. Page V-6: E. Amendments, Add the following: "This specific plan shall be subject to the requirements of Section 9.240.010 (Specific Plan Review) of the Zoning Ordinance." tai_IV_ -891 *► 18. 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. 19. 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.. 20. 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 (includes former segment of 62nd Avenue west of Madison Street) - Provide right of way from Travertine Specific Plan area for a Primary Arterial as required by Specific Plan alignment plans resulting from Jefferson Street Realignment Study. B. Madison Street: North of 62' Avenue - Primary Arterial - half of 110 -foot right of way for all Travertine Specific Plan frontage. South of 62' Avenue - Half of 88 -foot right of way for Secondary Arterial to south property line of maintenance facility. At the north end of the segment, the applicant shall dedicate right of way as required by the City Engineer to 1 match centerline alignment of Madison Street where it crosses 62' Avenue. This portion of the dedication is subject to partial reimbursement by the City. l P.16AE61C0ASP99-02Mwpd . Page 3 of 12 Conditions of Approval Specific Plan 94-026 (Ext. #1) - Travertine July 27, 1999 Adjacent to the proposed maintenance facility, the applicant shall dedicate full width right of way. South of proposed facility - Local Street - half of 60 -foot right of way. 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 ights-o#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. 21. The applicant shall dedicate 10 -foot wide public utility easements contiguous with and along both sides of all private streets. 22. The applicant shall create setback lots, of widths noted, adjacent to the following public street rights-of-way: Jefferson Street - 20 feet Madison Street - 20 feet 62nd Avenue - 20 feet Widths may be' used as average widths for meandering wall designs. If interior streets are private, the dedication shall be to a homeowner's association If interior streets are public, the dedication shall be to the City. Where sidewalks, bike paths, and/or equestrian trails are required, the applicant shall dedicate blanket easements over the setback lots for those purposes. 23. The applicant shall vacate vehicle access rights to Jefferson Street, Madison'Ztreet and 62nd Avenue from lots abutting the streets. Access to these streets shall be restricted to that shown on the "Circulation" diagram in the specific plan. 24. 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. P%GREG%COASP94-WLwpd - Page 4 of 12 Conditions of Approval Specific Plan 94-026 (Ext. #1) - Travertine July 27, 1999 25. 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. 26. 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. Grading plans 1 9 lans 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. PQ 27. 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 the tentative tract map, 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. 28. 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. Estimates for utilities and other improvements under the jurisdiction of outside 1 agencies shall be approved by those agencies. 29. 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. 30. The applicant shall pay cash or provide security in guarantee of cash payment for applicant's required share of future improvements to be constructed by others (deferred Improvements). P.16REGNOASP9 MALWO- Page 5 of 12 1 Conditions of Approval Specific Plan 94-026 (Ext. #1) -Travertine July 27, 1999 Deferred improvements for this development include: ^d Madison Street - 50% cost participation. A. Traffic signal at 62 Avenue and M P P The applicant's obligations for all or a portion of the deferred improvements may,. at the City's option, be satisfied by participation in a major thoroughfare improvement program if this development becomes subject to such a program. IMEROVEMENT PLAUS 31. 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 Engineers signature. "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. 32. 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. final plans are approved by the City, the developer shall furnish accurate When p ,PP computer tiles of the complete, approved plans on storage media and in program format acceptable to the City Engineer. 33. 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. 34. The applicant shall comply with the City's Flood Protection Ordinance. P%GREG%C0ASP94-026%wpd- Page 6 of 12 Conditions of Approval Specific Plan 94-026 (Ext.111) - Travertine July 27, 1999 35. 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. 36. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots within this development but not sharing common street frontage where the differential shall not exceed five feet. If the applicant is unable to comply with the pad elevation differential requirement, the City will consider and may approve alternatives that preserve community acceptance and buyer satisfaction with the proposed development. 37. 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 6.10, 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. 38. 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 I 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. 39. 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 developed is responsible shall extend to the centerline of adjacent public streets. 40. Stormwater shall normally be retained in common retention basins. Individual lot basins or ether 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 impracticable. 41. 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 P:1GREG1COASP94-O2 1VPd- Page 7 of 12 Conditions of Approval Specific Plan 94-026 (Ext. #1) - Travertine July 27, 1999 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. Y B. Prior to or concurrent) with recordation of the final subdivision map, a homeowners' association or lot owners 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 r 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. _ 42. 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. Retention basin slopes shall not exceed 3:1. If retention is on individual lots, the 1 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 except if incorporated into the golfing elements of the development. Pam 8 of 12 Conditions of Approval Specific Plan 94-026 (Ext. #1):. Travertine July 27, 1999 43. All nuisance water shall be retained on-site. A trickling sand filter and leachfield approved by the City Engineer shall be installed to dispose and percolate nuisance water. 44. No fence or wall shall be constructed around retention basins except as approved by the Community Development Director and City Engineer. 45. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 46. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow outlet and into the historic drainage relief route. 47. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 48. If any portion of the 100 -year, 24-hour storm flow from this development is to be conveyed directly or indirectly to the Coachella Valley Stormwater Channel or will otherwise drain to water bodies 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 and methods of treatment or screening shall meet the approval of the City Engineer and CVWD. 49. All existing and proposed utilities within or adjacent to the proposed development shall be -underground. Power lines with voltage higher than 35 kv are exempt from this requirement. 50. 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. 51. The applicant shall be responsible for the cost of environmental studies or reports required in the realignment and/or construction of Jefferson Street south of 58th Page 9 of 12 n%eure%rnAcv4A.f171,T end . g Conditions of Approval Specific Plan 94-026 (Ext. #1) - Travertine July 27, 1999 Avenue and 62nd Avenue west of Madison Street: The applicant may seek reimbursement for portions of the cost of said reports from other benefitting properties through any assessment districts which may be formed for improvement of Jefferson Street or through entering a reimbursement agreement with the City in accordance with the City's reimbursement policy. 52. The City is contemplating adoption of a major 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 may 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. 53. 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 & Parking 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. 54. Improvements shall include all appurtenances such as traffic signs, ehannelization 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. Page 10 of 12 1 fConditions of Approval Specific Plan 94-026 (Ext. #1) - Travertine July 27, 1999 55. 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. 56. 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. 57. Access points and turning movements of traffic shall be restricted to locations shown on the "Circulation" diagram of the specific plan. 58. Prior to occupancy of completed buildings within the development, the applicant shall install traffic control devices and street name signs along access roads to those buildings. P' , QUAI M AS9 1 AN . 59. The applicant shall employ construction quality -assurance measures which meet the r approval of the City Engineer. 60. The applicant shall employ or retain California registered civil engineers, geotechnical engineers, or surveyors, as appropriate, who will provide, or have his or her agents provide, sufficient supervision and verification of the construction to be able to furnish and sign accurate record drawings and certify compliance of all work with approved plans, specifications and applicable codes. 61. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans which were signed by the City Engineer. Each sheet of the drawings shall have the words "Record Drawings," "As -Built" or "As -Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. 62. The applicant shall make provisions for continuous maintenance of landscaping and related improvements in landscaped setbacks, retention basins and other public or- common rcommon areas until those areas have been accepted for maintenance by a homeowner's association (developments with private and/or gated interior streets) or the City's Landscape and Lighting District (developments without private or gated interior streets). The applicant shall maintain all other improvements until final acceptance, by the City Council, of all improvements within each map or phase. P-19MIMASP94-VALWOd- Page 11 of 12 IDe 17 of 1? Conditions of Approval Specific Plan 94-026 (Ext. #1) -Travertine July 27, 1999 63. The applicant shall provide an Executive Summary Maintenance Booklet for streets, landscaping and related improvements, perimeter walls, drainage facilities, or any HOA. The booklet should include other improvements to be maintained by an maintenance procedures and frequency, and drawings of the facilities, recommended a costing algorithm with fixed and variable factors to assist the HOA in planning for routine and long term maintenance. i=1'1=S A;�n nFpOSITS 64. The applicant shall pay all deposits and fees required by the City for plan checking fee amounts shall be- those in effect when and construction inspection. Deposit and the applicant makes application for the plan checks and permits. 5. Prior to app approval process for modification 6 royal of a Enol map or completion of any app to these conditions, the applicant shall process of boundaries of the property subject a reapportionment of any bonded assessment(s) against the property and pay all costs of the reapportionment. mac i 4NFOUS 66. A recreational amenities pedestrian/golf cart tunnel(s) shall be built under Jefferson Street to enhance access. i IDe 17 of 1? PUBLIC AGENCY LA QUINTA PLANNING AND DEVELOPMENT DEPARTMENT P.O. Box 1504, 78-495 Calle Tampico La Quinta California 92253 TEL 760/777-7125 FAX 760/777-1233 Jerry Herman, Community Development Director Greg Trousdell, Associate Planner APPLICANT TRAVERTINE CORPORATION 54-234 Shoal Creek La Quinta, California 92253 TEL 760/771-9011 FAX 760/771-5737 James Lennon, President CONSULTANT THE KEITH COMPANIES ENGINEERING 41-865 Boardwalk, Suite 101 Palm Desert California 92260 TEL 760/346-9844 FAX 760/346-9368 Kris Schulze, President DEVELOPMENT SERVICES Winchester Asset Management 41-865 Boardwalk, Suite 101 Palm Desert California 92260 TEL 760/340-3575 FAX 760/346-9368 PLANNING 22690 Cactus Avenue, Suite 300 Moreno Valley California 92553 TEL 909/653-0234 FAX 909/653-5308 Andrew Daymude, Vice President of Planning Services Frank Coyle, Senior Planner ENVIRONMENTAL 2955 Red Hill Avenue Costa Mesa California 92626 TEL 714/540-0800 FAX 714/668-7191 Tom Holm AICP, Director of Environmental Services Kim Ruddins, Environmental Planner SUBCONSULTANTS Thomas Olsen Associates, Inc. 2829 South State Street Hemet California 92543 TEL 909/766-4655 FAX 909/766-4658 Joan R. Callahan, Ph.D. Travertine Specific Plan TABLE OF CONTENTS I. SUMMARY A. PURPOSE & AUTHORITY B. PROJECT DESCRIPTION C. PROJECT HISTORY D. GENERAL PLAN AND ZONING CONSISTENCY II. ENVIRONMENT A. LOCATION B. GEOLOGY C. SOILS D. TOPOGRAPHY E. SEISMICITY F. HYDROLOGY G. BIOLOGY H. EXISTING INFRASTRUCTURE III. LAND USE PLAN A. LAND USE SUMMARY B. DEVELOPMENT REGULATIONS & STANDARDS 1. Estate Homes I 2. Resort Homes 3. Villas 4. Resort/Hotel 5. Commercial 6. Open Space/Recreation 7. Maintenance Center 8. Tennis Center C. DESIGN GUIDELINES 1. Community 2. Architecture 3. Landscape Architecture D. MISCELLANEOUS CONDITIONS OF APPROVAL IV. INFRASTRUCTURE PLAN A. CIRCULATION B. WATER C. SEWER D. GRADING & DRAINAGE E. UTILITIES F. PUBLIC FACILITIES/SERVICES 1. Transportation 2. Solid Waste 3. Fire Protection 4. Police Protection 5. Community Services 9. Water Services 10. Recreation G. MISCELLANEOUS CONDITIONS OF APPROVAL M V. IMPLEMENTATION MEASURES & ADMINISTRATION A. PROCEDURES B. FINANCING PLAN C. PHASING PLAN D. MAINTENANCE PLAN E. AMENDMENTS VI. APPENDICES A. DESCRIPTION (On file at the City of La Quinta) B. ASSESSOR'S PARCEL MAPS (On file at the City of La Quinta) C. GLOSSARY (On file at the City of La Quinta) D. CONDITIONS OF APPROVAL 1. July 27, 1999 (Planning Commission) 2. June 6, 1995 (City Council) E. FINAL EIR MITIGATION MEASURES iii EXHIBITS 1. REGIONAL LOCATION MAP 2. LOCATION MAP 3. VICINITY MAP 4. AREA OWNERSHIP MAP 5. COMPREHENSIVE LAND USE PLAN 6. SOILS 7. ELEVATIONS 8. SLOPE ANALYSIS 9. SEISMICITY 10. HYDROLOGY / DRAINAGE 11. BIOLOGY 12. LAND USE / PLANNING AREAS 12a. ORIGINAL LAND USE / PLANNING AREAS 13. CIRCULATION PLAN 13a. ORIGINAL CIRCULATION PLAN 14. TYPICAL STREET SECTIONS 15. WATER / SEWER SYSTEM 16. GRADING PLAN 17. PRELIMINARY PHASING PLAN IV Travertine Specific Plan I. SUMMARY A. PURPOSE & AUTHORITY The Travertine Specific Plan creates a master -planned resort community with a balanced mix of land uses and a quality environment through comprehensive planning regulations, standards and design guidelines. The purpose of this document is to provide a foundation for a variety of uses on the Travertine property through the application of regulations, standards and design guidelines. The Specific Plan, when adopted by City legislative action, serves both planning and regulatory functions, as well as establishing infrastructure service needs. It will be the major device for implementing the General Plan on this property. The authority and procedures for this Plan is described in Chapter 9.240 of the Municipal 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. All adopted mitigation measures, as recommended in the Draft/Final EIR shall be incorporated into all future project approvals relating to Specific Plan 94-026 where applicable and/or feasible. It is understood that certain measures will not be applicable to certain site specific proposals, however, all development within the specific plan area shall be verified as in conformance with said specific plan and the mitigation adopted within the Draft/Final EIR. The Specific Plan Draft and Final EIR shall be used in the review of all project proposals in the Specific Plan 94-026 area. Said mitigation measures are hereby incorporated into these conditions by reference. TRAVERTINE SUMMARY I 1-1 July 21, 1999 B. PROJECT DESCRIPTION The Travertine Specific Plan encompasses approximately 909.2 acres in the City of La Quinta at the northeastern base of the Santa Rosa Mountains in the Coachella Valley. The property is bounded by 60th Avenue to the north; 64th Avenue & Bureau of Land Management land to the south; Madison Street to the east; and Jefferson Street to the west. The site is 1 mile south of PGA West and Lake Cahuilla in Section 33, Township 6 South, Range 7 East, and Sections 3, 4 & 5 Township 7 South, Range 7 East, San Bernardino Base & Meridian, County of Riverside, California. The Travertine development proposes a variety of complimentary land uses, including 2,300 residential units, a ten acre commercial site, and a 500 -room resort%hotel facility. Recreational opportunities will include two 18 -hole golf courses, and tennis club in addition to the private recreational facilities provided in the individual residential developments. Each general land use category is discussed in detail in Chapter III and shown in Exhibit Nos. 5 and 12 of this document. C. PROJECT HISTORY The Travertine project was originally recommended for approval by the Planning Commission on April 11, 1995, and approved by the City Council on June 6, 1995, subject to conditions of approval. These conditions are included in this document in Chapter VI., Appendices. The conditions required that the Estate Homes (RE -2) planning area switch with the golf course corridor located at the southern portion of the project site to provide an open space setback. This setback is required to consist of a 100 -foot wide naturalized trail corridor along the toe of slope for hiking and equestrian uses and a minimum 200 -foot wide golf corridor. The project has thus been modified to comply with the conditions of approval. These changes do not effect the overall density nor exceed the maximum number of dwelling units. TRAVERTINE SUMMARY I I-2 July 21, 1999 D. GENERAL PLAN AND ZONING CONSISTENCY The Travertine Specific Plan entails the following General Plan Designations: Low Density Residential, Neighborhood Commercial, Tourist Commercial and Golf Course Open Space. The Specific Plan, General Plan Amendment and Change of Zone were approved at the June 6, 1995, City Council meeting subject to conditions of approval. The Specific Plan, upon adoption by the City, became the zoning for the project site. TRAVERTINE SUMMARY 1 1-3 July 21, 1999 The Keith Componieslillillpillin.,grigplillillift loo:; 10 EXHIBIT 1 CL cu 45; cu C: 0 The Keith CompaniesIMMC EXHIBIT 2I 7- L 7, 7. .0 0 N 0 T T 0 S C A L E La Qunta. California. N The Keith CompenieelOMC INDIAN RIDGE U) z 0 C) z x C0 a I -- co z 0 LA QUINTA HOTEL u- rl w PGA WEST LAKE CAHUILLA THE QUARRY HIGHWAY 11 52nd AVE. z 0 co 0 Site 54th AVE. 56th AVE. 58th AVE. 60th AVE. 62nd AVE. (Z 4 4: tia N O T T O S C A L E , e Lo Quinra. Calidarnn. ._ EXHIBIT 3 CL CU .E .0 E The Keith CompenisslMMC _+ _ + o r zsoo w s,�, . -sao a Tacna f❑E1l�LMAPMNT EXHIBIT 4 cu ee� L cu L Q The Keith CompeniesillimM M ` 1 4p p p T GC +,AANG£ f i' l } F C `- T ! Y I- o 4oa WO tea RE -2 72.9 AC ft RR -4 65.1 AC JEFFERSON �STRjEFT 117L RR -1 57.1 AC RR 2 66.7 AC vZ -.� 4.0 ' RR -3 46.1 AC Aii n RR -5 56.6 AC GC VR -2: dr• 711, i AC: ir Mhl-7 3.2 AC DEVELCDPME(N qp4p 6 s GC N`t fT RE -Ir IT -71 #lCl EXHIBIT 5 10001 r _ LAND USE SUMMARY ' PLANNING LAND USE ACRES DWELLING DENSITY J AREA UNITS VERY LOW DENSITY RESIDENTIAL 17.7 35 2.0 VERY LOW DENSITY RESIDENTIAL 72.9 149 2.0 MEDIUM DENSITY RESIDENTIAL 57.1 264 4.6 MEDIUM DENSITY RESIDENTIAL 66.7 307 4.6 VMEDIUM DENSITY RESIDENTIAL 46.1 214 4.6 z3.3 .fl AC MEDIUM DENSITY RESIDENTIAL 65.1 299 4.6 '► - MEDIUM DENSITY RESIDENTIAL 56.6 258 4.6 `VR,l I MED. HIGH DENSITY RESIDENTIAL 13.3 121 9.2 MED. HIGH DENSITY RESIDENTIAL 71.1 653 9.2 GOLF COURSE (north) 187.8 GOLF COURSE (South) 189.7 MAINTENANCE 3.2 MAINTENANCE 0.9 ! 10 AC TENNIS CLUB 3.7 � •� RESORT I HOTEL 27.2 COMMERCIAL 10.0 NNUON STREET JEFFERS0;4 ST 20.1 T1 o PROJECT TOTAL 909.2 2.300 2.5 CD D Travertine Specific Plan II. ENVIRONMENT A. LOCATION The Travertine 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. The project is bounded by extensions of 60th Avenue on the north; 64th Avenue on the south; Madison Street on the east; and Jefferson Street on the west. The extension of 62nd Avenue to Jefferson Street would bisect the project. ADJACENT LAND USES North The Lake Cahuilla County Park is north of the property, and Lake Cahuilla is approximately 1 mile further north. Also approximately 1 mile north of the site, is the PGA West development. PGA West comprises a residential community and five golf courses: Pete Dye's TPC Stadium Course, Arnold Palmer Course, Jack Nicklaus Resort Course, Jack Nicklaus Private Course, and the Greg Norman Course. Travertine is approximately 1 mile southeast of The Quarry at La Quinta, a golf course resort and residential development. South The Martinez Slide forms the southern boundary of the project. The Bureau of Land Management overseas this geologic formation. East Vacant, private lands adjoin the site to the east, and the All American Canal parallels the property boundary. Properties east of the canal are devoted to agriculture. West Vacant, private lands adjoin the site to the west, and the Guadalupe Creek enters the property at the northwestern border. TRAVERTINE ENVIRONMENT II II -1 July 21, 1999 B. GEOLOGY The site lies on an alluvial fan deposited by the Santa Rosa Mountains. The Martinez Slide on the southern edge of the property is a seven -mile long geological formation created by shifting surface material from Martinez Mountain. C. SOILS The property is comprised of various soil types, including Carrizo and Carsitas sands. Rock outcrops also are found on the site. Exhibit 6 describes the soil types that are present on the project site. D. TOPOGRAPHY As depicted in Exhibit 7, the Travertine property is comprised of broad, gently sloping alluvial fans that are typical of the western portions of the Coachella Valley. These alluvial fans originate in the Santa Rosa Mountains which border the Coachella Valley and the project site on the west side. The southern boundary of the project site lies at the base of the Martinez Rock Slide, a seven -mile long geologic formation of slumped mountain slopes. Elevations range from as low as 30 feet above mean sea level (msl) at the northeastern boundary to over 530 feet msl at the southwestern corner. The site is generally flat with 5% slopes generally downward from the south and west. There are no significant on-site topographic features with the exception of some outcroppings on the northern end of the property. As outlined below and illustrated in Exhibit 8, approximately 821 acres, or 90 percent of the site, is comprised of land with slopes of less than 10 percent. The steeper areas, those with slopes greater than 20 percent, are confined to approximately 47 acres, or 5 percent of the project site, and are generally located in the southern portions of the property. The requirements of Section 9.110.050 (Open Space District) and 9.110.070 (Hillside Conservation Overlay District) of the Zoning Ordinance shall be met. TRAVERTINE ENVIRONMENT II II -2 July 21, 1999 E. F. C0 Slope Cat gory Acres ° of Site 0.0-10.0% 821.65 90.1 10.0-12.5% 18.80 2.1 12.5-15.0% 10.74 1.2 15.0-17.5% 6.72 0.8 17.5-20.0% 4.41 0.5 20.0%+ 46.88 5.3 Total 909.2 100% SEISMICITY The project site, as is the entire Southern California region, is subject to groundshaking/earthquake activity. As established by the City's General Plan, the project site is located within a region designated as Groundshaking Zone III. Exhibit 9 illustrates the relationship of the project site to both the San Andreas and San Jacinto earthquake faults. HYDROLOGY Bordered by the Santa Rosa Mountains to the west and the Martinez Slide to the south, the project site accepts flows from the mountains and drains generally from the west to the east and north. The site also contains several small drainage courses that flow from the higher elevations. Exhibit 10 illustrates both the existing hydrologic characteristics and conditions of the project site, as well as the conceptual drainage improvements that would accommodate the proposed development. BIOLOGY The vegetation which presently occupies the project site can be characterized as a sparse desert scrub biotic community. The plant life found on the site, illustrated in Exhibit 11, is comprised primarily of Creosote Bush, White Bursage, and Mesquite. A few Palo Verde and Smoke trees exist on the site along natural arroyo drainages, while several types of cactus are scattered across the alluvial fan which comprises most of the site. A mature, cultivated vineyard presently exists and occupies TRAVERTINE ENVIRONMENT I] II -3 July 21, 1999 types of cactus are scattered across the alluvial fan which comprises most of the site. A mature, cultivated vineyard presently exists and occupies most of the northern portion of the project site, providing a sharp contrast to the naturally brown desert landscape common to the area. In terms of animal life, larger mammals are not commonly found occupying the project site, and can be considered to be locally absent. Various birds and several small reptiles do inhabit the project site, however, although none of any resource significance. Evidence of smaller mammals, such as jackrabbits and cottontails can also be found on the property. A comprehensive description of the natural resources that exist on the site, as well as an analysis of the impacts of the project on those natural resources will be provided in the environmental documentation that is required for the project application. If applicable, the applicant shall obtain a 1603 Streambed Alteration Agreement from the Department of Fish and Game and a 404 Permit from the Army Corps of Engineers for any impacts to the on-site blue line streams prior to the issuance of a grading permit. Please refer to Chapter VI, Appendices, for a complete listing of all Conditions of Approval and Mitigation Measures. H. EXISTING INFRASTRUCTURE The site is presently served with electric power which is used to pump vineyard irrigation water from the existing wells. Chapter IV of this document describes those infrastructure improvements that will be required to serve the development in the future. TRAVERTINE ENVIRONMENT II II -4 July 21, 1999 The Keith Compenlesl=MC W� EXHIBIT 6 0 700 200 400 4AM64H W Qtonlo, C011fa lio The Keith CompenieelMiggilLafriplEft I, •�Q I - .. � f 22 •„ + 1 IKAUMVN *I Mr P ,\`�.�y„ � �`S ?✓��rti `fir'-- `- _. •,- - - c J � - f� ffit 1•...• f rj� �/, r .---�/ ... y. ''k.. 1 .. 1�^T'1..� _.�._.--...1 ... .. -" .._ _ � r ' r'/ � li I> 1 ILF7 e. 7.P4464t vie P9 s 1 O 774 274 404 ' • 4 la Qvola, Cau irmOa EXHIBIT 7 LEGEND 250 Contour Elevations Contour Line fThe Keith CompenieaI MMC 0 apo 800 1606 � 1 � D VELOPMEN� m The Keith Compenleel111111MC EXHIBIT 9 Source: City Of La Quints General Plan -17 P45V �r DJ VEC}PM�N . .... T .E Cn The Keith CompenleslmjrmjL!^ - EXHIBIT 10 \(i; �iwa�ra !` � �}�'i � Fi(fp�f 1 r t '; 1 •1'`�� --.. � f "- 1 '. ', ; I �, JJ a, 1 l �\ G �96orli W 6CB CuWrt PTyP) R r� �_. . • - r O.�250 da 4.w 250 cft I•, � iATEFipMES '. � r ✓ � - , IZO RCB'Dw 6EA f 1 t EldeftTralnhrpDlk" Omms --__ ,Box GuPweer RCS Q~ �. RCS 1r� 1 r'\� �`. ,, /` RCBW RCS CvkoM1 I RESORT HOMES RARBE ESTATE HOMES fir. ..Q 01. ` r F y" i l..- 1111 i lff+ii! I ESTATE HOMES - - 'QkV6HOUSE v - REboR.r hEtam ceunarl an�o;r,,,dano 12* 7 C*.6M IJ 90 I �I -� � i� •��J 1. + ! �3' % d s'-' Q / - � '\ � tare r' - - - 10AC4 ! " RESORT HOMES 46, 96t1 r!a 9791arr8err Basin }` 12XIarT '. I \ {y •� /_�•y �.! f _ \ r' '•-- J•�-./ ' .fl� .- -'- Sroodw6irstructura 3• } / ll'+--- � _ r - � 10hr6 RCC " b ndeaaa water to ka ii f/�.r-✓ i : Q ' - r'- ='j ( moms J r" C,Awee rwnnat po'roem _ •.. ..�... ,. � � }• � LEGEND -gn /, �__ ll ElITAT6'� 300 da r-- 21 Ao-1 VV -LA HOMES Ualentldn 8sdn /� � ✓ l ` � �.` .ter! I -. - ` _L - _ P _ � . RAW r 1 1 8= IS, 11- Ir, Z- 1 .6 1,L Ca_�C; . chrrriffil \_ RESORTHaTEL ; l - - COMMERCYAL TT��aaNNI B Broad Wok structure �7! i1 b relaeee wahae b Ela. 19 Aa8 - - - • , -�.`. -----22A0 M- b release water b ftS , ,TR ApZ ' � �n DeMn6ur Basin 3789 ch ` . DeO�gdJonnlfon Beeln 1500 da ' ` __ '` •.`--_.. .._ _-, -.,_ -- -- --- -- . �.. Nom. F P 0 400 sm 1804 Me• lst 67tdClPa, COkIOIriO Culvert Directional Flow Arrow ION Detention Basin The Keith Compenieel111111111MC . W V ♦ ♦ . . V . . V V . V Y V \�1\��'"�,\�'�\\�\\\\\\,�'��•\�'�\\ \\\~ W, y Y V V, V ♦ ` W, ` i ` Y Y i ` i ` i i i W ♦ ♦ i W „ ♦ \ 1�\\\\\\\ 1\\\\\\\ \�\\\\�1 V V V V . . Y V . V V ♦ V i \\\ \\\\\\\\` \\ \\\ \\ \\ W W W V V i W . . V W Y ♦ V \\ \ . V . V . V . ♦ . . . . . V \4\\\\\\\ \\\\\ \\ \\\ \\\1\\ \\ \\\\\ \\\\\\\ ♦ . . W V W . i . V V . . . W Y Y . i ♦ i W V.` W. . . W . . i ♦ i i W V V W W W Y W♦ W w\\\\\ \\ \\\\\ \\\\\\\\\iii \ \\\\\\ \\\\ l\\�` ♦ ♦ Y Y Y i W . V . . . . . �\\\� \\\ l \ \\\ \ \ \\\\ \ \ \ ♦ . V W ♦ V W Y W W V W . ♦ \ \ \ \ \ \ \ \ \ \ � . . ♦ ♦ Y Y . Y Y ♦ ... V V \\\\\\\ \\\.\\\ \\\\\\ ,,�\\.\\ \\ ,` ` . Y .�� i . ♦ ♦ ♦iii - EXHIBIT 11 LEGEND Rock Outcrop Creosote Bush Scrub ® Desert Drywash Woodland ♦��' ` ' Cultivated Desert Wash • • USGS Blueline Stream O _O 0 Ica 200 La QuW0, Cailfa(W W Travertine Specific Plan III. LAND USE PLAN A. LAND USE SUMMARY As illustrated in Exhibit 5 in Chapter I, the Travertine development will be comprised of a variety of land uses oriented around the two golf courses planned for the community. Three residential products types are proposed; Estate Homes, Resort Homes and Villas. A 10 -acre neighborhood commercial site is proposed to meet the needs of both the residents of Travertine and also the daily needs of those visiting the community. Additionally, a 27 -acre 500 -room resort/hotel facility will serve the recreational visitors. A Tennis Club, situated on 3.7 acres, will provide additional recreational opportunities to the residents and visitors of the Travertine community. Table 1 of Chapter 1 identifies the overall land use summary planned for the property. The land use plan is illustrated in Exhibit 5, Chapter I. The proposed land use plan has been further delineated by Planning Areas, as depicted in Exhibit 12, and as brought out in the following Table 3. The original Land Use Plan is also included and is depicted as Figure 12A. TABLE 3 LAND USE SUMMARY LAND USE ACRES PERCENT Residential 466.6 51.0% Golf Course 377.5 42.0% Maintenance 4.1 0.5% Tennis Club 3.7 0.5% Resort/Hotel 27.2 3.0% Commercial 10.0 1.0% Jefferson Street 20.1 2.0% TOTAL: 909.2 100.0% TRAVERTINE LAND USE PLAN III -1 August 9, 1999 For the purposes of ensuring orderly planning and development phasing of the property in the future, the overall Land Use Plan has been delineated by Planning Areas. The Planning Areas provide more detailed direction as to land use, intensity and total numbers of dwelling units. The exact acreage of these Planning Areas will be determined at the Tentative Map stage of development. Adjustments and refinements in acreage and subsequent dwelling unit counts may vary from the figures stated herein by 10 percent without the need for an amendment to this Specific Plan. Table 4 and Exhibit 12 identify the land use plan by planning areas. The proposed planning areas are virtually identical to the original planning areas provided approval is granted by the Planning Commission and City Council during review of the future subdivision map applications. TABLE 4 LAND USE/ PLANNING AREAS PLANNING LAND USE AREA ACREAGE AVG. DWELLING DENSITY UNITS REI Very Low Density Residential 17.7 2.0 35 RE2 Very Low Density Residential 72.9 2.0 149 RR1 Medium Density Residential 57.1 4.6 264 RR2 Medium Density Residential 66.7 4.6 307 RR3 Medium Density Residential 46.1 4.6 214 RR4 Medium Density Residential 65.1 4.6 299 RR5 Medium Density Residential 56.6 4.6 258 VRl Medium/High Density Residential 13.3 9.2 121 VR2 Medium/High Density Residential 71.1 9.2 653 GC N Golf Course 187.8 GC S Golf Course 189.7 MN 1 Maintenance 3.2 MN 2 Maintenance 0.9 TC Tennis Club 3.7 R/H Resort/Hotel 27.2 C Commercial 10.0 - Jefferson Street ROW 20.1 TOTAL: 909.2 2.5 2,300 TRAVERTINE LAND USE PLAN III -2 August 9, 1999 The Keith CompanieslmMa RE -2 72.9 AC RR -4 65.1 AC RR -5 56.6 AC 1 GC e� VR -2 71.1 AC " MN -1 LAC ti 4va, q dOq 600 1800 i * M to 4�:Anla C,.oElptnio RR -2- R 66.7 AC GC� , r ♦1P GC .. 0.9 AMN-Cz RR -3 46.1 AC �I`'m GC W4 RIH 27.2 AC C 10 AC LAND USE SUMMARY RE -1 17.7 AC. EXHIBIT 5 PLANNING LAND USE ACRES DWELLING DENSITY AREA UNITS [RE -1 VERY LOW DENSITY RESIDENTIAL 17.7 35 2.0 RE•2 VERY LOW DENSITY RESIDENTIAL 72.9 149 2.0 P -1 MEDIUM DENSITY RESIDENTIAL 57.1 264 4.6 RR -2 MEDIUM CENSITY RESIDENTIAL 66.7 307 4.6 RR -3 MEDIUM DENSITY RESIDENTIAL 46.1 214 4.6 MEDIUM DENSITY RESIDENTIAL 65.1 299 4.6 MEDIUM DENSITY RESIDENTIAL 56.6 258 4.6 MED. HIGH DENSITY RESIDENTIAL 13.3 121 9.2 MED. HIGH DENSITY RESIDENTIAL 71.1 653 9.2 GG: GOLF COURSE (north) 187.8 GC GOLF COURSE (south) 189.7 MAINTENANCE 3.2 MAINTENANCE 0.9 [ttM TENNIS CLUB 3.7 RESORT / HOTEL 27.2 COMMERCIAL 10.0 JEFFERSON ST 20.1 PROJECT T OTAL 909.2 2.300 2.5 The Keith CompanieelMMC RE -2 72.9 AC © GC a PRACTIC RANGE VR -2 Q 71.1 AC 0 TC 3.7 AC LMN-1 3.2 AC 0 400 Soo Iwo to QuinIa, co ifornlp JEFFERSON STREET RRA C] 65.1 AC RACTI RANGE 57.1 AC D RR -5 56.6 AC RR -2 66.7 AC R/H 27,2 AC GC RR -3 46.1 AC mo r a T mm1 LAND USE SUMMARY VR -1 13.,3 AC C 10 AC 3 MN -2 0.9 AC REA 17.7 AC. EXHIBIT 12 PLANNING LAND USE ACRES DWELLING DENSITY AREA UNITS FRE -All VERY LOW DENSITY RESIDENTIAL 17.7 35 2.0 VERY LOW DENSITY RESIDENTIAL 72.9 149 2.0 RR4 MEDIUM DENSITY RESIDENTIAL 57.1 264 4.6 MEDIUM DENSITY RESIDENTIAL 66.7 307 4.6 MEDIUM DENSITY RESIDENTIAL 46.1 214 4.6 MEDIUM DENSITY RESIDENTIAL 65.1 299 4.6 MM MEDIUM DENSITY RESIDENTIAL 56.6 258 4.6 VR 1 MED. HIGH DENSITY RESIDENTIAL 13.3 121 9.2 MED. HIGH DENSITY RESIDENTIAL 71.1 653 9.2 GOLF COURSE (north) 187.8 GOLF COURSE (south) 189.7 MAINTENANCE 3.2 MAINTENANC: 0.9 TENNIS CLUB 3.7 RESORT / HO' EL 27.2 COMMERCIAL 10.0 Q JEFFERSON EST 20.1 PROJECT TOTAL 909.2 2,300 C ^_cu L.i � W U) 2 J The Keith Compenlsel1111111MC y 5 , RE 2, = 99,7 accts ` N,�z 57.1 RE 2 2 RR 5` �J .rte• }1��;j�- , 5 ao V, 2 ` 71.1 acm 3.7 acres a� gay I MN 2 acres o 400 ace secsz TA a"'D . to fhdnra. Cakl«r4a EXHIBIT 12A Quarry 1.7 miles 1 � i \. t i 4 •r `� 5.171 acres TOTAL 909.2 2,5 2300 4 V♦ CU CU C • f� i O ' r RR 3- 46.1 acres - LAND -USE ! P'LAiNNING AREAS PLANNING LAND -USE ASS AVG. DENSITY DVffjj NG U NUS � RE 1 Vary Low Density F"deaW 17.7 2.0 35 ° RE 2 Very Low Density Fssideu W 99.7 2.0 199 RR 1 Medium Density Re;ddential 57.1 4.6 264 RR 2 Medium Dwsity Reiddential 66.7 4.6 307 RR 3 Medium Density Re:ddential 46.1 4.6 214 RR 4 Medium Density Residential 57.1 4.6 264 RR S Medium Density Rrddmdal 52.4 4.6 243 VR 1 Medium High Deaft Rea. 13.3 9.2 121 VR 2 Medium High Demi-,y Res. 71.1 9.2 653 GC N Golf Course 180.5 GC S Golf Course 1814 MN 1 Maintenance 3.2 MN 2 Maintenance .9 TC Tennis Club 3.7 R/H Resort/Hotel 27.2 C Commercial 10.0 Jefferson Stroet 20.1 TOTAL 909.2 2,5 2300 4 V♦ CU CU C • f� i O B. DEVELOPMENT REGULATIONS & STANDARDS 1. ESTATE HOMES a. Permitted Uses 1) One -family dwellings 2) Home occupations. 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. 4) Second Units per the La Quinta Municipal Code. 5) Small and large family day care homes pursuant to the State Health and Safety Code. 6) Residential care facilities, where the number of residents under care is six (6) or fewer, pursuant to the State Welfare and Institutions Code. b. Development Standards 1) Minimum Lot Size .................. 20,000 sq.ft. 2) Average Lot Width ................... 80 feet • Minimum Lot Width ............ 72 feet • Minimum Cul -De -Sac Lot Width ... 40 feet • Flag Lot Width ................. 30 feet 3) Average Lot Depth .................... 125 feet • Maximum Flag Lot Depth ........ 150 feet *4) Maximum Structure Height ............. 28 feet *5) Maximum Number of Stories ............ 2 6) Minimum Front Yard Setback ........... 30 feet 7) Min. Interior/Exterior Side Yard Setbacks. 10/20 feet 8) Minimum Rear Yard Setback ........... 20 feet 9) Maximum Lot Coverage .............. 40% 10) Minimum Gross Livable Area .......... 1,600 sq.ft. 11) Min. Landscape Setbacks Adjacent to Perimeter Street ....... 10' min. At any point, 20' min. Average over entire frontage. 12) All development standards as noted in Chapter 9.50 of the Zoning Ordinance shall be adhered to. 13) Exterior lighting shall comply with the "Dark Sky" Lighting Ordinance of the Zoning Ordinance. Plans shall be approved by the Community Development Department prior to issuance of building permit. TRAVERTINE LAND USE PLAN III -5 August 9, 1999 14) All lighting facilities shall comply with Chapter 9.210 (Outdoor Light Control) of the Zoning Ordinance and be designed to minimize light and glare impacts to surrounding property. All lighting shall be subject to review and approval by the Community Development Department. 15) All houses planned for this District shall be subject to review by the Community Development Director and meet the requirements of Section 9.60.340 (Custom Home Design Guidelines) of the Zoning Ordinance. Building heights for residential uses shall be subject to height limits specified in the specific plan, except that no building or structure, regardless of use, exceeding one story (22 -feet in height), shall be allowed within 200 -feet of any perimeter property line/public street frontage. All building heights shall be measured from the finish grade elevation. All other residential structures shall be limited to two stories, not exceeding 28 feet. 2. RESORT HOMES a. Permitted Uses 1) One -family dwellings. 2) Home occupations. 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. b. Development Standards 1) Minimum Lot Size .................. 7,200 sq.ft. 2) Average Lot Width .................... 60 feet • Minimum Lot Width ............ 52 feet • Minimum Cul -De -Sac Lot Width ... 35 feet 3) Average Lot Depth .................... 80 feet *4) Maximum Structure Height ............. 28 feet *5) Maximum Number of Stories ............ 2 6) Minimum Front Yard Setback ........... 20 feet 7) Min. Interior/Exterior Side Yard Setbacks. 5/10 feet 8) Minimum Rear Yard Setback ........... 10 feet 9) Maximum Lot Coverage .............. 50%, **10) Minimum Gross Livable Area .......... 1,400 sq.ft. TRAVERTINE LAND USE PLAN 111-6 August 9, 1999 11) Min. Landscape Setbacks Adjacent to Perimeter Street ....... 10' min. At any point, 20' min. average over entire frontage. 12) Development standards as noted in Chapter 9.50 of the Zoning Ordinance shall be adhered to. 13) Exterior lighting shall comply with the "Dark Sky" Lighting Ordinance of the Zoning Ordinance. Plans shall be approved by the Community Development Department prior to issuance of building permit. 14) All lighting facilities shall comply with Chapter 9.210 (Outdoor Light Control) of the Zoning Ordinance and be designed to minimize light and glare impacts to surrounding property. All lighting shall be subject to review and approval by the Community Development Department. 15) Any residential development proposal shall be subject to review by the Planning Commission pursuant to Section 9.210.010 (Site Development Permit) and 9.60.330 (Residential Tract Development Review) of the Zoning Ordinance. * Building heights for residential uses shall be subject to height limits specified in the specific plan, except that no building or structure, regardless of use, exceeding one story (22 -feet in height), shall be allowed within 200 -feet of any perimeter property line/public street frontage. All building heights shall be measured from the finish grade elevation. All other residential structures shall be limited to two stories, not exceeding 28 feet. ** The minimum dwelling unit (living area) size for all residential units shall be 1,400 square feet (excluding attached or detached parking garage). 3. VILLAS a. Permitted Uses 1) One -family dwellings. 2) Two-family dwellings, multiple family dwellings, bungalow courts and apartment houses. 3) Home occupations. 4) 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. TRAVERTINE LAND USE PLAN I11-7 August 9, 1999 5) Churches, educational institutions, public libraries, museums and art galleries not operated for compensation shall only be allowed in VR -1 Planning Area, subject to approval by the Planning Commission. b. Development Standards 1) Minimum Lot Size .................. 3,600 sq.ft. 2) Minimum Lot Width .................. 36 feet • Minimum Cul -De -Sac Lot Width ... 24 feet 3) Average Lot Depth .................... 80 feet *4) Maximum Structure Height .............. 28 feet *5) Maximum Number of Stories ............ 2 6) Minimum Front Yard Setback ........... 10 feet 7) Min. Interior/Exterior Side Yard Setbacks. 0' on attached side/ 10 feet on attached side. 8) Minimum Rear Yard Setback ........... 10 feet 9) Maximum Lot Coverage .............. 50% **10) Minimum Gross Livable Area .......... 1,400 sq.ft. 11) Min. Landscape Setbacks Adjacent to Perimeter Street ....... 10' min. At any point, 20' min. Average over entire frontage. 12) All development standards as noted in Chapter 9.50 of the Zoning Ordinance shall be adhered to. 13) Exterior lighting shall comply with the "Dark Sky" Lighting Ordinance of the Zoning Ordinance. Plans shall be approved by the Community Development Department prior to issuance of building permit. 14) All lighting facilities shall comply with Chapter 9.210 (Outdoor Light Control) of the Zoning Ordinance and be designed to minimize light and glare impacts to surrounding property. All lighting shall be subject to review and approval by the Community Development Department. 15) Any residential development proposal shall be subject to review by the Planning Commission pursuant to Sections 9.210.010 (Site Development Permit) and 9.60.330 (Residential Tract Development Review) of the Zoning Ordinance. Building heights for residential uses shall be subject to height limits specified in the specific plan, except that no building or structure, regardless of use, exceeding one story (22 -feet in height), shall be allowed within 200 -feet of any perimeter property line/public street frontage. All building heights shall be measured TRAVERTINE LAND USE PLAN III -8 August 9, 1999 from the finish grade elevation. All other residential structures shall be limited to two stories, not exceeding 28 feet. ** The minimum dwelling unit (living area) size for all residential units shall be 1,400 square feet (excluding attached or detached parking garage). 4. RESORT/HOTEL The permitted uses and development standards of this planning area shall conform to the requirements of the Tourist Commercial District pursuant to Section 9.70.070 of the Zoning Ordinance. 5. COMMERCIAL The permitted uses and development standards of the Neighborhood Commercial District of the Zoning Ordinance (Section 9.70.060) shall be used to review projects in this planning area. 6. OPEN SPACE/RECREATIONAL a. Permitted Uses 1) Golf courses and appurtenant facilities, including clubhouses. A clubhouse is permitted to have customary retail shop and restaurant facilities. 2) Noncommercial community association recreation and assembly buildings and facilities. 3) Lakes, including noncommercial fishing therefrom 4) Picnic grounds 5) Parking lots, only for above -listed permitted uses, pursuant to the provisions of the La Quinta Municipal Code 6) Water wells and appurtenant facilities 7) On-site identification signs, maximum size, ten square feet (10 sq ft). 8) Riding academies and stables, provided a conditional use permit has been granted. A conceptual plan for equestrian trail purposes will be submitted to the Community Development Department for review and approval prior to approval of any tentative tract map. This plan will incorporate access, signage, and detailed design. TRAVERTINE LAND USE PLAN 111-9 August 9, 1999 9) All lighting facilities shall comply with Chapter 9.210 (Outdoor Light Control) of the Zoning Ordinance and be designed to minimize light and glare impacts to surrounding property. All lighting shall be subject to review and approval by the Community Development Department. b. Development Standards 1) Lot area. This zone is applied to those areas within subdivisions and other residential development that provide open space and recreational area and facilities for the project. Therefore, no minimum lot size is established for the zone. 2) Yards. Whenever a building is to be constructed on a lot in this zone, it shall have a front yard, side yard and rear yard, each of which shall be not less than fifty feet (50'). If more than one building is constructed on one lot, there shall be not less than twenty feet (20') separation between the buildings. 3) Trash Areas. All trash collection areas shall be enclosed with a solid fence or wall not less than six feet (6') high. 4) Automobile storage space shall be provided as required by the La Quinta Municipal Code. 5) All buildings and structures shall not exceed fifty feet (50') in height, unless a height up to seventy-five (75') is specifically permitted under the provisions of the La Quinta Municipal Code. 7. MAINTENANCE CENTER Maintenance - A Conditional Use Permit application shall be required for any golf course maintenance facility proposed in a "MM' Planning Area. 8. TENNIS CENTER Tennis Center - A Site Development Permit application is required for recreational uses planned for the "TC" Planning Area. Tennis and other game courts shall comply with the design requirements of Section 9.60.150 of the Zoning Ordinance. Court lighting may be permitted. Other uses planned shall comply with any requirement addressed in the La Quinta Zoning Ordinance (i.e., swimming pools, etc.). TRAVERTINE LAND USE PLAN III -10 August 9, 1999 C. DESIGN GUIDELINES COMMUNITY 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 Travertine Specific Plan. b. Theme The project wide theme of the community is best described as "Desert". Individual "villages" shall contain details which are consistent with recognized features of one of these traditional desert styles: Mission, Southwest Traditional, Spanish Colonial, or Territorial. Designs for the Travertine Community may be contemporary or traditional interpretations of these styles, as long as they are 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. 2. ARCHITECTURE The integrity of the architectural character of the project will be maintained through the application of the guidelines stipulated within this plan throughout the entire site, and for each village. Every development proposal for the Travertine Specific Plan shall be reviewed by the City of La Quinta Planning Commission to assure it's conformance with the intent of the architectural guidelines stated and illustrated within this document. However, it is intended that other suitable designs which are not specifically mentioned in this document, but are consistent with the initial theme, may be considered and approved for use. TRAVERTINE LAND USE PLAN III -11 August 9, 1999 a. Color The base colors of all structures shall be limited to a palette of white, cream, tan, sand, light brown, mauve and other colors considered to be "earth tones". Primary colors may be used for accent only. b. Materials Roofing material shall be limited to ceramic or concrete - based materials, either flat or round -shake type tiles. 3. LANDSCAPE ARCHITECTURE The primary purpose of the design guidelines for landscape architecture is to ensure that landscape treatments and materials utilized in Travertine will enhance the high quality impression to be achieved while also complimenting the physical design and architectural features of the community. The master landscape plan will adhere to the following conditions as approved under the original specific plan: 1. The applicant shall provide landscape improvements in the perimeter setback areas or lots along Jefferson Street, 62nd Avenue and Madison Street. The conceptual landscape plan for public parkway areas shall be approved by the Planning Commission during review of a Site Development Permit and/or a subdivision map application for the applicable area. Seventy -percent (70%) of the trees planted in the parkway shall be specimen trees having a minimum caliper size of 1.5- to 2.5 -inches. Specimen trees shall be a minimum of 10 feet tall measured from the top of the container. 2. Landscape and irrigation plans for landscape lots, landscape setback areas, medians, common retention basins, and park facilities shall be prepared by a licensed landscape architect. Landscape and irrigation plans shall be approved by the Community Development Department. Landscape and irrigation construction plans shall be submitted to the Public Works Department for review and approval by the City Engineer. The plans are not approved for construction TRAVERTINE LAND USE PLAN III -12 August 9, 1999 until they have been approved and signed by the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. 3. 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 and private streets. 4. Slopes shall not exceed 3:1 in perimeter setbacks, medians, and other publicly or commonly maintained landscape areas. Unless otherwise approved by the City Engineer, common basins and parks shall be designed with turf grass surface which can be mowed with standard tractor -mounted equipment. 6. The applicant shall insure that landscaping plans and utility plans are coordinated to provide visual screening of above- ground utility structures. 7. Prior to approval of building permits, the applicant shall prepare a water conservation plan which shall include consideration of: A. Methods to minimize the consumption of water, including water saving features incorporated into the design of the structures, the use of drought tolerant and low-water usage landscape materials, and programs to increase the effectiveness of landscape and golf course irrigation, as recommended by CVWD and the State Department of Water Resources. B. Methods to maximizing groundwater recharge, including the consumption of groundwater recharge. C. Methods for minimizing the amount of water used for on-site irrigation, including the use of reclaimed water from sewage treatment facilities. The water energy plan shall be subject to review and acceptance by CVWD prior to final approval by the City Engineer. TRAVERTINE LAND USE PLAN 111-13 August 9, 1999 8. The existing trees on the site shall be incorporated into the landscape plan wherever feasible. A tree location plan shall be submitted to staff as part of the final landscape plan and prior to any site grading. 9. Applicant/developer shall submit a typical landscape plan for all golf course landscaping, which shall be designed to feature drought tolerant plant species, and the latest water conserving irrigation technology. The plan(s) shall be subject to initial review by the Planning Commission with subsequent final review and acceptance by CVWD prior to landscape construction. Evidence of CVWD acceptance shall be submitted to the County Development Department. 10. Desert or native plant species and drought resistant planting materials shall be required for at least 90% of non -golf course planting areas. Provisions shall also be made for planting materials which provide forage and nesting areas for nearby wildlife. Conceptual front yard landscaping plans shall be submitted for approval by the Planning Commission during consideration of any Site Development Plan application for approval of prototype house plans. 11. The applicant shall make provisions for continuous maintenance of landscaping and related improvements in landscaped setbacks, retention basins and other public or common areas until those areas have been accepted for maintenance by a homeowner's association (developments with private and/or gated interior streets) or the City's Landscape and Lighting District (developments without private or gated interior streets). The applicant shall maintain all other improvements until final acceptance, by the City Council, of all improvements within each map or phase. 12. The applicant shall provide an Executive Summary Maintenance Booklet for streets, landscaping and related improvements, perimeter walls, drainage facilities, or any other improvements to be maintained by a HOA. The booklet should include drawings of the facilities, recommended maintenance procedures and frequency, and a costing algorithm with fixed and variable factors to assist the HOA in planning for routine and long term maintenance. TRAVERTINE LAND USE PLAN 111-14 August 9, 1999 13. Desert or native plant species and drought resistant planning materials shall be required for at least 90% of non -golf course planting areas. Provisions shall also be made for planting materials which provide forage and nesting areas for nearby wildlife. D. MISCELLANEOUS CONDITIONS OF APPROVAL Listed below are conditions of approval that are applicable with respect to the specific plan land use, development standards processing. A complete set of the approved conditions of approval are contained in Chapter VI, Appendices by reference. 1. Upon City Planning Commission approval, a memorandum noting that the City Conditions of Approval for this development application exist and are available for review at City Hall and shall be recorded against the property with Riverside County. 2. The development shall comply with Exhibit "A", the specific plan for Specific Plan 94-026, 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. Prior to any initial tract map approval, the applicant/developer shall prepare an overall plan or program for the provision of comfort station locations for all maintenance employees. This plan or program shall indicate station locations and design parameters and standards, and shall be subject to review by the Community Development Department. Said plan or program shall indicate methods of providing such facilities, the parties responsible for so doing, and means for enforcement of procedures set forth in the plan or program. 4. 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 program for the project. TRAVERTINE LAND USE PLAN III -15 August 9, 1999 5. 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. 6. Prior to the issuance of a grading of building permit for construction of any building or use contemplated by this approval, the applicant shall obtain permits and/or clearances from the following applicable public agencies: • Fire Marshall • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside County Environmental Health Department • Coachella Valley Unified School District • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District • Coachella Regional Water Quality Control Board (NPDES Permit) • SunLine Transit • Media One • General Telephone The applicant is responsible for any requirements of the permits or clearances from those jurisdiction. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approvals and signatures of the plans. 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. 7. 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. TRAVERTINE LAND USE PLAN III -16 August 9, 1999 8. Any proposed entry gates and guard houses shall be subject to separate site development permits to insure adequate stacking/queuing space, fire access, etc. pursuant to Section 9.210.010 of the Zoning Ordinance. 9. 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 approval of a final map or filing of a Certificate of Compliance for waiver of 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 improvements which are located on privately -held lots or parcels. 10. 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. 11. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 12. The applicant shall employ or retain California registered civil engineers, geotechnical engineers, or surveyors, as appropriate, who will provide, or his aor her agents provide, sufficient supervision and verification of the construction to be able to furnish and sign accurate record drawings and certify compliance of all work with approved plans, specifications and applicable codes. 13. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans which were signed by the City Engineer. Each sheet of the drawings shall have the words "Record Drawings", "As - Built" or "As -Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. TRAVERTINE LAND USE PLAN III -17 August 9, 1999 14. The applicant shall pay all deposits and fees required by the City for plan checking and construction inspection. Deposit and fee amounts shall be those in effect when the applicant makes applications for the plan checks and permits. 15. Prior to approval of a final map or completion of any approval process for modifications 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. 16. The applicant shall pay all fees and deposits required by the City for processing, plan checking and construction inspection. The fee and deposit amount(s) shall be those which are in effect at the time the work is undertaken and accomplished by the City. 17. The applicant shall comply applicable provisions of the National Pollution Discharge Elimination System (NPDES) permit. 18. If the City finds it necessary to revise or abandoned 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 access routing. 19. 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 the FEIR, the General Plan Amendment, and/or the Specific Plan for this proj ect. Please refer to Chapter VI, Appendices, for a complete listing of all Conditions of Approval and Mitigation Measures. TRAVERTINE LAND USE PLAN III -18 August 9, 1999 Travertine Specific Plan IV. INFRASTRUCTURE PLAN A. CIRCULATION Exhibit 13 illustrates the Conceptual Circulation system proposed to serve the Travertine community. Exhibit 13A illustrates the Circulation Plan of the original Specific Plan. Jefferson Street will provide access to the project site from the north, entering the project site at the northwest corner and paralleling the western project boundary. Jefferson Street then makes a broad and sweeping curve to the east and transitions into 62nd Street. 62nd Street will offer access to the site from the east. The project site also abuts Madison Street on the eastern boundary. The primary entry into the Travertine community will take place at the intersection of 62nd Street and Madison Street. As illustrated in Exhibit 14, Jefferson Street, 62nd Street and Madison Street will all be improved as Primary Arterial streets, with a right-of-way of 100 feet, curb -to -curb -dimension of 76 feet, a 12 foot median island and a 12 foot parkway on each side of the street with sidewalks and landscaping. A series of local streets emanating from Jefferson Street and 62nd Street will serve the residential neighborhoods of the community. These local streets will have a typical right-of-way of 60 feet, curb to curb distances of 36 - 40 feet, and 10 - 12 foot parkways. Additionally, cul-de-sacs are planned to be utilized in certain local conditions within the project. The cul-de-sac streets will be comprised of 50 foot right-of-way, 32 - 36 foot curb to curb dimensions, and parkways of 7 - 9 feet on each side of the street. Exhibit 14 identifies the typical street cross sections and standards that will be utilized in the Travertine development. B. WATER Coachella Valley Water District has jurisdiction over domestic water service to the Travertine project. Currently, domestic water service lines exist in the area of the intersection of 58th and Madison, at the PGA West location. The development of project site will require the drilling of wells and the installation of service connections for on-site domestic water service. TRAVERTINE INFRASTRUCTURE PLAN IV -1 August 9, 1999 Exhibit 15 identifies the conceptual on-site water serve facilities that are required to provide domestic water to the community. As noted above, wells are required to be improved to serve the project site, with one well operable and available prior to the issuance of the first Certificate of Use and Occupancy. The project site will be served with a twenty-four inch main line within Jefferson Street/62nd street alignments. Twelve -inch lines will then feed off the main line to serve the individual developments along these public streets. Precise locations, alignments and sizes of water service facilities will be determined at the Tentative and Final Map stage of development, per the Coachella Valley Water District regulations and standards. C. SEWER The project site is presently served by the Coachella Valley Water District. The nearest existing sewer lines are located at 58th and Madison, at the PGA West site, approximately seven miles from the project boundaries. The on-site sewer facilities and improvements are shown on Exhibit 15. The facilities are comprised of a series of eight -inch sewer lines serving the individual developments and flowing into the main sewer line located within the Jefferson Street/62nd Street alignments. The main sewer line increases in size as it proceeds eastward, ranging in size from eight inches on the west side to twenty-four inches at Madison Street, where the line exits the project site. Final design criteria, location, alignment and sizing of sewer facilities will be determined at the Tentative and Final Map stage of development, pursuant to the processes and specifications of the Coachella Valley Water District. Additionally, individual development within the community will participate in those applicable assessment programs for the improvement of sewer facilities. D. GRADING & DRAINAGE As depicted on Exhibit 16, the conceptual grading plan for the development is consistent with the Hillside Conservation regulations of the City in that it avoids those areas with slopes greater than 20 percent. The area proposed to be graded is generally comprised of slopes of between 0 and 10 percent. The grading will maintain the natural orientation and drainage of the land. Future Tentative Maps will include detailed grading plans for review and approval by the City of La Quinta. TRAVERTINE INFRASTRUCTURE PLAN IV -2 August 9, 1999 All areas adjacent to General Plan designated open space areas shall comply with the requirements of Section 9.110.070 and 9.140.040 (Hillside Conservation Regulations) of the Zoning Ordinance. The Conceptual Drainage plan for the Travertine development, as illustrated in Exhibit 10, ensures that all residents of the community, as well as downstream properties, will be protected from periodic flooding that is experienced in the region. Exhibit 10 identifies the existing flows that come on to the project site, generally from the south and west. The plan also identifies the location, type and size of the various storm drain lines and facilities that are currently anticipated to be required to transmit storm runoff flows. More detailed engineering and design, consistent with design standards established by the City and Coachella Valley Water District, will be completed at the Tentative Map and Final Map stages of development, resulting in the precise location, alignment and sizing of all drainage facilities. Listed below are conditions of approval with respect to grading and drainage for the project site: 1. Graded but undeveloped land shall be maintained to prevent dust and blowsand nuisance. 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. 2. The applicant shall comply with the City's Fire Flood Protection Ordinance. 3. A thorough preliminary engineering, geological and soils engineering investigation shall be conducted. The report of the investigation ("the soils report") shall be submitted with grading plan. 4. A grading plan shall be prepared by a registered civil engineer and must meet the approval of the City Engineer prior to the issuance of a grading permit. The grading plan shall conform with the recommendations of the soils report and shall be certified as adequate by 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. TRAVERTINE INFRASTRUCTURE PLAN IV -3 August 9, 1999 5. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots within this development but not sharing common street frontage where the differential shall not exceed five feet. If the applicant is unable to comply with the pad elevation differential requirement, the City will consider and may approve alternatives that preserve community acceptance and buyer satisfaction with the proposed development. 6. 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. 7. 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. 8. 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 developed is responsible shall extend to the centerline of adjacent public streets. 9. 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 where the use of common retention is determined by the City Engineer to be impracticable. TRAVERTINE INFRASTRUCTURE PLAN IV -4 August 9, 1999 10. 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 homeowners' association or lot owner's association (HOA) shall be legally established and Covenants, Conditions and Restrictions (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 offsite 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. TRAVERTINE INFRASTRUCTURE PLAN IV -5 August 9, 1999 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. 11. 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. 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 except if incorporated into the golfing elements of the development. 12. All nuisance water shall be retained on-site. A trickling sandfilter and leachfield design approved by the City Engineer shall be installed to dispose and percolate nuisance water. 13. No fence or wall shall be constructed around retention basins except as approved by the Community Development Director and the City Engineer. 14. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 15. 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. 16. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 17. If any portion of the 100 -year, 24-hour storm flow from this development is to be conveyed directly or indirectly to the Whitewater Storm Excavation Channel or the La Quinta Evacuation Channel or will otherwise drain to water bodies subject to the NPDES, the applicant may be required to TRAVERTINE INFRASTRUCTURE PLAN IV -6 August 9, 1999 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 and methods of treatment or screening shall meet the approval of the City Engineer and CVWD. Please refer to Chapter VI, Appendices, for a complete listing of all Conditions of Approval and Mitigation Measures. TRAVERTINE INFRASTRUCTURE PLAN IV -7 August 9, 1999 The Keith CompenieslMMC EXHIBIT 13 QEVEL0PMENT C cu c O -1--j co U �1 U The Keith CompenleelMMC ESTATFJ1OMFS "' / t Quarry 1.7 miles EXHIBIT 13A .• Islam • _ -,. \C t ~ u _ � :; . q- Com; -A _ �w "f I Q� ` • • - •(� •� � l . � �•`• � .,� E �i1a RESORT HOMES l*• - �.�+, , } �. Y ' 3I�is/f.*l 'wry" RES OR HOMESP C £ EST�1 H7ME5 Y ,. f ti •r HO RANGE REORT HOMES r: • ° �i h �' - .. .. CLUB 3f0v3r • ip j � f 4 `� ��1 P ,/ fr '�3".•' ��Y r`"��` 9 ay�y1 r r V OPEN SPACE rrAn 4 i { 0 GO F GOLF yf 1 Aa !�. 'ESTATE HOMES LMAR+MANCE f ' t RESURTHOMES r li 2 rte• .. - ;•o '_ ,✓ / RESORT HOMES - - - RESORT -- -- .. Aa=mom Secondary Arterial �F `� r' 6 �L nmm�o101nmimau Local Street GOLF `#STATE HOMES 1. kcLvq H011SAr y . 5, '• VILLA HOMES CT1C -GOLF RANGE VILLA HOMES f • O • a f + RESORT HOTM 13 COMMERCIAL TENNIS CLUB ! , i OLF may..-- •.�: . � �� ,.,'�.. L LAMAINTENANCE w b 400 am 11no s La 61uir la. Capt nia I..I..r ■0 -6-0 CU U L 1 L J The Keith CompenleelMMC k4. I -Cu4g CURB -y 12' _�- 32'-}- 12, �J 32' - t 17 1M. Primary Arterial F1 I 8f1' Local Street R j pA 1 j ❑Rkl CURB T IF # 3Z-36' T 9 SCP Cul -De -Sac k 16' - - 16'z Private Local Street (Parking Restricted on One Side) i CV 3-1 14' W 14' 28' Private Local Street (Parking Restricted on Both Sides) ff ANY DEVELOPMENT FIA EXHIBIT 14 V) IC O :6-j U CD t� U) Cu V A The Keith ComponfeelMMC EXHIBIT 15 DEVEL0PMENT cu n� W n� rWn v / L cu Th• Keith ComponlesIMMC I EXHIBIT 16 0 100 2W 4W IDEVELOPMENT UVO M, E. UTILITIES Southern California Gas Company provides the natural gas to the project site. Electric service to Travertine will be provided by Imperial Irrigation District. Telephone service is provided by General Telephone. The applicant will comply with the requirements of the Imperial Irrigation District as stated in the District's letters dated November 15, 1994, and April 29, 1999, on file in the City of La Quinta. All existing and proposed utilities within or immediately adjacent to the proposed development shall be installed underground. Power lines with voltage higher than 35Kv are exempt from this requirement. F. PUBLIC FACILITIES & SERVICES TRANSPORTATION The Travertine community will be accessed by public streets, constructed by the developers, dedicated to and maintained by the City of La Quinta. Travertine will incorporate those measures adopted by the City of La Quinta which promote public transit, should the Travertine community be determined to be an area of demonstrated demand in the future. The developer will also provide public transit amenities as required by Sunline Transit and/or the City Engineer. 2. SOLID WASTE Services associated with the collection and disposal of solid waste generated within the Travertine community will be operated and administered by Waste Management of the Desert. Individual developments within Travertine will implement measures that will be consistent with City regulations designed to reduce solid wastes, pursuant to AB 939. 3. FIRE PROTECTION Fire protection service is provided to the City of La Quinta and the project site by the Riverside County Fire Department. Presently, the Fire Department occupies two fire stations within the City; Station No. 32 located on 52nd Street west of Washington Street, and Station No. 70 located at the intersection of Madison Street and 54th Avenue. TRAVERTINE INFRASTRUCTURE PLAN IV -13 August 9, 1999 Emergency medical paramedic services are currently provided to the City by Springs Ambulance Service, a private paramedic ambulance agency. All water mains and fire hydrants providing the required fire flows will be constructed in accordance with the City Fire Code in effect at the time of development. In addition, the level of service required for Travertine will be aligned with the criteria for Category II - Urban as outlined in the Fire Protection Master Plan as follows: A. Fire station located within three miles B. Receipt of full "first alarmed" assignment with 15 minutes A fiscal impact analysis will be prepared to identify a funding source to mitigate any impacts associated with any capitol costs and the annual operating costs necessary for an increased level in service. This analysis will be subject to review and approval by the Riverside County Fire Department and the City of La Quinta. 4. POLICE PROTECTION Law enforcement services are provided to the project site and the City of La Quinta through a service contract with the Riverside County Sheriff Department. The Sheriff Department will provide service to the project site from existing facilities located at 82-695 Dr. Carreon Boulevard in the City of Indio. The current service agreement between the City and the Sheriffs Department provides protection on a 24-hour basis, seven days per week. The Sheriffs Department utilizes seven patrol deputies which result in typical response times of five minutes throughout the City. Existing personnel can adequately provide law enforcement services to the project site. 5. COMMUNITY SERVICES & FACILITIES An existing 2,065 square foot public library, located in the Village and operated by the Riverside County Library System, serves the City of La Quinta. The City of La Quinta is served by two school districts; the Coachella Valley Unified School District and the Desert Sands Unified School District. While no school sites are proposed within the Travertine project site, future development of Travertine will TRAVERTINE INFRASTRUCTURE PLAN IV -14 August 9, 1999 comply with all applicable regulations and fee programs adopted by the City of La Quinta. The applicant will comply with all requirements of the Coachella Valley Unified School District, as stated in the District's letter dated November 16, 1994, on file with the City of La Quinta. With respect to fees, the applicant will provide the Community Development Department with written clearance from the Desert Sands Unified School District and the Coachella Valley Unified School District stating that per-unit impact fees have been paid. The applicant will also pay the school impact mitigation fee. The greater of $2.72 per square foot of residential floor area with a cap of $6,000 per unit or the State required fee, which ever is greater. 6. WATER SERVICES The applicant will comply with the requirements of the CVWD as stated in,the CVWD letter dated December 28, 1994, on file in the City of La Quinta. During project development, all irrigation facilities will be designed to utilize reclaimed or canal water sources when such sources become available. These facilities and improvements will be installed at no cost to the CVWD or the City of La Quinta. 7. RECREATION The applicant will meet the City Parks and Recreation Master Plan dedication requirements as set forth in Section 13.24.030, La Quinta Municipal Code and in compliance with the goals and policies of the La Quinta Parks and Recreation Master Plan. This requirement shall be satisfied prior to the approval of any final map. G. MISCELLANEOUS CONDITIONS OF APPROVAL The applicant shall install arterial street improvements on Madison Street and Jefferson Street conforming to either Option A, or Option B. In either option, prior to designing any street improvements for Madison Street south of Avenue 60, the Applicant shall select a street alignment acceptable to the City and County. TRAVERTINE INFRASTRUCTURE PLAN IV -15 August 9, 1999 Option A - (Madison I". Jefferson 2'a Madison Street: Avenue 58 to Avenue 60 (located in County jurisdiction) - Overlay and improve existing pavement as needed to achieve structural thickness to accommodate a traffic index of 8, and widen pavement to provide 40 feet of pavement from edge to edge (20 feet on each side of centerline) pursuant to Riverside County requirements for interim street improvements. 2. Avenue 60 to 62 in portion not adjacent to Specific Plan Area - Construct a 20 -foot wide south bound travel lane and a 9 -foot wide landscaped median on the west side of the approved centerline and a 20 -foot wide north bound lane on the east side of the approved centerline. Credits or reimbursement from the City's Developer Impact Fee will be provided for the landscaped median improvements only. 3. Avenue 60 to 62 in portion adjacent to Specific Plan Area - Construct 55 -foot half -width General Plan street improvements for a Primary Arterial Street on the west side of the approved centerline including a 6 -foot wide sidewalk and perimeter landscaping from back of curb to property line; and a 20 -foot wide north bound lane on the east side of the approved centerline. Jefferson Street: 1. Madison to Avenue 62 - Construct 100 -foot full width General Plan street improvements for a Primary Arterial Street including a 6 -foot wide sidewalk on both sides and perimeter landscaping from back of curb to property line. Credits or reimbursement from the City's Developer Impact Fee may be provided for arterial core improvements (i.e., one traffic lane on each side of median and the landscaped median) if core improvements are included in the Development Impact Fee ordinance in the future; likewise for all improvements on west side of centerline adjacent to BLM land. 2. All portions north of Avenue 62 contiguous to Specific Plan Area - After right of way across BLM land has been acquired, construct 100 -foot full width General Plan street improvements for a Primary Arterial Street including a 6 -foot wide sidewalk on both sides and perimeter landscaping from back of curb to property line. Credits or reimbursement from the City's Developer Impact Fee may be provided for arterial core improvements (i.e., one traffic lane on each side of median and the landscaped median) if core TRAVERTINE INFRASTRUCTURE PLAN IV -16 August 9, 1999 improvements are included in the Development Impact Fee ordinance in the future; likewise for all improvements on west side of centerline adjacent to BLM land. 3. Portions not -contiguous or adjacent to Specific Plan Area - Applicant shall participate in cost of full -width street improvements (to be constructed by others) including a 6 -foot wide sidewalk on both sides in the offsite portions of realigned Jefferson Street north to Avenue 58 that cross federal government land via cost participation method that prorates the cost via an appropriate benefit basis, if the street segments in question are not included in the Development Impact Fee in the future. Option B - (Jefferson V, Madison 2"d) Jefferson Street: 1. Madison to Avenue 62 - Construct 100 -foot full width General Plan street improvements for a Primary Arterial Street including a 6 -foot wide sidewalk on both sides and perimeter landscaping from back of curb to property line. Credits or reimbursement from the City's Developer Impact Fee may be provided for arterial core improvements (i.e., one traffic land on each side of median and the landscaped median) if core improvements are included in the Development Impact Fee ordinance in the future; likewise for all improvements on west side of centerline adjacent to BLM land. 2. All portions north of Avenue 62 contiguous to Specific Plan Area - After right of way across BLM land has been acquired, construct 100 -foot full width General Plan street improvements for a Primary Arterial Street including a 6 -foot wide sidewalk on both sides and landscaped and parkway. Credits or reimbursement from the City's Developer Impact Fee may be provided for arterial core improvements (i.e., one traffic lane on each side of median and the landscaped median) if core improvements are included in the Development Impact Fee ordinance in the future; likewise for all improvements on west side of centerline adjacent to BLM land. 3. Portions not -contiguous or adjacent to Specific Plan Area north to Avenue 58 - Construct arterial core street improvements (i.e., landscaped median and one 20 -foot wide lane on each side of the median) in the realigned Jefferson Street right of way including landscaped median. In segments that cross federal government land, construct full -width Primary Arterial street improvement, including a 6 -foot wide sidewalk on both sides and landscaped parkway. Applicant shall bear prorata share of improvement cost TRAVERTINE INFRASTRUCTURE PLAN IV -17 August 9, 1999 via a cost participation method that prorates the cost via an appropriate benefit basis, if the segments crossing government land are not included in the Development Impact Fee in the future. Avenue 58: Jefferson Street to Madison Street - Overlay and improve existing pavement as needed to achieve structural thickness to accommodate a traffic index of 8, and widen pavement to provide 40 feet of pavement from edge to edge (20 feet on each side of centerline) pursuant to City of Riverside County requirements for interim street improvements. Madison Street: Avenue 60 to 62 in portion adjacent to Specific Plan Area - Construct 55 - foot half width General Plan street improvements for a Primary Arterial Street on the west side of the approved centerline including a 6 -foot side sidewalk and perimeter landscaping from back of curb to property line; and a 20 -foot wide north bound lane on the east side of the approved centerline. 1. 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. 2. Jefferson Street (includes former segment of Avenue 62 west of Madison) - Provide right of way from Travertine Specific Plan area for a Primary Arterial as required by Specific Alignment plans resulting from Jefferson Street Realignment Study. 3. Madison Street: North of Avenue 62 - Primary Arterial - half of 110' right of way for all Travertine Specific Plan frontage. South of Avenue 62 - Half of Wright of way for Secondary Arterial to south property line of maintenance facility. At the north end of this segment, the applicant shall dedicate right of way as required by the City Engineer to match centerline alignment of Madison Street where it crosses Avenue 62. This portion of the dedication is subject to partial reimbursement by the City. Adjacent to the proposed maintenance facility, the applicant shall dedicate full width right of way. TRAVERTINE INFRASTRUCTURE PLAN IV -18 August 9, 1999 South of proposed facility - Local Street - half of 60' right of way. 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 by the City. 4. The applicant shall create setback lots, of widths noted adjacent to the following public street rights-of-way: A. Jefferson Street - 20 -feet B. Madison Street - 20 -feet C. 62nd Avenue - 20 -feet Widths may be used as average widths for meandering wall designs. If interior streets are private, the dedication shall be to a homeowners' association. If interior streets are public, the dedication shall be to the City. Where sidewalks, bikepaths, and/or equestrian trails are required, the applicant shall dedicate blanket easements over the setback lots for those purposes. 5. The applicant shall vacate vehicle access rights to Jefferson Street, Madison Street and 62nd Avenue from lots abutting the streets. Access to these streets shall be restricted to that shown on the "Circulation" diagram in the specific plan. 6. 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. 7. 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 TRAVERTINE INFRASTRUCTURE PLAN IV -19 August 9, 1999 such easements are approved by the City Engineer. 8. 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 the tentative tract map, 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. 9. 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. Estimates for utilities and other improvements under the jurisdiction of outside agencies shall be approved by those agencies. 10. 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. 11. The applicant shall pay cash or provide security in guarantee of cash payment for applicant's required share of future improvements to be constructed by others (deferred improvements). Deferred Improvements for this development include: A. Traffic signal at 62nd Avenue and Madison Street - 50% cost participation. The applicant's obligations for all or a portion of the deferred improvements may, at the City's option, be satisfied by participation in major thoroughfare improvement program if this development becomes subject to such a program. TRAVERTINE INFRASTRUCTURE PLAN IV -20 August 9, 1999 12. 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. "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. 13. 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. 14. The applicant shall be responsible for the cost of environmental studies or reports required in the realignment and/or construction of Jefferson Street south of 58`h Avenue and 62nd Avenue west of Madison Street. The applicant may seek reimbursement for portions of the cost of said reports from other benefitting properties through any assessment districts which may be formed for improvement of Jefferson Street or through entering a reimbursement agreement with the City in accordance with the City's reimbursement policy. 15. The City is contemplating adoption of a major 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 may be subject to the provisions of the ordinance. TRAVERTINE INFRASTRUCTURE PLAN IV -21 August 9, 1999 If this development is not subject to a major thoroughfare improvement program, the applicant shall design and construct street improvements as listed below. 16. 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 & Parking 3.0" a.c./4.50" a.b. Areas 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. 17. 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. 18. The City Engineer may require reasonable 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. TRAVERTINE INFRASTRUCTURE PLAN IV -22 August 9, 1999 19. PRIVATE STREETS AND CUL DE SACS Residential - 36 -feet wide if double loaded (buildings on both sides), 32 -feet if single loaded. Street widths should comply with the requirements of the circulation element (Table CIR-2) of the General Plan. 2. Collector (> 300 homes or 3,000 vpd) - 40 -feet wide. 20. 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. 21. Access points and turning movements of traffic shall be restricted to locations shown on the "Circulation" diagram of the specific plan subject to review by the Planning Commission and the City Council during review of the subdivision map application(s). 22. Prior to occupancy of completed buildings within the development, the applicant shall install traffic control devices and street name signs along access roads to those buildings. Please refer to Section VI, Appendices for a complete listing of all Conditions of Approval and Mitigation Measures. TRAVERTINE INFRASTRUCTURE PLAN IV -23 August 9, 1999 Travertine Specific Plan V. IMPLEMENTATION MEASURES & ADMINISTRATION A. PROCEDURES The entitlement procedures required for future development applications within the Travertine community 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 and may include, but is not limited to those programs as outlined below: ■ Developer contribution with reimbursement agreements; ■ Developer contribution with credits against fees; ■ City of La Quinta (Capital Improvement program); ■ Public financing (Community Facilities District); ■ Public Financing (Assessment District). The final financing arrangements, including required participation agreements, shall be determined at the Tentative Map stage of development and shall be reviewed and approved by the City of La Quinta as well as all affected agencies. TRAVERTINE IMPLEMENTATION MEASURES & ADMINISTRATION V-1 August 9, 1999 C. PHASING PLAN The primary intent of the phasing of the Travertine development, as depicted in Exhibit 17, 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, as development in Travertine and the surrounding community continues, market conditions as well as infrastructure design and improvements may evolve and change, resulting in various revisions to the phasing program anticipated and described herein. These revisions, upon the review and confirmation by of 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. 1. 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. TRAVERTINE IMPLEMENTATION MEASURES & ADMINISTRATION V-2 August 9, 1999 The Keith CompenleellililliMC s WWGE :RE -1 ©*17.7AC. a % Y% Phase I Phase II F7777 , 7771 Phase III Phase IV LAND USE SUMMARY PLANNING LAND USE AREA . .. . % , DWELLING RE -1 VERY LOW DENSITY RESIDENTIAL - RE_2., VERY LOW DENSITY RESIDENTIAL 2.0 72.9 199 MEDIUM DENSITY RESIDENTIAL ■ x J a' 264 R MEDIUM DENSITf RESIDENTIAL 307 4.6 AU MEDIUM DENSITY RESIDENTIAL 4.6 65.1 ('MAI MEDIUM DENSITY RESIDENTIAL • x x = 243 4.3 MEDIUM DENSITY RESIDENTIAL RfH x x ' '2?ZAC x x% Y;.• r C 10 AC •.= It x x x, x x x MED. HIGH DENSITY RESIDENTIAL MED. HIGH DENSITY RESIDENTIAL GOLF COURSE (north) GOLF COURSE (wufh) MAINTENANCE MAINTENANCE TENNIS CLUB RESORT I HOTEL. COMMERCIAL JEFFERSON ST PROJECT TOTAL ACRES DWELLING DENSITY UNITS 17.7 35 2.0 72.9 199 2.0 57.1 264 4.6 66.7 307 4.6 46.1 214 4.6 65.1 264 4.1 56.6 243 4.3 13.3 121 9.2 71.1 653 9.2 187.8 189.7 3.2 0.9 3.7 27.2 10.0 20.1 909.2 2,300 EXHIBIT 17 cu D. MAINTENANCE PLAN The primary objective of the Maintenance Plan is to ensure that the Travertine community establishes and maintains the highest standards of quality with regard to the upkeep of improvements and facilities. Common landscape areas and/or recreational facilities within individual developments will be maintained by the particular Homeowners Association governing that development. The resort complex is to be privately owned and maintained. The golf courses are also to be privately owned and maintained. Landscaping within the Public streets right-of-way is proposed to be maintained by the Home Owners Association. Entry monumentation, master common landscape areas, and other areas commonly owned shall be maintained by a Master Property Owners Association established by the developer. The following matrix, Table 5-1, identifies the maintenance responsibilities for the Travertine development. TRAVERTINE IMPLEMENTATION MEASURES & ADMINISTRATION V-4 August 9, 1999 TABLE 5-1 MAINTENANCE RESPONSIBILITIES TRAVERTINE IMPLEMENTATION MEASURES & ADMINISTRATION V-5 August 9, 1999 city Master POA HOA Private Major Entries ■ Public Streets (Landscaping) ■ Private Streets ■ Master Common Landscape ■ Golf Course ■ Rec. Facilities ■ ■ ■ Resort Complex ■ Commons Landscape ■ TRAVERTINE IMPLEMENTATION MEASURES & ADMINISTRATION V-5 August 9, 1999 E. AMENDMENTS This specific plan shall be subject to the requirements of Section 9.240.010 (Specific Plan Review) of the Zoning Ordinance. Please refer to Chapter VI, Appendices, for a complete listing of all Conditions of Approval and Mitigation Measures. TRAVERTINE IMPLEMENTATION MEASURES & ADMINISTRATION V-6 August 9, 1999 PH #C STAFF REPORT PLANNING COMMISSION DATE: JULY 27, 1999 CASE NO.: SPECIFIC PLAN 94-026, TIME EXTENSION #1 APPLICANT/ PROPERTY OWNER: TRAVERTINE CORPORATION (MR. JAMES E. LENNON, PRESIDENT) REPRE- SENTATIVES: THE KEITH COMPANIES AND WINCHESTER DEVELOPMENT COMPANY, LLC LOCATION: TO THE SOUTH OF 60TH AVENUE, NORTH OF 64TH AVENUE AND WEST OF MADISON STREET REQUEST: APPROVAL OF A SPECIFIC PLAN TIME EXTENSION OF DEVELOPMENT STANDARDS AND DESIGN GUIDELINES FOR A MASTER PLANNED COMMUNITY OF 2,300 DWELLING UNITS, A 500 -ROOM HOTEL AND OTHER COMMERCIAL USES ORIENTED AROUND TWO 18 HOLE GOLF COURSES ON APPROXIMATELY 909.2 ACRES. GENERAL PLAN DESIGNATION: LOW DENSITY RESIDENTIAL (LDR), TOURIST COMMERCIAL (TC), NEIGHBORHOOD COMMERCIAL (NC) AND GOLF COURSE OPEN SPACE (G) ZONING DESIGNATIONS: VERY LOW DENSITY RESIDENTIAL (RE 1-2), MEDIUM DENSITY RESIDENTIAL (RR 1-5), MEDIUM HIGH DENSITY RESIDENTIAL (VR 1-2), RESORT/HOTEL (R/H), COMMERCIAL (C), GOLF COURSE (GC), TENNIS CLUB (TC) AND MAINTENANCE (M) STPCSP26-35/RESOSP26-35 CONDSP26-35 1 On June 6, 1995, the City Council certified an Environmental Impact Report and approved design guidelines and development standards for the Travertine Specific Plan (SP 94-026), a master planned development of 2,300 housing units, a 500 -room hotel and commercial uses oriented around two 18 -hole golf courses on approximately 909.2 acres generally bounded on the north by 60th Avenue, 64th Avenue on the south, and Madison Street on the east (see Attachments 1 and 2). Condition #7 of Resolution 95-39 requires a review of the Specific Plan by the Planning Commission on or before June 6, 1999. The Travertine project is located approximately one mile south of The Quarry and PGA West. The extension of Jefferson Street south of PGA West shares primary internal access to the community and connects Madison Street, the location of the development's future primary commercial activities. A tennis club, situated on 3.7 acres, will be located at the southeast corner of the project, and will serve residents and visitors. On April 9, 1999, the applicant submitted a request for an extension of time and review of the Specific Plan (see Attachment 3). Various exhibits and tables within the Travertine Specific Plan have also been updated and/or revised to integrate the Conditions of Approval and EIR mitigation measures by showing an environmental buffer, removing the time limitation, and clarifying the timing for construction of Madison Street and Jefferson Street. Public Notice - The time extension (periodic review) request was advertised in the Desert Sun newspaper on July 12, 1999. All property owners within 500 -feet of the site were mailed a copy of the public hearing notice. Any comments received will be handed out at the meeting. Public ency Comments - Public agencies and City departments were sent a copy of the request on April 13, 1999, requesting comments by May 5, 1999. All written correspondence is on file with the Community Development Department. All applicable comments have been incorporated into Conditions of Approval for this case. STATEMENT OF MANDATORY FINDINGS: Findings necessary to approve this request can be made and are contained in the attached Resolution. STPCSP26-35/RESOSP26-35 CONDSP26-35 0 0 2 Adopt Planning Commission Resolution 99-_, approving an extension of time for Specific Plan 94-026, subject to the recommended Conditions. Attachments: 1. Location Map Exhibit 2. SP 94-026 Land Use Exhibit 3. Letter from Mr. James S. Lennon dated April 9, 1999 4. Specific Plan Document dated July 20, 1999 Prep Td4&-,d'ell, Associate Planner STPCSP26-35/RESOSP26-35 CONDSP26-35 3 Submitted by: Christine di lorio, Pia ning Manager OC3 IJ PLANNING COMMISSION RESOLUTION 99-061 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A TIME EXTENSION OF THE DESIGN GUIDELINES AND DEVELOPMENT STANDARDS FOR A MASTER PLANNED COMMUNITY OF 2,300 SINGLE FAMILY HOUSES, A 500 ROOM HOTEL, AND OTHER COMMERCIAL FACILITIES ORIENTED AROUND GOLF COURSE FAIRWAYS ON APPROXIMATELY 909 + ACRES (SPECIFIC PLAN 94-026) LOCATED ON THE SOUTH SIDE OF AVENUE 60 AND NORTH OF AVENUE 64 AND WEST OF MADISON STREET CASE NO.: SPECIFIC PLAN 94-026, TIME EXTENSION #1 APPLICANT: TRAVERTINE CORPORATION WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 27th day of July, 1999, hold a duly noticed Public Hearing for an extension of time for design guidelines and development standards for a master planned community of 2,300 housing units, a 500 room hotel, and other supplemental commercial uses oriented around golf course fairways on approximately 909 + acres, generally located between Avenues 60 and 64 and westerly of Madison Street, more particularly described as: Portion of the N'/z and S'/z of Section 5, T7S, R7E, Sections 3 and 4, T7S, R7E and N'/z and S'/2 of Section 33, T6S, R7E S.B.B.M. (APN: 753-040-009, -023, 753-050-007, -008, -013, -014, -017, -019, -024, -025, -028, -029, 753-060-004, 753-070-003, -005, -010, -011, 753-080-001, -003, 753-130-001, -003, -005, -007, -009, 753-120-023, 761-030-001, 761-040-003, 761-110-011, 761-120-001, -009, -013, -015, -025, 761-130-001, -017) WHEREAS, the City Council of the City of La Quinta, California, did on the 611 day of June, 1995, approve Specific Plan 94-026 and certify its accompanying EIR (State Clearinghouse No. 941 12047) permitting design guidelines and development standards for development of a mixed use development on approximately 909 acres by adoption of Resolution 95-39. WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify an extension of time for SP 94- 026: 1. Mitigation measures have been required for the project to reduce environmental impacts associated with development of this project. RESOPCSP26Traver - 35 Planning Commission Resolution 99-061 Specific Plan 94-026 (Extension #1) Travertine Corp. July 27, 1999 2. Specific plan project implementation will ultimately create new jobs for facilities construction, future development construction, the provision of public services for a larger population base, and to staff new business and operations associated with the SP 94-026. 3. Improvements to local roadways will occur that will increase efficiency and local access. 4. Implementation of the project will indirectly result in the elimination of the negative impacts associated with vacant property in favor of a quality housing and commercial development. 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 Planning Commission in this case; and 2. That it does hereby approve an extension of time for SP 94-026 for the reasons set forth in this Resolution and subject to the attached revised conditions for Specific Plan 94-026. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planhing Commission, held on this 27th day of July, 1999, by the following vote, to wit: AYES: Commissioners Abels, Butler, Robbins, Tyler and Chairman Kirk NOES: None ABSENT: None ABSTAIN: None T]QM,K4RK, Chairman City of La Quinta, California RESOPCSP26Traver - 35 Planning Commission Resolution 99-061 Specific Plan 94-026 (Extension #1) Travertine Corp. July 27, 1999 ATTEST: jfnR Y HER , Community Development Director Cit of L.a uinta, California RESOPCSP26Traver - 35 PLANNING COMMISSION RESOLUTION 99-061 CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 94-026 (TIME EXTENSION #1), TRAVERTINE JULY 27, 1999 ENFRAI_ The development shall comply with Exhibit "A" of Specific Plan 94-026 (Time Extension #1) and those exhibits contained in the Final EIR and Mitigation Monitoring Plan. The developer shall update the plan after review approval by the Planning Commission and submit seven (7) copies of the final Specific Plan document to the Community Development Department by August 27, 1999. 2. The mitigation measures contained in the Technical Appendix shall be incorporated into the various Chapters of the Specific Plan document. The Specific Plan document shall be revised as follows: 3. Page III -2: Add to the end of the fourth paragraph the following: "provided approval is granted by the Planning Commission and City Council during review of the future subdivision map applications." 4. Page III -7: Add Estate Homes Development Standard #15, "All houses planned for this District shall be subject to review by the Community Development Director and meet the requirements of Section 9.60.340 (Custom Home Design Guidelines) of the Zoning Ordinance." 5. Page III -9: Add Resort Homes Development Standard #15, "Any residential development proposal shall be subject to review by the Planning Commission pursuant to Sections 9.210.010 (Site Development Permit) and 9.60.330 (Residential Tract Development Review) of the Zoning Ordinance." 6. Page III -9: Villas Permitted Uses, Revise Item #5 as follows: "Churches, educational institutions, public libraries, museums and art galleries not operated for compensation shall only be allowed in VR -1 Planning Areas, subject to approval by the Planning Commission." 7. Page III -11: Add Villas Development Standard #15, "Any residential development proposal shall be subject to review by the Planning Commission pursuant to Sections 9.210.010 (Site Development Permit) and 9.60.330 (Residential Tract Development Review) of the Zoning Ordinance." P: IGREGIC0ASP94-026X.wpd - Page 1 of 12 Conditions of Approval Specific Plan 94-026 (Ext. #1) - Travertine July 27, 1999 8. Page III -11: Add the following new section to the bottom of this page: "Resort/Hotel - The permitted uses and development standards of this planning area shall conform to the requirements of the Tourist Commercial District pursuant to Section 9.70.070 of the Zoning Ordinance." 9. Page III -12: Commercial Permitted Uses/Development Standards, Replace as follows: "The permitted uses and development standards of the Neighborhood Commercial District of the Zoning Ordinance (Section 9.70.060) shall be used to review projects in this planning area." 10. Page III -15: Add the following provision before the Design Guidelines Section: "Maintenance - A Conditional Use Permit application shall be required for any golf course maintenance facility proposed in a "MN" Planning Area." 11. Page III -15: Add the following provision after the above-mentioned section: "Tennis Club - A Site Development Permit application is required for recreational uses planned for the 'TC" Planning Area. Tennis and other game courts shall comply with the design requirements of Section 9.60.150 of the Zoning Ordinance. Court lighting may be permitted. Other uses planned shall comply with any requirement addressed in the La Quinta Zoning Ordinance (i.e., swimming pools, etc.)." 12. Page III -17: Add to Condition #70 the following: "The conceptual landscape plan for public parkway areas shall be approved by the Planning Commission during review of a Site Development Permit and/or a subdivision map application for the applicable area. Seventy -percent (70%) of the trees planted in the parkway shall be specimen trees having a minimum caliper size of 1.5- to 2.5 -inches. Specimen trees shall be a minimum of 10 feet tall measured from the top of the container." 13. Page III -17: Modify the second sentence of Condition #72 to state: "Use of lawn shall be minimized with no lawn or spray irrigation within 18 -inches of curbs along public and private streets." 14. Page III -18: Add at the end of Condition #79: "Conceptual front yard landscaping plans shall be submitted for approval by the Planning Commission during consideration of any Site Development Plan application for approval of prototype house plans." 15. Page IV -2 (Water): Revise last sentence of first paragraph to: "Precise locations, alignments and sizes of water service facilities will be determined at the Tentative and Final Map stage of development, per CVWD regulations and standards." 16. Page IV -2 (Sewer): Revise fourth sentence of second paragraph: "Final design criteria, location, alignment and sizing of sewer facilities will be determined at the P-.IGREGIC0ASP94-026Lwpd - Page 2 of 12 1 Conditions of Approval Specific Plan 94-026 (Ext. #1) - Travertine July 27, 1999 Tentative and Final Map stage of development, pursuant to the processes and specifications of CVWD." 17. Page V-6: E. Amendments, Add the following: "This specific plan shall be subject to the requirements of Section 9.240.010 (Specific Plan Review) of the Zoning Ordinance." 18. 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. 19. 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. 20. 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 (includes former segment of 62nd Avenue west of Madison Street) - Provide right of way from Travertine Specific Plan area for a Primary Arterial as required by Specific Plan alignment plans resulting from Jefferson Street Realignment Study. B. Madison Street: North of 62nd Avenue - Primary Arterial - half of 110 -foot right of way for all Travertine Specific Plan frontage. South of 62nd Avenue - Half of 88 -foot right of way for Secondary Arterial to south property line of maintenance facility. At the north end of the segment, the applicant shall dedicate right of way as required by the City Engineer. to match centerline alignment of Madison Street where it crosses 62nd Avenue. This portion of the dedication is subject to partial reimbursement by the City. PAGRE61C0ASP94-026X.wpd - Page 3 of 12 Conditions of Approval Specific Plan 94-026 (Ext. #1) - Travertine July 27, 1999 Adjacent to the proposed maintenance facility, the applicant shall dedicate full width right of way. South of proposed facility - Local Street - half of 60 -foot right of way. 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. 21. The applicant shall dedicate 10 -foot wide public utility easements contiguous with and along both sides of all private streets. 22. The applicant shall create setback lots, of widths noted, adjacent to the following public street rights-of-way: Jefferson Street - 20 feet Madison Street - 20 feet 62"d Avenue - 20 feet Widths may be used as average widths for meandering wall designs. If interior streets are private, the dedication shall be to a homeowner's association. If interior streets are public, the dedication shall be to the City. Where sidewalks, bike paths, and/or equestrian trails are required, the applicant shall dedicate blanket easements over the setback lots for those purposes. 23. The applicant shall vacate vehicle access rights to Jefferson Street, Madison Street and 62"d Avenue from lots abutting the streets. Access to these streets shall be restricted to that shown on the "Circulation" diagram in the specific plan. 24. 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. P: IGREGICOASP94-026lLwpd . Page 4 of 12 Conditions of Approval Specific Plan 94-026 (Ext. #1) - Travertine July 27, 1999 25. 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. 26. 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. 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. 27. 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 the tentative tract map, 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. 28. 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. Estimates for utilities and other improvements under the jurisdiction of outside agencies shall be approved by those agencies. 29. 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. 30. The applicant shall pay cash or provide security in guarantee of cash payment for applicant's required share of future improvements to be constructed by others (deferred improvements). P:10REMC0ASP94-026X.wpd - Page 5 of 12 Conditions of Approval Specific Plan 94-026 (Ext. #1) - Travertine July 27, 1999 Deferred improvements for this development include: A. Traffic signal at 62"d Avenue and Madison Street - 50% cost participation. The applicant's obligations for all or a portion of the deferred improvements may,. at the City's option, be satisfied by participation in a major thoroughfare improvement program if this development becomes subject to such a program. 31. 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. "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. 32. 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. 33. 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. 34. The applicant shall comply with the City's Flood Protection Ordinance. P-1GREGICOASP94-ONLwpd - Page 6 of 12 Conditions of Approval Specific Plan 94-026 (Ext. #1) - Travertine July 27, 1999 35. 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. 36. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots within this development but not sharing common street frontage where the differential shall not exceed five feet. If the applicant is unable to comply with the pad elevation differential requirement, the City will consider and may approve alternatives that preserve community acceptance and buyer satisfaction with the proposed development. 37. 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 6.10, 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. 38. 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. 39. 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 developed is responsible shall extend to the centerline of adjacent public streets. 40. 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 impracticable. 41. 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 PAGREGICOASP94.026LWPd - Page 7 of 12 Conditions of Approval Specific Plan 94-026 (Ext. #1) - Travertine July 27, 1999 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 homeowners' 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. 42. 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. 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 except if incorporated into the golfing elements of the development. P-1GREGICOASP94.026B.wpd . Page 8 of 12 Conditions of Approval Specific Plan 94-026 (Ext. #1) - Travertine July 27, 1999 43. All nuisance water shall be retained on-site. A trickling sand filter and leachfield approved by the City Engineer shall be installed to dispose and percolate nuisance water. 44. No fence or wall shall be constructed around retention basins except as approved by the Community Development Director and City Engineer. 45. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 46. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow outlet and into the historic drainage relief route. 47. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 48. If any portion of the 100 -year, 24-hour storm flow from this development is to be conveyed directly or indirectly to the Coachella Valley Stormwater Channel or will otherwise drain to water bodies 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 and methods of treatment or screening shall meet the approval of the City Engineer and CVWD. I )TILITIES 49. All existing and proposed utilities within or adjacent to the proposed development shall be underground. Power lines with voltage higher than 35 kv are exempt from this requirement. 50. 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. 51. The applicant shall be responsible for the cost of environmental studies or reports required in the realignment and/or construction of Jefferson Street south of 58th P.%REMCOASP94-0=.wpd - Page 9 of 12 Conditions of Approval Specific Plan 94-026 (Ext. #1) - Travertine July 27, 1999 Avenue and 62nd Avenue west of Madison Street. The applicant may seek reimbursement for portions of the cost of said reports from other benefitting properties through any assessment districts which may be formed for improvement of Jefferson Street or through entering a reimbursement agreement with the City in accordance with the City's reimbursement policy. 52. The City is contemplating adoption of a major 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 may 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. 53. 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 & Parking 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. 54. 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. PAGREGICOASP94.026LWO. Page 10 of 12 Conditions of Approval Specific Plan 94-026 (Ext. #1) - Travertine July 27, 1999 55. 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. 56. 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. 57. Access points and turning movements of traffic shall be restricted to locations shown on the "Circulation" diagram of the specific plan. 58. Prior to occupancy of completed buildings within the development, the applicant shall install traffic control devices and street name signs along access roads to those buildings. QUALITY ASSURANCE 59. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 6p. The applicant shall employ or retain California registered civil engineers, geotechnical engineers, or surveyors, as appropriate:, who will provide, or have his or her agents provide, sufficient supervision and verification of the construction to be able to furnish and sign accurate record drawings and certify compliance of all work with approved plans, specifications and applicable codes. 61. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans which were signed by the City Engineer. Each sheet of the drawings shall have the words Record Drawings," "As -Built" or "As -Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. MAMTENANCE 62. The applicant shall make provisions for continuous maintenance of landscaping and related improvements in landscaped setbacks, retention basins and other public or common areas until those areas have been accepted for maintenance by a homeowner's association (developments with private and/or gated interior streets) or the City's Landscape and Lighting District (developments without private or gated interior streets). The applicant shall maintain all other improvements until final acceptance, by the City Council, of all improvements within each map or phase. P.IGREGICOASP94-02GLwpd - Page 11 of 12 Conditions of Approval Specific Plan 94-026 (Ext. #1) - Travertine July 27, 1999 63. The applicant shall provide an Executive Summary Maintenance Booklet for streets, landscaping and related improvements, perimeter walls, drainage facilities, or any other improvements to be maintained by an HOA. The booklet should include drawings of the facilities, recommended maintenance procedures and frequency, and a costing algorithm with fixed and variable factors to assist the HOA in planning for routine and long term maintenance. 64. The applicant shall pay all deposits and fees required by the City for, plan checking and construction inspection. Deposit and fee amounts shall be those in effect when the applicant makes application for the plan checks and permits. 65. 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. MISCELLANEOUS 66. A recreational amenities pedestrian/golf cart tunnel(s) shall be built under Jefferson Street to enhance access. P.IGREGICOASP94-026B.wpd - Page 12 of 12 ATTACHMENTS The Keith Compeni.el11111MC Attachment 1 INDIAN RIDGE z 0 c� z a 3 HIGHWAY 11 Cn z 0 LA QUINTAuj HOTELLL LL � 52nd AVE. PGA WEST z v LAKE CAMILLA Q THE QUARRY Site 54th AVE. 56th AVE. 56th AVE. 60th AVE. 62nd AVE. N 0 T T 0 8 C A L E©EV�Lt.�PME�NT Lo CaNfornia 020 ,It 11 i i .1 Ms IV THSKEnHCOtdFSHiFS•P14%il4%IRT rr CUUMUR QPRAVEC TRAVERTINE CORPORATION"' 54234 Shoal Creek La Quinta, CA 92253 Phone 760-771-9011 Fax 760-771-5737 April 6, 1999 Mr. Jerry Herman Planning Director City of La Quinta P.O. Box 1504 La Quinta, CA 92253 Re: Specific Plan 94-026 and EIR Dear Mr. -Herman: Attachment 3 lfD E � V E fP� A P'. - 9 1999 CITY OF LAOUINTA PLANNING DEPARTMENT The Travertine Corporation requests a two-year extension to June 6, 200f, of the Specific Plan and EIR which was passed, approved and adopted by the La Quinta City Council on June 6, 1995. Our efforts to proceed within the allowed time have been delayed. Following a 30 month effort by the City of La Quinta and Travertine Corporation, construction of Jefferson Street was stopped when the federal government denied crossing over the five acres of section 32. This action by the Bureau of Land Management and the U.S. Fish and Wildlife hampered progress by causing concern that the federal government would stop at nothing to curtail the development of Travertine. That concern has since been dispelled. The federal government has no jurisdiction and can only stop development on land owned by the federal government. As you know, over the past ten months, we have had numerous meetings with you, your staff and other City departments in preparation of the start of construction. Hopefully, construction will start in the next 12 months. We are encouraged the Travertine development will be of high quality and a showcase of the City of La Quinta. Your attention to this request is greatly appreciated. Singely, Ja s E. Lennon President Enclosure cc: Steve Delateur, Esq. Mike Rowe 0?2 M r RESOLUTION 95-39 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING SPECIFIC PLAN 94-026 CASE NO. SP 94-026 - TRAVERTINE CORPORATION WHEREAS, the Planning Commission_ of the City of La Quinta, California, did, on the 28th day of March, and the 11th d--+-- A1995, hold a duly noticed Public Hearing to consider the request of T. �:��F.; dve Yporation for a 909.2 acre project, consisting of 2,300 residential units, two g1:;: -:Nurses, a resort hotel, commercial, and open space/recreation on a site generally bounded on the north by 60th Avenue, 64th Avenue. on the south, Madison Street'on the east, and Jefferson Street on the west, more particularly described as: A PORTION OF SECTIONS 3, 4, 5 AND 33, TOWNSHIPS 5 AND 6 SOUTH, RANGE 7 EAST, S.B.B.M. WHEREAS, the City Council of the City of La Quinta. California, did on the 2nd day of May, and the 6th day of June, 1995, hold a Public Hearing to consider the applicant's request and recommendation of the Planning Commission concerning Specific Plan 94-026; and WHEREAS, said Specific Plan request has complied with the requirements of the California Environmental Quality Act of 1970 (as amended); and adopted by City Council Resolution 83-68, in that the Community Development Department has completed a Draft and Final EIR, which have been reviewed and considered by the Planning Commission of the City of La Quinta. WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did find the following facts and reasons to justify the approval of said Specific Plan. The proposed Specific Plan, in conjunction with General Plan Amendment 94-026, is consistent with the goals and policies of the La Quinta General Plan. 2. The Specific Plan, as conditioned, is compatible with the existing and anticipated area development. 3. The project will be provided with adequate utilities and public services to ensure public health and safety. 4. Adherence to the mitigation measures identified in the Final EIR, which have been incorporated into the Conditions of Approval, will ensure that all identified significant impacts will be reduced to levels of non -significance, with the exception of impacts to issues, for which Statements of Overriding Considerations will be adopted by the La Quinta City Council. RESOCC113 1 ' NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California as follows: 1. That the above recitations are true and correct and constitute the findings of the Council in this case; 2. That it does hereby certify by separate Resolution of the Final Environmental Impact Report for this Amendment by the La Quinta City Council; 3. That it does hereby approve the above described Specific Plan request for the reasons set forth in this Resolution, and subject to the attached Conditions of Approval. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council, held on this 6th day of June, 1995, by the following vote, to wit: AYES: Council Members Bangerter, Cathcart, Sniff, Mayor Pena NOES: None ABSENT: Council Member Perkins ABSTAINNone L - Jog * EN Mayor City of La Quinta, California A ST: AUN;DnRA f UHO City Clerk City of La Quinta, California APPROVED AS TO FORMAT: wr. DAWN HONEYWELL, City Attorney City of La Quinta, California RESOCC-113 RESOLUTION 95.39 CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 94.026 - TRAVERTINE CORPORATION JUNE 6, 1995 * Modified by the Planning Commission on 3.28.95 and 4.11-95 Modified by the -City Council,on June 6;1995-- + Added by the City Council on June 6, Ii GENE� 1. Upon their approval by the City Council, the City Clerk is authorized to file these Conditions of Approval with the Riverside County Recorder for recordation against the property to which they apply. 2. Specific Plan 94-026 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. 3. The development shall comply with Exhibit "A", the specific plan for Specific Plan 94026, the Final EIR and the following conditions, which shall take precedence in the event of any conflicts with the provisions of the Specific Plan. 4. Exterior lighting for the project shall comply with the "Dark Sky" Lighting Ordinance. Plans shall be approved by the Community Development Department prior to issuance of a building permit. 5. Construction shall comply with all local and State Building Code requirements as determined by the Building and Safety Director. 6. Prior to any initial tract map approval, the appllcantldeveloper shall prepare an overall plan or program for the provision of comfort station locations for all maintenance employees. This plan or program shall indicate station locations and design parameters and standards, and shall be subject to review by the Community Development Department. Said plan or program shall indicate methods of providing such facilities, the parties responsible for so doing, and means for enforcement of procedures set forth in the plan or program. 7.* This specific plan approval shall expire and become void within four years unless extended by the Planning Commission through the approval of an annual program review. The annual review shall be requested at least 30 -days prior to the expiration. CONAPRVL149 1 Conditions of Approval Specific Plan 94-026 • Travertine Corporation June 6, 1995 8. During each annual review by the Commission, the developerlapplicant shall be required to demonstrate good faith compliance with the terms of the specific plan. The applicant/developer of this project hereby agrees to furnish such evidence of compliance as the City, in the exercise of its reasonable discretion, may require. Evidence of -good faith compliance may include, but shall not necessarily be limited to, good faith progress towards implementation of and compliance with the requirements of the specific plan. Upon conclusion of the annual review, the Commission may determine that the applicant has made good faith compliancelprogress and may extend the specific plan for one year. 9. This approval shall be in compliance with the approval of General Plan Amendment 95-049. 10. The applicant shall obtain approval of the necessary change of zone in order for the project to be consistent with the proposed land uses. 11. AppHeantldeveloper shall work with Waste Management of the Desert to implement provisions of AB 939 and AB 1462. The applicantideveloper is required to work with Waste Management in setting up waste collection and recycling programs for this project 12. 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. 13. Prior to the issuance of a grading or building permit for construction of any building or use contemplated by this approval, the appllcanfshall 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 * Coachella Valley Unified School District * Coachella Valley Water District (CVWD) * Imperial Irrigation District CONAPRVL.149 2 0 Resolution No. 95-39 Conditions of Approval Specific Plan 94-026 • Travertine Corporation June 6, 1995 * California Regional Water Quality Control Board (NPDES Permit) The applicant is responsible for any requirements of the permita.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 plans. 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. 14. 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. 15. Ali adopted mitigation measures, as recommended In the Draftlf• anal Eilt shall be incorporated Into all future project approvals relating to Specific Plan 94-M where applicable and/or feasible. It is understood that certain measures will not be applicable to certain site specific proposals, however, all development within the specific plan area shall be verified as in conformance with said specific plan and the mitigation adopted within the DraftlFinal EIR. The Specific Plan Draft and Final EM shall be used in the review of all project proposals in the Specific Plan 94-026 area. Said mitigation measures are hereby incorporated into these conditions by reference. 16. Any proposed entry gates shall be subject to separate plot plan reviews to insure adequate stacking/queuing space, fire access, etc. Plans including guard houses or similar structures will also be subject to Planning Commission approval. 17. Separate plot plan review of any maintenance facility site(s) shall be required with action taken by the Planning Commission, with a report of action to be sent to the City Council. 1& Building heights for residential uses shall be subject to height limits specified in the specific plan, except that no building or structure, regardless of use, exceeding one story (20 -feet in helght� shall be allowed within Mfeet of any perimeter property line/public street frontage. All building heights shall be measured from finish grade elevation. All other residential structures shall be limited to two stories, not to exceed 28 -feet. CONAPRVl.149 3 0 Conditions of Approval Specific Plan 94026 - Travertine Corporation June 6, 1995 19. The requirements of the City's Off -Street Parking Ordinance shall be met concerning all supplemental accessory facilities (e.g., hotel, golf courses, tennis court complex, etc.). 20. This approval does not authorize the -construction of a golf clubhouse; tennis building with tennis courts, gatehouses, and a maintenance facility at the general locations shown on Exhibit "A". These buildings' specific locations, design, height, and size shall be subject to separate plot plan review and approval by the Planning Commission. 21. Ali lighting facilities shall comply with Chapter 9.210 (Outdoor Light Control) and be designed to minimize light and glare impacts to surrounding property. All lighting to be Installed shall be subject to review and approval by the Community Development Department. The applicant shall submit plans for street lighting along roads, if any, for review and approval by the Community Development Department 22. The minimum dwelling unit (living area) size for all residential units shall be 1,400 square feet (excluding attached or detached parking garage} 23. The architectural style of the project shall be Spanish Colonial, Southwest Adobe, Pueblo, or other styles approved by the Planning Commission. 24. All roofing material within the project shall be clay or concrete the barrel. The color of the roof tiles shall consist of desert hues. 25. All residencesldwellkngs are required to have illuminated building address numbers per the La Quinta Municipal Code. 26.* The Specific Plan shall be revised to switch the Estate Homes planning area with the golf corridor located at the southern portion of the project, to provide an open space setback. This setback shall consist of a 100 -foot wide naturalized trail corridor along the toe of the slope for hiking and equestrian use, and a minimum 200 -foot wide golf corridor. PROPERTY RIGHTS: V. 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 CONAPRVl.149 1 4 • • Resolution No. 95-39 Conditions of Approval Specific Plan 94.026 - Travertine Corporation June 6, 1995 to and maintenance, construction, and reconstruction of all required improvements which are located on privately -held lots or parcels. 28. If the applicant proposes vacation or abandonment of any esisting 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. 29. 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 - half of full -width right-of-way for all frontage (full width for frontage on both sides Width shall be as determined in the approved Jefferson Street alignment study. B. 62nd Avenue - full width right-of-way for all frontage. Width shall be as determined in the approved Jefferson Street alignment study. C. Madison Street - North of 62nd Avenue - Primary Arterial - half of 110' right of way. 62nd Avenue to south end of proposed -maintenance facility - Secondary Arterial - half of 88' right of way. At the north end of this segment, the applicant shall dedicate right of way as required by the City Engineer for curvature resulting in a centerline match with Madison Street right of way north of Avenue 62. This portion of the dedication is subject to partial reimbursement bythe City. Adjacent to the proposed maintenance facility, the applicant shall dedicate full -width right of way. South of proposed maintenance facility - Local Street - half of 60' right of way. 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. CONAPRVL.149 5 0 Conditions of Approval Specific Plan 94.026 - Travertine Corporation June 6, 1995 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 Anal maps dedicating the rights-of-way, then developer shall grant temporary public access easement s to those areas within 60 -days of written request by the City. 30. The applicant shall dedicate 10 -foot wide public utility easements contiguous with and along both sides of all private streets. 31. The applicant shall designate common area setback lots, of minimum width as noted (generally 20 -feet in front of lots, 10 -feet side, and Ave feet rears adjacent to the following street rights-of-way: A. Jefferson Street - 20 -feet B. Madison Street - 20 -feet C. 62nd Avenue - 20 -feet Minimum widths may be used as average widths for meandering wall designs. If interior streets are private, the dedication shall be to a homeowners' association. If interior streets are public, the dedication shall be to the City. Where sidewalks, bikepaths, and/or equestrian trails are required, the applicant shall dedicate blanket easements over the setback lots for those purposes. 32. The applicant shall vacate vehicle access rights to Jefferson Street, Madison Street and 62nd Avenue from lots abutting the streets. Access to these streets shall be restricted to that shown on the "Circulation" diagram in the specific plan. 33. The applicant shall dedicate easements necessary for placement of and access to utility lines and structures, park lands, drainage basilis, common areas, and mailbox clusters. 34. 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. 35.* The applicant shall provide a conservation easement that covers a minimum of 200 -feet wide �* buffer at the toe of the slope of the Martinez Slide by reversing the golf course and reconfiguring the homes to the satisfaction of the Community Development Department. If CONAPRVl.149 6 0 Resolution No. 95-39 Conditions of Approval Specific Plan 94.026 - Travertine Corporation June 6, 1995 appropriate, the Boo Hoff Trail could be routed through to add to the easement. This easement shall be reviewed and approved by the Community Development Department, prior to recordation with the County Recorders Office. 36. 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 the tentative tract map, 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. 37. 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. Estimates for utilities and other improvements under the jurisdiction of outside agencies shall be approved by those agencies. 38. If improvements are phased with multiple final maps or other administrative approvals (plot plans, conditional use permits, etc. off-site improvements (Le., streets) and development -wide improvements (Le., 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. 39. The applicant shall pay cash or provide security in guarantee of cash payment for applicant's required share of future improvements to be constructed by others (deferred improvements} Deferred improvements for this development include: A. Traffic signal at 62nd Avenue and Madison Street - 50% cost participation. The applicant's obligations for all or a portion of the deferred improvements may, at the City's option, be satisfied by participation in a major thoroughfare improvement program if this development becomes subject to such a program. CONAPRVL.149 C-1 Conditions of Approval Specific Plan 94-026 • Travertine Corporation June 6, 1995 40. Improvement plans submitted to the City for plan checking shall be submitted on 24" % 36" media in the categories of "hough 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 CM prior to their submittal for the City Engineer's signature. "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. 41. 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 Ales of the complete, approved plans on storage media and in program format acceptable to the City Engineer. 42. 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. 43. The applicant shall comply with the City's Flood Protection Ordinance. 44. 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 ply 45. A grading plan shall be prepared by a registered civil engineer and must meet the approval CONAPRVL.149 8 0 Resolution No. 95-39 Conditions of Approval Specific Plan 94-026 • Travertine Corporation June 6, 1995 of the 'City Engineer prior to issuance of a grading permit. The grading plan shall confirm 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. 46. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots within this development but not sharing common street frontage where the differential shall not exceed five feet If the applicant is unable to comply with the pad elevation differential requirement, the City will consider and may approve alternatives that preserve community acceptance and buyer satisfaction with the proposed development 47. Prior to occupation of the project site for construction purposes, the applicant shall submit and receive approval of a motive Dust Control Plan prepared in accordance with Chapter 6.i0, 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 48. 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. 49. 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 developed is responsible shall extend to the centerline of adjacent public streets. 50. 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 CONAPRVL.149 1 9 0 Conditions of Approval Specific Plan 94-026 • Travertine Corporation June 6, 1995 impracticable. 51. 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 homeowners' association or lot owner's association (HOA) shall be legally established and Covenants, Conditions and Restriction (CC & Rs) recorded. The CC & Its 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 & Its 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 & Its 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 restor the approved stormwater conveyance and retention design with no compensation to any property owner of the HOA. 52. In design of retention facilities, the basin percolation rate shall be considered to be zero unless CONAPRVL149 10 _ ` Resolution No. 95-39 Conditions of Approval Specific Pian 94-026 • Travertine Corporation June 6, 1995 the applicant provides site-specific data that indicates otherwise. 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. 53. A trickling sand filter and leachfleld to a design approved by the City Engineer shall be Installed to percolate nuisance water. The sand filter and leach field shall be sized to percolate 22 gallons per day per 1,000 square feet of drainage area. 54. No fence or wall shall be constructed around retention basins except as approved by the Community Development Director and the City Engineer. 55. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development 56. 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. 57. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 58. If any portion of the 100 -year, 24-hour storm flow from this development is to be conveyed directly or indirectly to the Whitewater Storm Evacuation Channel or the La Quinta Evacuation Channel or will otherwise drain to water bodies subject to the NPDES, the applicant may be required to design and install first -flush storage, oWwater 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 CVWD. 59. All existing and proposed utilities within or immediately adjacent to the proposed development shall be installed underground. High voltage power lines which the power authority win not accept underground are exempt from this requirement 60. In areas where hardscape surface improvements are planned, underground utilities shall be installed prior to construction of the surface improvements. The applicant shall provide CONAPRVL149 Conditions of Approval Specific Plan 94-026 - Travertine Corporation June 6, 1995 certified reports of utility trench compaction tests for approval of the City Engineer. 61. The applicant shall be responsible for the cost of environmental studies or reports required In the realignment and/or construction of Jefferson Street south of 58th Avenue and 62nd Avenue west of Madison Street. The applicant may seek reimbursement for portions of the cost of said reports from other benefitting properties through any assessment districts which may be formed for improvement of Jefferson Street or through entering a reimbursement agreement with the City in accordance with the City's reimbursement policy. U. The City is contemplating adoption of a major 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 may 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. 63. 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 4 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 & Parking Areas 3.0" a.cJ4.50" Lb. Collector 4.0"15.00" Secondary Arterial 4.0"16.00" Primary Arterial 4.5"16.00" Major Arterial 5.5"16.50" If the applicant proposes to construct a partial pavement section which will be subjected to CONAPRVl.149 12 • • Resolution No. 95-39 Conditions of Approval Specific Plan 94.026 - Travertine Corporation June 6, 1995 traffic loadings, the partial section shall be designed with a strength equivalent to the -20-year design strength. 64. 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. 65. 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. 66.* The following minimum street improvements shall be constructed to conform with the General Plan street type noted in parentheses: A. O" -SITE STREETS 1. Off-site portions of 58th Avenue, Jefferson Street and 62nd Avenue have several alignment issues that have been addressed by the Jefferson Street Alignment Study which identifies a new alignment to resolve those issues. Development of this specific plan shall not begin until off-site street improvements have been installed, by the applicant or others, as follows: Realigned Jefferson Street from the north end of this development to 58th Avenue, and Madison Street from 58th Avenue to 62nd Avenue - at least two lanes (28 -feet total paved width) plus 8 -foot wide shoulders. The existing pavement on Madison Street from 58th Avenue to 60th Avenue may be incorporated in the new street section if grades are appropriate, failed areas of the pavement are repaired, and the existing pavement receives a 2.5 inch overlay of asphalt concrete. Improvement of portions of the above streets remaining under the jurisdiction of Riverside County will require the approval of that agency. 2. Jefferson Street and 62nd Avenue adjacent to development - Improvement section as determined by approved Jefferson Street alignment study. The applicant shall construct half -width street improvements for all frontage (full width for frontage on both sides} Half -width improvements shall include one 16 -foot lane on the unimproved side of the road and- provision of security for the applicant's share of CONAPRVL.149 13 0 Conditions of Approval Specific Plan 94.026 . Travertine Corporation June 6, 1995 future raised medians where required. 11 3. Madison Street - North of Avenue 62 - (Primary Arterial, 86 feet curb to curb, l8 -foot median) - the applicant shall construction half -width street improvements along all frontage. Avenue 62 to south end of proposed maintenance facility - (Secondary Arterial, 64 feet curb to curb, no median) - The applicant shall construct half -width street improvements (32' plus 8' shoulder) along all frontage on the west side and full - width improvements (64') adjacent to the maintenance facility. South of proposed maintenance facility - (Local Street, 40 feet curb to curb, no median) - The applicant shall construct half -width street improvements consisting of the applicant's half on the west side and eight feet of pavement plus an eight - foot shoulder on the east side of the centerline. 4. Pro -rata participation in any traffic signals required by the approved plans or which become necessary at access points. - Additional - improvement widths may be necessary for bus turnouts,; acceleration/deceleration lanes and/or other features contained in the approved construction plans. B. PRIVATE STREETS AND CULS DE SAC 1. Residential - 36 -feet wide if double loaded (buildings on both sides Zfeet if single loaded. 2. Collector (i 300 homes or 3,OOQ vpd) - 40 -feet wide. 67. All streets proposed for residential or other access drives shall be designed and constructed with cabs and gutters or shall have other approved methods to convey nuisance water without ponding in yard or drive areas. 68. Access points and turning movements of traffic shall be restricted to locations shown on the "Circulation" diagram of the specific plan. 69. Prior to occupancy of completed buildings within the development, the applicant shall install traffic control devices and street name signs along access roads to those buildings. CONAPRVL.140 NO 14 �• Resolution No. 95-39 Conditions of Approval Specific Plan 94.026 - Travertine Corporation June 6,1995 70. The applicant shall provide landscape improvements in the perimeter setback areas or lots along Jefferson Street, 62nd Avenue and Madison Street. 71. Landscape and irrigation plans for landscaped lots, landscape setback areas, medians, common retention basins, and park facilities shall be prepared by a licensed landscape architect. Landscape and irrigation plans shall be approved by the Community Development Department Landscape and irrigation construction plans shall be submitted to the Public Works Department for review and approval by the City Engineer. The plans are not approved for construction until they have been approved and signed by the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. 72. 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 5 -feet of curbs along public streets. 73. Slopes shall not exceed 3:1 in perimeter setbacks, medians and other publicly- or commonly - maintained landscape areas. 74. Unless otherwise approved by the City Engineer, common basins and park areas shall be designed with a turf grass surface which can be mowed with standard tractor -mounted equipment. 75. The applicant shall insure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 76. Prior to approval of building permits the applicant shall prepare a water conservation plan which shall include consideration of: A. Methods to minimize the consumption of water, including water saving features incorporated into the design of the structures, the use of drought tolerant and low-water usage landscaping materials, and programs to increase the effectiveness of landscape and golf course irrigation, as recommended by CVWD and the State Department of Water Resources. B. Methods for maximizing groundwater recharge, including the construction of CONAPRVl.149 1 15 0 0 Conditions of Approval Specific Plan 94.026 . Travertine Corporation June 6, 1995 groundwater recharge facilities. C. Methods for minimizing the amount of water used for on-site irrigation, including the use of reclaimed water- from sewage -treatment -facilities. The water energy plan shall be subject to review and acceptance by CVWD prior to final approval by the City Engineer. 77. The existing trees on the site shall be Incorporated into the landscape plan wherever feasible. A tree retention plan shall be submitted to staff as part of the final landscape plan and prior to any site grading. 78. Appflcantldeveloper shall submit a typical landscape plan for all golf course landscaping, which shall be designated to feature drought tolerant plant species, and the latest water conserving Irrigation technology. The plan(s) shall be subject to initial review by the Planning Commission, with subsequent final review and acceptance by CVWD prior to landscape construction. Evidence of CVWD acceptance shall be submitted to the Community Development Department. 79. Desert or native plant species and drought resistant planning materials shall be required for at least 90% of non -golf course planting areas. Provisions shall also be made for planting materials which provide forage and nesting areas for nearby wildlife. 80. The applicant shall submit a copy of the proposed grading, landscaping and irrigation plans to the CVWD for review and approval with respect to the District's Water Management Program. 81. All water mains and fire hydrants providing the required fire flows shall be constructed in accordance with the City Fire Code in effect at the time of development. 82. The level of service required for this project shall be aligned with the criteria for Category 11 - Urban as outlined in the Fire Protection Master Plan and as follows: A. Fire station located within three miles. B. Receipt of full "first alarm" assignment within 15 minutes. Impacts to the Fire Department are generally due to the increased number due to the increased number of emergency and public service calls generated by additional buildings and human population. A fiscal analysis for this project shall identify a funding source to mitigate any impacts associated with any capitol costs and the annual operating costs necessary for an CONAPRVl.149 1 16 Resolution No. 95-39 Conditions of Approval Specific Plan 94.026 • Travertine Corporation June 6, 1995 Increased level of service. Said analysis shall be subject to review and approval by the Riverside County Fire Department and the City of La Quints 83.* The applicant shall comply with the requirements of the CVWD as stated in the District's letter dated December 281994, attached to these Conditions of Approval. During project development all irrigation facilities shall be designed to utilize reclaimed or canal water sources when such sources become available. The applicant or his successor(s) shall install all required facilities and improvements at no cost to CVWD or the City of La Quinta. R"li-EXIM YMI 4! 84. The applicant shall comply with the requirements of the Imperial Irrigation District as stated in the District's letter dated November 15, 1994, attached to these Conditions of Approval. 85. The applicant shall comply with the requirements of the Coachella Valley Unified School District, as stated in the District's letter dated November 16, 1994, attached to these Conditions of Approval. 86. Prior to any final map approval by the City Council, the applicant shall meet the parkland dedication requirements as set forth in Section 132A.030, La Quinta Municipal Code and In compliance with the goals and policies of the La Quinta Parks and Recreation Master Plan. PUBLIC TRANSIT: 87. The applicant shall provide public transit amenities as required by Sunline Transit and/or the City Engineer. 88. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 89. The applicant shall employ or retain California registered civil engineers, geotechnical CONAPRVL.149 17 0 Conditions of Approval Specific Plan 94026 - Travertine Corporation June 6, 1995 0 engineers, or surveyors, as appropriate, who will provide, or have his or her agents provide, sufficient supervision and verification of the construction to be able to famish and sign accurate record drawings and certify compliance of all work with approved plans, specifications and applicable codes. 90. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans which were signed by the City Engineer. Each sheet of the drawings shall have the words "Record Drawings," "As -Built" or "As -Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. 91. The applicant shall make provisions for continuous maintenance of landscaping and related Improvements in landscaped setbacks, retention basins and other public or common areas until those areas have been accepted for maintenance by a homeowner's association (developments with private and/or gated interior streets) or the City's Landscape and Lighting District (developments without private or gated interior streets} The applicant shall maintain all other improvements until final acceptance, by the City Council, of all improvements within each map or phase. 92. The applicant shall provide an Executive Summary Maintenance Booklet for streets, landscaping and related improvements, perimeter walls, drainage facilities, or any other improvements to be maintained by an HOA. The booklet should include drawings of the facilities, recommended maintenance procedures and frequency, and a costing algorithm with fixed and variable factors to assist the HOA In planning for routine and long term maintenance. 93. The applicant shall pay all deposits and fees required by the City for plan checking and construction inspection. Deposit and fee amounts shall be those in effect when the applicant makes application for the plan checks and permits. 94. 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. 95. Lin order to mitigate impacts on public schools, applicant shall comply with the following. CONAPRVl.149 18 - n r Resolution No. 95-39 Conditions of Approval Specific Plan 94026 • Travertine Corporation June 6, 1995 0 "Prior to the issuance of any building permits, the applicant shall provide the Community Development Department with written clearance from the DSUSD and CVUSD stating that the per-unit impact fees have been paid." 96. The California Fish and Game Environmental filing fees shall be paid. The fee is 3850.00 plus $78.00 for the Riverside County document processing. The fee shall be paid within 24 -hours after review by the City Council. 97. The applicant shall pay all fees and deposits required by the City for processing, plan checking and construction inspection. The fee and deposit amount(s) shall be those which are in effect at the time the work is undertaken and accomplished by the City. 98. The applicant shall comply with applicable provisions of the National Pollution Discharge Elimination system (NPDES) and the City's NPDES permit. 99. 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. 100. For all open space designated areas that are 20 -percent or more in slope, a conservation easement shall be prepared for City review and approval prior to recordation of the Anal map with the County Recorder's Office. 101.**ftor to issuance of building permits, the developers) shall pay a school impact mitigation fee. The greater of $2.72 per square foot of residential floor area with a cap of $6,000 per unit or the State required fee, whichever is greater. 102.* The developer shall submit to the Community Development Department a detailed conceptual plan for equestrian trail accommodation into the project. This plan shall include access, signage, and detailed design. This plan shall be approved prior to approval of any tentative tract for the project. 103.* Developer agrees to indemnify, defend and hold harmless the City of La 4uinta in the event of any legal claim or litigation arising out of the City's approval of the FEIR, the General Plan Amendment, and/or the Specific Plan for this project. 104. This condition may be implemented by the developer in -lieu of Condition 66(AXI) and (2) as an CONAPRVl.149 1 19 16 Conditions of Approval Specific Plan 94.026 - Travertine Corporation June 6, 1995 alternative method of providing access to the development until the development is 50% built -out _or until the hotel 1s constructed, whichever occurs first. Construct a four (4) lane primary arterial street from the 58th Avenue/Madison Street Intersection westerly in the 58th Avenue alignment then southerly in the newly adopted Jefferson Street alignment to the last access road into the area that is being developed. The 58th Avenue improvements shall be configured as required by the City's 110 -foot right- of-way option for Primary Arterial Streets and the improvements in the Jefferson Street alignment shall be configured as required by the City Council adopted Jefferson Street Alignment Study. Full -width primary arterial street improvements shall be extended southerly in the Jefferson Street alignment with each succeeding phase of development as conditioned by the City for that development phase until the development is 50% built - out or until the hotel is constructed; thereafter the off-site street improvements shall be installed as required in Condition 66. The Hill -width primary street improvements, including a raised landscaped median, shall be installed, or bonded, prior to occupancy of the first residence. If the improvements are bonded, the required full -width improvements shall be constructed within two (2) years after occupancy of the first residence. The developer may pay for all of the improvements and required right-of-way, with its own funds or sponsor an assessment district as thr funding mechanism. Sub -phasing of the primary arterial street improvements required by this condition is allowed as follows: the development may be served by a paved two (2) lane street improvement constructed in the Jefferson Street alignment to support construction activities, and golf only operations, at the development site but the third and fourth traffic lanes shall be constructed in accordance with the timing requirements stated in the preceding paragraphs of this condition. CONAPRVL.149 20 TRA VER TINE AND G EN SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Prior to Tentative 3.2.1 The proposed internal circulation layout Occupancy Design Plan Design Plan Engineering/Public Map, Specific shall be subject to the review and Permits Review Works Department and Plan, Site Plan approval of the City Engineering and Coachella Valley Approval Public Works and Community Water District, Development Department during the Geotechnical development review process to insure Consultant compliance with City access and design standards. (T,G) 3.2.2 During the site plan check, the City's Site Plan Design Plan Site Plan Review Building and Safety Building and Safety and Approval and Engineering/Public Works Department Engineering/Public shall ensure that clear unobstructed sight Works Department distances have been provided at all intersections proposed onsite. (T,G) 3.2.4 During the Specific Plan map check, the Specific Plan Specific Plan Review of Plans Engineering/Public City Engineering/Public Works Approval Works Department Department shall ensure that Jefferson Street is constructed to its master planned secondary arterial cross-section in conjunction with adjacent development on-site. (T,G) 3.4.19 During the plan check, the Site Plan Design Plan Review of Plans Engineering/Public Engineering/Public Works and Building Approval Works, Building and and Safety Departments shall review the Safety Department proposed project for the inclusion of bicycle lanes. The provision of bicycle lanes should encourage the use of Revised April 1995 12501 1595 9999 WPD 00 TRA VER TINE AND G, EN SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section alternate modes of transportation. (T,G) Prior to Tentative 3.4.20 Safe and convenient pedestrian paths Specific Plan Map, Specific should be provided to encourage walking Approval Plan, Site Plan as a mode of transportation between Approval related on-site facilities. (T,G) Continued ... Revised April 1995 12501 1595 9999 WPD 00 3.5.9 Final site design shall be prepared in Site Plan concert with the City of La Quinta and Approval CVWD to implement strategies to supplement the amount of recharge to the underground aquifer through the use of site design techniques, and the utilization of tertiary treated wastewater and/or lower quality potable water, where applicable. The Engineering/Public Works Department and Coachella Valley Water District shall review and approve the final site design for its use of recharge techniques and tertiary treated water. Developer will agree to participate in a groundwater replenishment program operated by CVWD which may include dedicating some land for groundwater recharge facilities. (T,G) 2 Design Plan Design Plan Review of Plans Design Plan Review Engineering/Public Works, Building and Safety Department Engineering/Public Works Department and Coachella Valley Water District AN TRAVERTINE AND G, ,N SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Prior to Tentative 3.6.8 The applicant shall ensure that a Tentative Map Design Plan Tentative Map Geotechnical Map, Specific geotechnical consultant monitor the Approval Review Consultant/Community Plan, Site Plan project by reviewing the tentative map Development Approval prior to approval and overseeing the site Department Continued ... development, excavation, grading, and foundation construction phases. Monitoring the site development will allow for design changes in the event that subsurface conditions differ from those anticipated prior to the start of construction. (T,G) 3.7.3 All proposed stormwater protection Tentative Map Design Plan Tentative Map Geotechnical facilities shall be privately constructed, Approval Review Consultant/Community operated and maintained. Prior to project Development approval, a condition to the project shall Department be included which will require the developer to have a mechanism in place to be responsible for the ongoing operation and maintenance of these facilities. (T,G) Revised April 1995 12501 1595 9999 WPD 00 3 70 TRAVERTINEAND G ,N SPECIFIC PLANS MITIGATIONMONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Prior to Tentative 3.11.1 In accordance with Policy 5-2.1 of the Maw Snecl 1cc City's Park and Recreation Element, the Plaut site—11A applicant will provide 20.26 acres of Approval public park land on-site and/or the Continued ... payment of in lieu fees to the City's Finance Department. Prior to tentative tract map approval, the applicant shall consult with the Park and Recreation Department to determine final parkland mitigation. Furthermore, the applicant may consider mitigation of parkland by acquiring a portion of the Green Open Space areas. (T) 3.11.2 In accordance with Policy 5-2.1 of the City's Park and Recreation element, the applicant will provide 2.37 acres of park land on-site and/or compensate for the lack of dedicated public park land through the payment of fees to the City's Finance Department. Since the Green Specific Plan provides for 231.2 acres of natural open space, the applicant would be able to satisfy the City's park land requirement by dedicating a portion of or the entire natural open space area to park land. Prior to tentative tract map approval, the applicant shall consult with the Park and Recreation Department to determine final parkland mitigation. (G) Revised April 1995 12501 1595 9999 WPD 00 Tentative Map Tentative Map in Tentative Map Approval Tentative Map Approval Submittal of proof of fees/dedication Submittal of proof of fees/dedication City's Finance Department/Park and Recreation Department City's Finance Department/Park and Recreation Department C TRAVERTINE AND G ,N SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Prior to Tentative 3.14.1 The Sheriffs Department shall be Tentative Map Map, Specific consulted during site planning and design Plan, Site Plan of tract maps to ensure that adequate Approval provisions for law enforcement Continued ... protection/prevention are designed into the projects. The applicant will show to the Community Development Department, proof of consultation with the Sheriffs Department, prior to approval of the tentative map. (T,G) 3.14.2 The Fire Department shall be consulted Tentative Map during site planning and design of tract maps to ensure that adequate provisions for fire protection/prevention are designed into the projects. The applicant will show proof of communication with the Fire Department, to the Community Development Department, prior to approval of the tentative tract map. (T,G) 3.14.9 If electric service is extended to the Tentative Map project site, the developer would be required to pay all extension costs from the existing lines. The applicant will coordinate with Imperial Irrigation Districts (I.I.D.) in establishing a credit mechanism as future connections are tied into the Specific Plans electric lines. (T,G) Revised April 1995 12501 1595 9999 WPD 00 'tentative Map Submittal of Sheriff s Department, Approval proof of Community consultation Development Department Tentative Map Submittal of Community Approval proof of Development communication Department Tentative Map Submittal of City Finance Approval proof of funding Department/ mechanism Public Works Dept. TRA VER TINE AND 6 YN SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Prior to Tentative 3.14.11 If gas service is extended to the project Tentative Map Tentative Map Submittal of City's Finance Map, Specific site, the developer would be required to Approval proof of funding Department/ Plan, Site Plan pay all extension costs from the existing mechanism Public Works Approval lines. A funding mechanism shall be Department/ Continued ... established for the reimbursement to the Gas Company developer for the extension costs as future connections are tied into the Specific Plan's gas lines. This funding mechanism shall be established with the City's Finance Department during tentative tract map approval. (T,G) 3.14.13 If telephone lines are extended to the Tentative Map Tentative Map Submittal of City Finance project site, the developer will be Approval proof of funding Department/ required to pay all extension costs from mechanism Public Works the existing lines. A funding mechanism Department/ will be established for the reimbursement General Telephone to the developer for the extension costs as future connections are tied into the Specific Plan's telephone lines. This funding mechanism shall be established with the City's Finance Department during tentative tract map approval. (T,G) Revised April 1995 12501 1595 9999 WPD 00 E TRAVERTINE AND G :N SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Prior to Grading 3.3.5 With the issuance of building permits, Grading Site Plan Site Plan Review Community every effort should be made to create the Permit Approval Development greatest distance between noise sources Department and sensitive receptors during construction activities. The Community Development Department shall review the building setbacks and pad elevation, prior to the issuance of grading permits. (T,G) 3.3.6 Building setbacks and pad elevations Grading Site Plan Site Plan Review Community shall be used in conjunction with Permit Approval Development acoustic berm or berm and barrier Department and combinations to reduce intrusive noise Engineering/Public levels at any residential units located Works Department within the 60 CNEL contour adjacent to Jefferson Street (and/or Madison Street for the Travertine project). The Community Development Department and the Engineering/Public Works Department shall review the site plan for building setbacks and noise requirements, prior to the issuance of grading permits. (T,G) Revised April 1995 7 `i'J 12501 1595 9999 WPD 00 TRA VER TINE AND Ct. 'TN SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Prior to Grading 3.3.7 Residential development located adjacent Grading Design Plan Design Plan Community Continued ... to Jefferson Street shall be carefully Permit Review Development designed and evaluated at more detailed Department and levels of planning to ensure that adequate Engineering/ noise mitigation is included to meet City Public Works noise standards. The Community Department Development and Engineering/Public Works Department will review the plans to ensure the incorporation of noise mitigation prior to issuance of grading permits. (T,G) 3.3.8 Building setbacks can be used effectively Grading Site Plan Site Plan Review Building and Safety to ensure that all hotel outdoor living Permit Department/ areas are located outside the ultimate Community unatttenuated 60 CNEL contours of Development adjacent roadways. The Building and Department Safety and Community Development Departments will review the site plan for building setbacks and noise requirements, prior to issuance of grading permits. (T) Revised April 1995 12501 1595 9999 WPD 00 �J TRAVERTINE AND G_ :N SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Prior to Gradin e 3.3.9 Truck access, parking area design and air Grading Design Plan Plan Review Engineering/Public Continued ... conditioning refrigeration units should be Permit Works, and Communit carefully designed and evaluated at more Development detailed levels of planning to minimize Department/ the potential for acoustic impacts to Building and Safety adjacent noise sensitive development. These will be reviewed by the Engineering/Public Works and Community Development Departments, prior to issuance of grading permits. (T) 3.4.1 Prior to issuance of grading permits, cut Grading Grading Plan Grading Plan Engineering/Public and fill shall be balanced on-site. (T,G) Permit Review Works Department 3.4.3 During grading, the preferential use of Grading Grading Plan Grading Plan Engineering/ diesel -powered construction equipment Permit Review Public Works rather than gasoline -powered equipment, Department will reduce exhaust emission and evaporative and crankcase Hydro Carbon emissions. This will be determined prior to the issuance of grading permits. (T,G) Revised April 1995 12501 1595 9999 WPD 00 9 TRAVERTINE AND G. ?N SPECIFIC PLANS MITIGATION MONITORING AND RLPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Prior to Grading 3.4.4 Grading activities should be scheduled to Grading Grading Site Inspection/ Engineering/ Continued ... occur during the fall and winter months Permit Activities Review of Public Works when rainfall in the project area is the Grading Department greatest. Construction activities should Activities be minimized during the windy season from March through June. Grading operations shall be suspended during first and second stage ozone episodes or when winds exceed 30 mph. Grading scheduling will be reviewed and approved by the Engineering/Public Works Department prior to the issuance of grading permits. (T,G) 3.4.5 Adequate watering techniques shall be Grading Grading Site Inspection Engineering/Public employed to partially mitigate the impact Permit Activities Works Department of construction -generated dust particulates. The water should be reclaimed or agricultural canal type, whenever available. Portions of the project site that are under -going earth moving operations shall be watered regularly such that a crust will be formed on the ground surface and then watered again at the end of the day. Watering techniques for the reduction of dust shall be reviewed and approved by the Engineering/Public Works Department, prior to the issuance of grading permits. (T,G) Revised April 199510 FK41 12501 1595 9999 WPD 00 L K4 TRAVERTINE AND G- ;N SPECIFIC PLANS MITIGATION MONITORING AND RL'PORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Prior to Grading 3.4.7 Construction access roads shall be paved Grading Construction Site Inspection Engineering/Public Continued ... as the Engineering/Public Works Permit Activities Works Department/ Department has approved the Building and Safety infrastructure plans and issued the grading permit. Construction access roads shall be cleaned after each workday. The maximum vehicle speed limit on unpaved roads should be 15 mph. (T,G) 3.4.17 The proposed project will comply with Grading Wind erosion Review of Wind Community SCAQMD Regulation XV, the City's Permit and blowsand Erosion and Development TDM Ordinance and any other relevant programs blowsand Department, wind erosion and blowsand programs, programs Engineering/Public prior to the issuance of grading permits, Works Department/ as reviewed by the Community Building and Safety Development Department and Engineering/Public Works Departments during grading and construction. (T,G) 3.6.2 The applicant shall ensure that the Grading Erosion control Review of Community soils of newly graded slopes be Permit plans Erosion Control Development protected (i.e., irrigation, straw, wood Plans Department/ chips, visqueen) to limit erosion by Engineering/ wind and water. These erosion Public Works prevention measures will be approved Department by the Community Development Department, prior to issuance of grading permits. (T,G) Revised April 1995 7 1 12501 1595 9999 WPD 00 1 TRA VER TINE AND G ,N SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Prior to Grading 3.6.4 Prior to issuance of grading permits, the Grading Geotechnical Review of Engineering/Public Continued ... applicant or future developer shall have a Permit Investigation Geotechnical Works Department geotechnical investigation report Investigation prepared for the project site and submitted to the Engineering/Public Works Department. Mitigation measures that are identified in this geotechnical report shall be incorporated into the report.(T,G) 3.6.6 The applicant shall ensure that Grading Geotechnical Review of Building and Safety, preliminary slope stability investigations Permit Investigation Geotechnical Engineering/Public be completed as part of the initial Investigation Works Department geotechnical investigation prior to the commencement of grading on-site. Such investigations shall identify potential slope failure and/or rockfall hazard areas, and shall identify the specific measures (e.g., barriers) to reduce hazards and protect project development to the satisfaction of the Building and Safety and Engineering/Public Works Departments. (T,G) Revised April 1995 1 12501 1595 9999 WPD 00 1 TRAVERTINE AND G sN SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Measure No. _ _Mitigation Measures Implementing Action Condition or Mechanism Method of Verification Responsible Division/Section Prior to Grading 3.6.7 If slopes exceed ten feet, engineering Grading Grading Plans Grading Plan Engineering/Public Continued ... calculations shall be performed to Permit Review Works Department substantiate the stability of slopes steeper than 2 to 1. Fill slopes shall be overfilled and trimmed back to competent material. This will be reviewed and approved by the Engineering/Public Works Department prior to issuance of grading permits. (T,G) 3.6.9 Plans and specifications shall be Grading Plans and Plan Review Geotechnical reviewed by a geotechnical consultant Permit Specifications Consultant/Building & prior to grading. Plans shall include Safety/Engineering grading plans, foundation plans and /Public Works foundation details, including structural Department loads. (T,G) 3.7.2 Detention basins, and other Grading Permit Grading Plan Review CVWD/Engineering/ stormwater protective works shall be Plans/Hydrology Public Works Dept. constructed to protect structures from Studies 100 -year flooding. Grading plans and hydrology studies shall be submitted to CVWD, prior to issuance of a grading permit. (T,G) Revised April 1995 12501 1595 9999 WPD 00 13 TRAVERTINE AND G_ 'FN SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Prior to Grading 3.7.6 Notes on construction plans shall Grading Permit Construction Plan Review Engineering/Public Continued ... incorporate all Best Management Plans Works Department Practices adopted by the Engineering/Public Works Department, prior to issuance of grading permits. (T,G) 3.7.8 The proposed project will be required to Grading Permit Construction Plan Review Engineering/Public comply with NPDES General Plans Works Department Construction Activity Storm Water permit requirements which include submittal of the Notice of Intent and fee to the California Water Resources Control Board, and development and implementation of a Storm Water Pollution Prevention Plan (SWPPP), monitoring plan and reporting plan. The SWPPP will include Best Management Practices (BMP) to mitigate erosion, sedimentation and groundwater effects. (T,G) 3.7.9 The applicant shall provide a hydrology Grading Permit Construction Plan Review Engineering/Public report which addresses impacts on dikes Plans Works Department/ 2 and 4. The report should address the Community following (T,G): Development Department 1. Retention of stormwater flows within the project(s). Revised April 1995 12501 1595 9999 WPD 00 14 C TRAVERTINE AND G VN SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible _ Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Prior to Grading Continued .. . Revised April 1995 12501. 1595 9999 WPD 00 15 TRAVERTINE AND G 1,7N SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section 2. Sediment transport during storm events and the removal and disposal of these sediments. 3. Operation and maintenance of internal stormwater facilities. 4. Compliance with federal, county or community requirements for construction within a floodplain. This will be submitted to the CVWD for review and approval prior to issuance of grading permits. 3.8.1 The City of La Quinta shall ensure, as proposed by the Coachella Valley Association of Governments, that mitigation/compensation funds shall be made available to the Coachella Valley multispecies planning process prior to any habitat impacting activities (grading permit), due to this project. Such funds should be calculated on the basis of acreage of habitat disturbed, pursuant to a formula for fees which is equitably and uniformally applied throughout the Coachella Valley. (T,G) Revised April 1995 12501 1595 9999 WPD 00 Grading Permit Construction Plan Review Plans 16 Community Development Department C TRAVERTINE AND G FN SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitieation Measures Action Mechanism of Verification Division/Section Prior to Grading 3.8.2 The applicant shall ensure that Continued ... individual barrel cactuses, ocotillo, mesquites, acacias, paloverdes and other native trees and plants (i.e., sensitive species: triple ribbed milk vetch, Cove's Cassia, ayenia, and shaggy -haired alumroot) be salvaged from areas to be graded by a biologist and used in landscaping to the extent possible prior to issuance of a grading permit. (T,G) 3.8.3 The applicant shall ensure that a habitat management plan HMP for the bighorn sheep is prepared by a biologist, reviewed by the Department of Fish and Game, and implemented prior to issuance of grading permits. Elements of the management plan shall include the following measures. These measures will be required even if the preparation of the HMP is stalled or prevented from being adopted. (T,G) Revised April 1995 12501 1595 9999 W PD 00 Grading Permit Grading Permit 17 Construction Plans Habitat Management Plan Plan Review Approval from California Department of Fish and Game Engineering/Public Works Department/ Community Development Department California Department of Fish and Game/ Community Development Department TRAVERTINE AND 6 ?N SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. _Mitigation Measures Action Mechanism of Verification Division/Section Prior to Grading a. Residential or commercial Continued ... development adjacent to the 160 acre buffer, shall be located at a minimum of 400 feet, from the toe of slope of the buffer. Within this 400' foot setback, the first 100 feet from the toe of slope shall include a trail easement. The balance of the setback area shall include limited private or semi -private recreational uses (i.e., target golf course). (A target golf course would provide greater opportunities to revegetate the golf course with native vegetation. However, replanting or transplanting native vegetation does not replace lost habitat from development). The 400 foot setback shall be verified by the City Public Works Department during plan check. b. A conservation easement shall be established over the 400 foot setback area. This conservation easement will provide an additional buffer for the preservation of off site archaeological resources. Revised April 1995 12501 1595 9999 WPD 00 18 FM TRA VER TINE AND C EN SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Prior to Grading 3.8.3 c. Public pedestrian access from the Continued ... Travertine site to the 160 acre buffer would not be restricted. This access shall be verified by the City Public Works Department during plan check. d. All turf areas and water features will have biological (i.e., mosquito fish) and chemical treatment programs to control insect vectors that might transmit infectious diseases to sheep. e. Deleted per Planning Commission recommendations. Prior to building permit issuance and where aesthetically practical, outdoor lighting shall be directed at the ground and shielded away from the bighorn habitat to reduce impacts to nocturnal animals. g. Building materials shall be limited to non -reflective, non -glare surface materials, including paving, roofing material, paint and exterior material. Revised April 1995 12501 15959999 WPD 00 19 TRAVERTINE AND G YN SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Revised April 1995 'f O 12501 1595 9999 WPD 00 G TRAVERTINE AND G_ TN SPECIFIC PLANS MITIGATION MONITORING AND RLPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action_ Mechanism of Verification Division/Section Prior to Grading h. Sound barriers (i.e., berms, Continued... landscaping) shall be installed at the toe of the slope of the 160 acre buffer area. Barrier material and height shall be consistent with Specific Plan Policy. i. Streets providing access to the estate lots areas shall be located on the north side of the residential units to reduce reflective car lights. The Homeowners Association for the developments shall assist the City in enforcing strict leash laws for pets, by posting of signs, providing residents with information on the adverse impacts of domestic pets in wildlife habitat areas and by reporting violations to the City. k. Provide educational material to project residents and guests explaining the ecological requirements and behavior of peninsular bighorn sheep. Revised April 1995 12501 1595.9999 WPD.00 21 TRAVERTINE AND & 'N SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Prior to Grading 3.8.4 The applicant shall comply with the Grading Permit Habitat Approval from California Continued ... CDFG requirements for mitigation of Management California Department of Fish taking desert tortoise habitat prior to Plan Department of and Game/ issuance of grading permit (e.g., Offsite Fish and Game Community replacement of about 200 acres of Development potential tortoise habitat in the Department Chuckwalla Bench area, at a ratio of 1:1). (T) 3.8.5 The applicant shall ensure that the Grading Permit Habitat Approval from California existing Palm Springs Round -tailed Management California Department of Fish Ground Squirrel habitat is protected Plan Department of and Game/ as a habitat area by a design and Fish and Game Community maintenance habitat area plan. Prior Development to issuance of a grading permit, this Department plan shall be prepared by a reviewed and approved by CDFG. (T) 3.8.6 If applicable, the applicant will obtain a Grading Permit Streambed Approval from California 1603 Streambed Alteration Agreement Alteration California Department of Fish for the Department of Fish and Game Agreement/ Department of and Game/Army and a 404 Permit from the Army Corps 404 Permit Fish and Corps of Engineering/ of Engineers any impact to the onsite Game/Army Community blue line streams prior to issuance of Corps of Development grading permit agreement will be Engineering Department accompanied by a mitigation plan, and will meet the requirements of the CDFG. (T,G) Revised April 1995 12501 1595 9999 WPD 00 2 2 TRAVERTINE AND G ?N SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Prior to Grading 3.8.8 The applicant shall have a focused Grading Permit Grading Plan Approval from California Dept. Continued ... survey performed for the desert tortoise, California of Fish and Game/ conducted prior to the issuance of Department of Community grading permits for all phases. (T) Fish and Game Development Dept. 3.9.1 A street lighting plan depicting all Grading Permit Street Lighting Approval from Community exterior lighting shall be prepared Plan California Development according to the Outdoor Lighting Code Department of Department, 9.210, Dark Sky Ordinance and City Fish and Game Engineering/Public standards. Street lighting standards shall Works Department be incorporated into the plan which direct light downward. Lighting shall not travel outside property boundaries. Prior to issuance of grading permits, this plan shall be reviewed and approved by the City Community Development and Engineering/Public Works Depts. (T,G) 3.13.1 Prior to issuance of grading permits, the Grading Permit Phase 1 Phase 1 Community applicant shall ensure that a Phase One Environmental Report Review Development Environmental Site Assessment is Site Assessment Department, prepared for the Travertine Specific Plan Engineering/Public agricultural area. The Phase One report Works Department shall be reviewed by the City. All recommendations contained in the Phase One report shall be adhered to prior to issuance of grading permits. (T) Revised April 1995 23 Lr...J 12501 1595 9999 WPD 00 TRAVERTINE AND G, FN SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Prior to Grading 3.14.6 Prior to issuance of grading permits, the Grading Permit Phase 1 Phase 1 City of La Quinta, Continued ... developer will provide proof of funding of Environmental Report Review Finance Department the required fire mitigation fees to the Site Assessment and Riverside County City of La Quinta Finance Department Fire Department and the Riverside County Fire Department (T,G) During Grading 3.4.2 During grading, construction equipment Grading Permit Construction Site Inspection Engineering/Public using diesel drive internal combustion Activities Works Department engines will use a diesel fuel with a maximum of 0.05% sulfur and a four degree retard. (T,G) 3.4.3 See Mitigation Measure Prior to Grading 3.4.4 See Mitigation Measure Prior to Grading Revised April 1995 12501 1595 9999 WPD 00 3.4.8 During grading, SCAQMD Rule 403 shall Grading Permit Construction Site Inspection Engineering/Public be adhered to, insuring the clean up of Activities Works Department construction -related dirt on approach routes to the site. (T,G) 3.4.13 Construction operations affecting off-site Grading Permit Construction Site Inspection Community roadways shall be scheduled for off-peak Activities Development traffic hours and shall minimize Department and obstruction of through -traffic lanes. Engineering/Public (AQMP Control Measure 3.a. Truck Works Department Dispatching, Rescheduling and Reporting [ROG, NOx PM]). (T,G) 24 TRAVERTINE AND G ';N SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitieation Measures Action Mechanism of Verification Division/Section Community Development Department and Engineering/Public Works Department Revised April 1995 12501 1595.9999 WPD.00 25 TRAVERTINE AND G TN SPECIFIC PLANS MITIGATION MONITORING AND RLPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Miti ation Measures Action Mechanism of Verification Division/Section During Grading 3.4.14 During grading and construction, the Grading Permit Construction Site Inspection Continued ... project proponents will comply with all Activities applicable SCAQMD "Rules and Regulations". (T,G) Revised April 1995 12501 1595 9999 WPD 00 3.4.18 Future stationary sources of air pollutants Grading Permit Construction Site Inspection Community shall adhere to applicable SCAQMD Activities Development "Rules and Regulations", as monitored by Department and the Community Development and Engineering/Public Engineering/Public Works Departments Works Department during the grading and construction phases.(T,G) 3.6.8 See Mitigation Measure Prior to Tentative Map, Specific Plan, Site Plan approval. 3.8.2 See Mitigation Measure Prior to Grading. 3.10.1 A trained archaeological monitor shall be Grading Permit Construction Site Inspection Archaeologist/ present during the project's construction Activities Community and grading operations to evaluate and Development coordinate the recovery of any Department archaeological resources uncovered.(T,G) 3.10.2 A trained archaeological monitor shall be Grading Permit Construction Site Inspection Archaeologist/ present during the project's construction Activities Community and grading operations to ensure that any Development work or land disruption in the off-site Department archaeological areas (RIV-1334, RIV-1351, and RIV-5319) are avoided. (T) TRA VER TINE AND 6 FN SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Prior to 3.2.7 Prior to issuance of building permits, the Building Permit Design Plan Approval from Sunline Transit Construction project applicant will coordinate with Sunline Transit Agency, Community Sunline Transit Agency regarding the Agency Development appropriate placement of support facilities Department for the public transportation system. (T,G) 3.2.8 Prior to issuance of building permits, the Building Permit Infrastructure Submittal of Sunline Transit project applicant will contribute on a fair Fee Program proof of funding Agency, Community share basis to the cost of area wide Development improvements by participating in the City Department of La Quinta Infrastructure Fee program, which includes traffic signalization. (T,G) 3.2.9 Prior to issuance of building permits, the Building Permit Design Plans Site Plan Review Engineering/Public applicant will show to the City the Works Department/ adequate off street parking has been Community provided, according to the minimum Development parking requirements of the zoning Department ordinance. (T,G) 3.2.10 Prior to issuance of building permits, a Building Permit Transportation Site Plan Review Engineering/Public Transportation Demand Management Demand Works Department/ (TDM) Plan will be prepared. In Management Community accordance with the City of La Quinta's Plan Development Transportation Demand Management Department Ordinance. Elements which should be considered include: a. Transit stop locations and bus turnouts; Revised April 1995 12501 1595 9999 WPD 00 27 TRAVERTINE AND G 'TN SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Prior to Construction Continued... Revised April 1995 12501 1595.9999 WPD.00 u TRA VER TINE AND G. FN SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Revised April 1995 12501 1595 9999 WPD 00 b. Transit stops with convenient and safe street crossings; and c. Construction of shelters onsite for pedestrians and bus riders. (T,G) 3.3.4 With the issuance of building permits, Building Permit Construction Site Plan Review Engineering/Public stockpiling and vehicle staging areas Plans Works Department/ should be located as far as practical from Building and Safety noise sensitive receptors during construction activities. (T,G) 3.4.6 Any vegetative ground cover to be Building Permit Design Plans Site Plan Community utilized on-site shall be planted as soon as Review/Site Development possible to reduce the amount of open Inspection Department, space subject to wind erosion. Irrigation Engineering/Public systems needed to water these plants shall Works Department be installed as soon as possible to maintain the ground cover and minimize wind erosion of the soil. Ground cover and irrigation systems shall be approved by the Community Development and Engineering/Public Works Departments, prior to the issuance of building permits. (T,G) 3.4.11 Construction personnel shall be informed Building Permit Construction Site Plan Community of ridesharing and transit opportunities, Activities Review/Site Development prior to the start of construction. (T,G) Inspection Department, Engineering/Public Works Department 29 TRA VER TINE AND 6. sN SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Prior to 3.4.12 Prior to the issuance of building Building Permit Construction Site Plan Engineering/Public Construction permits, construction parking shall be Activities Review/Site Works and Continued ... configured to minimize traffic Inspection Community interference and comply with the City Development requirements as reviewed by the Department Engineering/Public Works and Community Development Departments. (T,G) Prior to 3.4.16 A Transportation Demand Management Building Permit Construction Site Plan Engineering/Public Construction (TDM) plan shall be prepared and Activities Review/Site Works and Continued ... approved prior to issuance of building Inspection Community permits for the Travertine project that Development addresses the proposed 500 -room hotel Department and specifies capital improvements and operational strategies needed to meet the City's 1.3 vehicle occupancy rate goal. (T) 3.4.21 Building construction shall comply with Building Permit Construction Site Plan Building and Safety, the energy use guidelines in Title 24 of Activities Review/Site Community the California Administrative Code. The Inspection Development Building and Safety and Community Department Development Departments shall ensure that the energy use guidelines have been complied with prior to occupancy. (T,G) Revised April 1995 0 12501 1595 9999 WPD 00 TRA VER TINE AND C FN SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Prior to 3.4.22 Low emission building materials such as Building Permit Construction preprimed and sanded wallboard, wood Continued ... moulding and trim products should be considered for construction materials wherever feasible. Low emission building materials shall be reviewed and approved by the Building and Safety Department prior to issuance of building permits. (T,G) Revised April 1995 12501 1595 9999 W PD 00 3.4.23 Prior to the issuance of building permits, Building Permit consideration should be given to the use of solar water heaters and solar pool heaters. (T,G) 3.4.24 Prior to the issuance of building permits, Building Permit consideration should be given to the use of low -polluting and high efficiency appliances. (T,G) 3.5.1 Prior to issuance of building permits, the Building Permit applicant shall participate on a fair share basis in CVWD regional water projects to bring needed water facilities to the site, and contribute water assessment fees required by Coachella Valley Water District. (T,G) 31 Construction Activities Construction Activities Construction Activities Water Assessment Fee Program Site Plan Review/Site Inspection Site Plan Review/Site Inspection Site Plan Review/Site Inspection Submittal of proof of funding Building and Safety Department Building and Safety Department Building and Safety Department Coachella Valley Water District Cd' TRA VER TINE AND G YN SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Prior to 3.5.3 The projects shall incorporate interior and Building Permit Water Submittal of Coachella Valley Construction exterior water conservation techniques Assessment Fee proof of funding Water District Continued ... required by the City of La Quints and Program recommended by the CVWD, prior to issuance of building permits. (T,G): a. Low -flush toilets b. Low -flow faucets c. City approval of landscape and irrigation plans 3.5.7 The developer shall prepare a Building Permit Landscaping Plan Review Community landscaping plan consistent with the City Plan Development Ordinance addressing water efficient Department/ landscaping. Said landscaping plan shall Engineering/ require 50% of landscaping to be of Public Works drought -tolerant landscaping materials. Department The Community Development Department shall review and approve the landscaping plan prior to issuance of building permits. (T,G) 3.5.10 Applicants shall sign CVWD's well Building Permit Water CVWD's Coachella Valley metering agreement and recharge Assessment Fee Approval of the Water District agreement. (T) Program Agreement Revised April 1995 3 r�G Ail 12501 1595 9999 WPD 00 TRAVERTINE AND G, :N SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Prior to 3.6.3 Prior to any construction operations, the Building Permit Design Plans Plan Review Engineering/Public Construction applicant shall ensure that areas to be Works Department/ Continued ... graded be cleaned of vegetation and other Building and Safety deleterious materials in conformance with Department "Standard Grading Specifications". This will be reviewed and approved by the Engineering/Public Works Department prior to issuance of building permits. (T,G) 3.6.10 Further analyses based on site-specific Building Permit Groundwater Groundwater and Coachella Valley groundwater and soil data shall be and Soils Soils Analyses Water District, conducted on the site by a geotechnical Analyses Engineering/Public consultant to evaluate liquefaction Works Department hazards and other related hazards. Further groundwater and soil analyses shall be reviewed by the Coachella Valley Water District, and the Engineering/Public Works Department, prior to issuance of building permits. (T,G) 3.7.5 The developer shall reuse surface water Building Permit Design Plans Plan Review/Site Engineering/Public collected in retention basins for golf Inspection Works Department course uses. The Engineering/Public Works Department shall review and approve surface water reuse prior to issuance of building permits. (T) Revised April 1995 12501 1595 9999 W PD 00 33 C TRAVERTINE AND G YN SPECIFIC PLANS MITIGATION MONITORING AND RLPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitieation Measures Action Mechanism of Verification Division/Section Prior to 3.7.7 Trapezoidal concrete channels shall be Construction designed with rip -rap to give the Continued ... appearance of a natural rock setting. The Engineering/Public Works Department shall review and approve the trapezoidal concrete channels prior to issuance of building permits. (T,G) 3.9.2 Buildings shall emphasize the minimization of glare by incorporating non -reflective building materials to the extent feasible. Building site plans shall be reviewed and approved by the City Community Development Department to assure this measure is met prior to issuance of building permits. (T,G) 3.14.3 Prior to construction the developer shall contact the fire department for verification of current fire protection development requirements. All new construction shall comply with existing Uniform Fire Code requirements and all applicable statues, codes, ordinances, or standards of the fire department. (T,G) Revised April 1995 12501 1595 9999 WPD 00 Building Permit Building Permit Building Permit 34 Design Plans Building Plans Building Plans Plan Review Plan Review Plan Review Engineering/Public Works Department Community Development Department Community Development Department TRA VER TINE AND G. 'FN SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Prior to 3.14.4 All buildings over 5,000 square feet, Building Permit Building Plans Plan Review Fire Department, n r—action excluding single family residence (R-3), Building and Safety Continued ... shall be equipped with automatic fire Department sprinkler systems. The Fire Department and Building and Safety Department shall review and approve all buildings during the building plan review. (T,G) 3.14.5 All buildings over 30 feet in height Building Permit Building Plans Plan Review Fire Department/ (high-rise) shall be equipped with a Life Building and Safety Safety Support System. The Fire Department/ Department and Building and Safety Community Department shall review and approve all Development buildings over 30 feet during the building Department plan review. (T,G) 3.14.7 Prior to issuance of building permits, the Building Permit Construction Submittal of Coachella Valley developer or subsequent home builder Activities proof of funding Unified School shall provide proof of funding to the District/Community Coachella Valley Unified School District Development in accordance with the applicable Department legislative authorized school impact fees. (T,G) 3.14.8 Prior to issuance of building permits, the Building Permit Construction Negotiation Coachella Valley developer(s) shall enter into negotiations Activities Confirmation Unified School toward a Mitigation Agreement to the District/Community mutual and reasonable satisfaction of the Development City of La Quinta, CVUSD and the Department developer. (T,G) Revised April 1995 12501 1595 9999 WPD 00 35 TRAVERTINE AND Cr '3N SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mideation Measures Action Mechanism of Verification Division/Section During 3.3.1 Construction activities on-site should take Grading Permit Construction place only during the days and hours specified by City Ordinance to reduce noise impacts during more sensitive time periods. (T,G) Revised April 1995 12501 1595 9999 W PD 00 3.3.2 All construction equipment, fixed or Grading Permit mobile, should be equipped with properly operating and maintained mufflers. (T,G) 3.3.3 Stationary equipment should be placed Grading Permit such that emitted noise is directed away from noise sensitive receivers during construction activities. (T,G) 3.3.4 See Mitigation Measure Prior to Construction. 3.4.4 See Mitigation Measure Prior to Grading. 3.4.7 See Mitigation Measure Prior to Grading. 3.4.9 During construction, SCAQMD Rules Grading Permit 1108 and 1108.1 shall be adhered to, prohibiting the use of rapid and medium cure cutback asphalts as well as organic compounds in emulsified asphalts used during the construction process. (T,G) 36 Construction Activities Construction Activities Construction Activities Construction Activities Site Inspection Site Inspection Site Inspection Site Inspection Engineering/Public Works Department Engineering/Public Works Department Engineering/Public Works Department Engineering/Public Works Department Timing of Mitigation TRAVERTINE AND C EN SPECIFIC PLANS MITIGATIONMONITORING AND REPORTING PROGRAM CHECKLIST Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Revised April 1995 37 12501 1595 9999 WPD 00 TRA VER TINE AND G 'TN SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitieation Measures Action Mechanism of Verification Division/Section During 3.4.10 During construction, SCAQMD Rule Grading Permit Construction Site Inspection Engineering/Public Construction, 1113 shall be adhered to, restricting the Activities Works Department Continued ... VOC content of any architectural coating materials used on-site to a maximum of 2.08 pounds of VOC per gallon. (T,G) 3.4.13 See Mitigation Measure During Grading. 3.4.14 See Mitigation Measure During Grading. 3.4.17 See Mitigation Measure Prior to Grading. 3.4.21 See Mitigation Measure Prior to Construction. 3.10.1 See Mitigation Measure During Grading. 3.10.2 See Mitigation Measure During Grading. Revised April 1995 8 12501 1595 9999 WPD 00 US] TRA VER TINE AND G 'TN SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Operational 3.4.15 The project proponents will comply with Grading Permit Construction Plan Review/Site Community the La Quinta Air Quality Element Activities Inspection Development policies to the maximum extent feasible Department and all provisions of the La Quinta Municipal Code, as reviewed by the Community Development Department. (T,G) 3.5.5 All proposed wells shall be located a Building Permit Site Plans Site Plan Coachella Valley minimum of 1,000 feet away from each Reviews/ Water District other and existing wells to minimize Inspection drawdowns from on or off the site wells. Well design and locations shall be reviewed and approved by CVWD Redline, prior to acceptance of facilities. (T,G) Prior to Final Map 3. 1.1 To resolve inconsistencies with existing Land Use Final Map Review of Zoning Community Approval City General Plan and zoning map Entitlements Approval and General Plan Development designations, amendments, as requested, Land Use Map Department shall be made to the City of La Quinta Zoning Map and General Plan Land Use Map prior to final map approval. (T,G) 3.2.3 Prior to final tract map approval, stop Final Map Final Map Review of Final Engineering/Public signs shall be installed at all unsignalized Approval Works Department site egress points to control exiting traffic. (T,G) Revised April 1995 12501 1595 9999 WPD 00 39 All TRA VER TINE AND C EN SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Prior to Final Man 3.4.25 Prior to final map approval the design of Final Map Final Map Review of Final Engineering/Public Approval recreational and green belt areas should Approval Map Works Department/ maximize the shading effect of Community landscaping for streets, parking areas and Development building walls. This shading effect could Department result in reduced air conditioning demand for electrical energy. (T,G) 3.5.2 The applicant shall pay required new Final Map Final Map Submittal of C.V.W.D. development water and sewer fees to Approval proof of payment CVWD prior to final map approval. (T,G) 3.5.4 All planned wells, reservoirs, lift stations, Tract Map Tract Map Review of Tract Engineering/Public pressure reducing stations and booster Approval Map Works Department an pumping stations shall be designed to Coachella Valley CVWD standards and reviewed by both Water District the City and CVWD. The developer shall provide land on which some of these facilities will be located. Identified sites shall be shown on the tract map as lots to be deeded to the district, prior to final map approval. (T,G). 3.5.6 The project wastewater system shall be Final Map Final Map Review of Final Engineering/Public designed to accommodate future onsite Approval Map Works Department/ uses of reclaimed water for irrigation at CVWD buildout of the City. The Engineering/Public Works Department and CVWD shall review and approve the wastewater system, prior to final map Revised April 1995 A O 12501 1595 9999 WPD 00 4 TRA VER TINE AND G ?N SPECIFIC PLANS MITIGATIONMONITORING AND RL'PORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section approval. (T) Prior to Final Mau 3.6.1 The applicant shall ensure that the loss of Final Map Approval soils though erosion shall be minimized Continued ... through conservation of native vegetation, use of permeable ground materials and careful regulation of grading practices. These measures shall be incorporated into a landscape plan to be approved and monitored by the Community Development Department, prior to final map approval. (T,G) 3.6.5 The applicant shall investigate and submit Final Map to the Building and Safety Department, prior to the final map approval, the potential for adjusting site design standards to higher levels than is required by the Uniform Building Code (UBC) for residential, resort/hotel and commercial uses. (T,G) 3.7.1 Prior to final map approval, the applicant Final Map will coordinate with the Building and Approval Safety and Community Development Department, to determine if the Travertine or Green Specific Plan areas are subject to the special zoning district overlay (Watercourse, Watershed and Conservation Areas (W-1)). (T,G) Landscape Review of Final Plan/Final Map Map Approval Final Map Approval Final Map Approval Review of Final Map Community Development Department/ Engineering Public Works Department Building Safety Department Review of Final Building and Safety, Map Community Development Department Revised April 1995 41 12501 1595 9999 WPD 00 Timing of Mitigation TRA VER TINE AND G V.N SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Revised April 1995 All 12501 1595 9999 WPD 00 FFG IM -1 TRA VER TINE AND G YN SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Prior to Final Mau 3.7.4 All public or private street rights-of-way Final Map Design Plans Review of Final Engineering/Public Approval shall be designed so as to avoid nuisance Approval Map Works Department Continued ... water ponding and the production of insects. The Engineering/Public Works Department shall review and approve all future public and private street right of ways prior to final map approval. (T,G) 3.11.3 Prior to final map approval, the applicant Final Map Trails Plan Review of Final Community shall dedicate a multi-purpose trail Approval Map Development easement within the Jefferson Street Department alignment for preservation of the Boo Hoff Trail. (T,G) 3.11.4 Prior to final map approval, the applicant Final Map Trails Plan Review of Final Community shall dedicate a hiking and equestrian trail Approval Map Development along the Jefferson alignment which Department connects to the City and County trails system. (T,G) 3.11.5 Prior to final map approval, access to the Final Map Trail Plan Review of Final Bureau of Land Martinez Mountain rockslide will be Approval Map Management, established. This will be coordinated Community through the Bureau of Land Management, Development the responsible managing agency. (T) Department Revised April 1995 43 12501 1595 9999 WPD 00 TRAVERTINE AND C ?N SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Prior to Final Man 3.14.8 Approval Continued ... Necessary expansion of the on-site and off-site electric transmission lines and substations shall be identified during the development planning stage. The developer or future home builder shall consult with the IID to ensure adequate new facilities are provided with construction of each phase of the project. The developer or future homebuilder shall show proof of communication with IID to the Building and Safety Department, prior to final map approval. (T,G) 3.14.10 Necessary expansion of the on-site and off-site gas distribution lines and substations shall be identified during the development planning stage. The developer or future home builder shall consult with Southern California Gas Company (SCGC) to ensure adequate new facilities are provided with construction of each phase of the project. The developer or future homebuilder, shall show proof of communication with the SCGC to the Building and Safety Department prior to final map approval. (T,G) Building Permit Building Permit Revised April 1995 44 12501 1595 9999 WPD 00 Design Plans Design Plans Submittal of proof of communication with IID Submittal of proof of communication with Southern California Gas Company Building and Safety Department Building and Safety Department TRA VER TINE ANDD ;N SPECIFIC PLANS MITIGATION MONITORING AND RLPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Prior to Final Mao 3.14.12 Necessary expansion of the on-site and Tentative Map Approval off-site telephone lines shall be identified Continued ... during the development planning stage. The developer or future home builder shall consult with GTE to ensure that adequate new facilities are provided with construction of each phase of the project. The developer or future homebuilder shall show proof of communication with GTE to the Building and Safety Department prior to final map approval. (T,G) Revised April 1995 12501 1595 9999 WPD 00 45 Design Plans Submittal of Building and Safety proof of Department communication TRAVERTINE AND G EN SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Prior to 3.2.5 Prior to issuance of occupancy permits for Occupancy Occupancy the first phase of the Travertine Specific Permits Plan, Jefferson Street must be improved to a secondary cross-section from Madison Street at Avenue 58 westerly to the proposed development. Prior to issuance of occupancy permits for the phase, the Travertine project proponent should contribute their fair share to an all-weather access connecting the southern loop of Jefferson Street to Madison Street at Avenue 60, or Monroe Street at Avenue 62, or both, as required by the City to accommodate the increased traffic loading. The fair share contribution shall be deposited with the City. (T) Roadway Fee Submittal of City Finance Program proof of funding Department Revised April 1995 46 lJ 12501 1595 9999 WPD 00 TRA VER TINE AND G YN SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. _ Mitigation Measures Action Mechanism of Verification Division/Section )E"rior to 3.2.6 As an alternative to mitigation measure 5, Building Permit []ccu112ney the Travertine Specific Plan, shall be Continued ... served in the initial development stages by paved two-lane streets via the Jefferson Street alignment and the Madison Street alignment thereby creating a complete loop for transportation access. The Jefferson Street pavement from Avenue 58 to Madison Street at Avenue 62 will be installed in the alignment adopted by the City. In addition to new pavement on Madison Street between Avenue 60 and Avenue 62, the existing pavement segment between Avenue 58 and Avenue 60 will be widened and overlaid to accommodate the increased traffic loading. This alternative can serve the Travertine development until 50% of the residential development or until the hotel is constructed, whichever occurs first. Thereafter, the remaining complement of street improvements will be installed. (T) Revised April 1995 �� 12501 1595 9999 WPD 00 Specific Plan Review Specific Plan Community Development Department TRA VER TINE AND G YN SPECIFIC PLANS MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST Timing of Mitigation Implementing Condition or Method Responsible Measure No. Mitigation Measures Action Mechanism of Verification Division/Section Prior to 3.5.8 Plumbing fixtures, including shower Occupancy 4ccupaney heads, toilets, urinals, lavatory faucets, Permits Continued... sink faucets and tub spout diverts within the developments shall conform to all applicable City and state statute and codes regarding water conservation. The Building and Safety Department shall review and approve all developments to ensure that they comply with all applicable codes, prior to issuance of occupancy permits. (T,G) Revised April 1995 12501 1595 9999 WPD 00 48 Occupancy Site Inspection Building and Safety Department PLANNING COMMISSION RESOLUTION 99-061 CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 94-026 (TIME EXTENSION #1), TRAVERTINE JULY 27, 1999 GISEBAL 1. The development shall comply with Exhibit "A" of Specific Plan 94-026 (Time Extension #1) and those exhibits contained in the Final EIR and Mitigation Monitoring Plan. The developer shall update the plan after review approval by the Planning Commission and submit seven (7) copies of the final Specific Plan document to the Community Development Department by August 27, 1999. 2. The mitigation measures contained in the Technical Appendix shall be incorporated into the various Chapters of the Specific Plan document. The Specific Plan document shall be revised as follows: 3. Page III -2: Add to the end of the fourth paragraph the following: "provided approval is granted by the Planning Commission and City Council during review of the future subdivision map applications." 4. Page III -7: Add Estate Homes Development Standard #15, "All houses planned for this District shall be subject to review by the Community Development Director and meet the requirements of Section 9.60.340 (Custom. Home Design Guidelines) of the Zoning Ordinance." 5 page III -9: Add Resort Homes Development Standard #15, "Any residential development proposal shall be subject to review by the Planning Commission pursuant to Sections 9.210.010 (Site Development Permit) and 9.60.330 (Residential Tract Development Review) of the Zoning Ordinance." 6. Page III -9: Villas Permitted Uses, Revise Item #5 as follows: "Churches, educational institutions, public libraries, museums and art galleries not operated for compensation shall only be allowed in VR -1 Planning Areas, subject to approval by the Planning Commission." 7. Page III -11: Add Villas Development Standard #15, "Any residential development proposal shall be subject to review by the Planning Commission pursuant to Sections 9.210.010 (Site Development Permit) and 9.60.330 (Residential Tract NO Development Review) of the Zoning Ordinance." P:IGREMC0ASP94-026Lwpd. Page 1 of 12 Conditions of Approval Specific Plan 94-026 (Ext. #1) - Travertine July 27, 1999 8. Page III -11: Add the following new section to the bottom of this page: "Resort/Hotel The permitted uses and development standards of this planning area shall conform to the requirements of the Tourist Commercial District pursuant to Section 9.70.070 of the Zoning Ordinance." 9. Page III -12: Commercial Permitted Uses/Development Standards, Replace as follows: "The permitted uses and development standards of the Neighborhood Commercial District of the Zoning Ordinance (Section 9.70.060) shall be used to review projects in this planning area." 10. Page III -15: Add the following provision before the Design Guidelines Section: "Maintenance - A Conditional Use Permit application shall be required for any golf course maintenance facility proposed in a "MN" Planning Area." 11. Page III -15: Add the following provision after the above-mentioned section: "Tennis. Club - A Site Development Permit application is required for recreational uses planned for the "TC" Planning Area. Tennis and other game courts shall comply with the design requirements of Section 9.60.150 of the Zoning Ordinance. Court lighting may be permitted. Other uses planned shall comply with any requirement addressed in the La Quinta Zoning Ordinance (i.e., swimming pools, etc.)." 12. Page III -17: Add to Condition #70 the following: 'The conceptual landscape plan for public parkway areas shall be approved by the Planning Commission during review of a Site Development Permit and/or a subdivision map application for the applicable area. Seventy -percent (70%) of the trees planted in the parkway shall be specimen trees having a minimum caliper size of 1.5- to 2.5 -inches. Specimen trees shall be a minimum of 10 feet tall measured from the top of the container." 13. Page III -17: Modify the second sentence of Condition #72 to state: "Use of lawn shall be minimized with no lawn or spray irrigation within 18 -inches of curbs along public and private streets." 14. Page III -18: Add at the end of Condition #79: "Conceptual front yard landscaping plans shall be submitted for approval by the Planning Commission during consideration of any Site Development Plan application for approval of prototype house plans." 15. Page IV -2 (Water): Revise last sentence of first paragraph to: "Precise locations, alignments and sizes of water service facilities will be determined at the Tentative and Final Map stage of development, per CVWD regulations and standards." 16. Page IV -2 (Sewer): Revise fourth sentence of second paragraph: "Final design criteria, location, alignment and sizing of sewer facilities will be determined at the �f P. GREMC0ASP99-02MWPd - Page 2 of 12 Conditions of Approval Specific Plan 94-026 (Ext. #1) -Travertine July 27, 1999 Tentative and Final Map stage of development, pursuant to the processes and specifications of CVWD." 17. Page V-6: E. Amendments, Add the following: "This specific plan shall be subject to the requirements of Section 9.240.010 (Specific Plan Review) of the Zoning Ordinance." 18. 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. 19. 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. 20. 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 (includes former segment of 62"d Avenue west of Madison Street) - Provide right of way from Travertine Specific Plan area for a Primary Arterial as required by'Specific Plan alignment plans resulting from Jefferson Street Realignment Study. B. Madison Street: North of 62nd Avenue - Primary Arterial - half of 110 -foot right of way for all Travertine Specific Plan frontage. South of 62"d Avenue - Half of 88 -foot right of way for Secondary Arterial to south property line of maintenance facility. At the north end of the segment, the applicant shall dedicate right of way as required by the City Engineer to match centerline alignment of Madison Street where it crosses 62°' Avenue, 1 60 This portion of the dedication is subject to partial reimbursement by the City. P.16AEMC0ASP99-02Mwpd - Page 3 of 12 Conditions of Approval Specific Plan 94-026 (Ext. #1) - Travertine July 27, 1999 Adjacent to the proposed maintenance facility, the applicant shall dedicate full width right of way. South of proposed facility - Local Street - half of 60 -foot right of way. 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. 21. The applicant shall dedicate 10 -foot wide public utility easements contiguous with and along both sides of all private streets. 22. The applicant shall create setback lots, of widths noted, adjacent to the following public street rights-of-way: Jefferson Street - 20 feet Madison Street - 20 feet 62"d Avenue - 20 feet Widths may be used as average widths for meandering wall designs. If interior streets are private, the dedication shall be to a homeowner's association. If interior streets are public, the dedication shall be to the City. Where sidewalks, bike paths, and/or equestrian trails are required, the applicant shall dedicate blanket easements over the setback lots for those purposes. 23. The applicant shall vacate vehicle access rights to Jefferson Street, Madison -Street and 62"d Avenue from lots abutting the streets. Access to these streets shall be restricted to that shown on the "Circulation" diagram in the specific plan. 24. 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. PAGREGICOASP94-026LWO- Page 4 of 12 Conditions of Approval Specific Plan 94-026 (Ext. #1) - Travertine July 27, 1999 25. 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. 26. 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. 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. 27. 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 the tentative tract map, 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. 28. 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. Estimates for utilities and other improvements under the jurisdiction of outside agencies shall be approved by those agencies. 29. 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. ys- 30. The applicant shall pay cash or provide security in guarantee of cash payment for applicant's required share of future improvements to be constructed by others (deferred improvements). P.IGREMCOASP99-02MWIRd - Page 5 of 12 V Conditions of Approval Specific Plan 94-026 (Ext. #1) - Travertine July 27, 1999 Deferred improvements for this development include: A. Traffic signal at 62"d Avenue and Madison Street - 50% cost participation. The applicant's obligations for all or a portion of the deferred improvements may,. at the City's option, be satisfied by participation in a major thoroughfare improvement program if this development becomes subject to such a program. 31. 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. "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. 32. 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 develgper shall furnish accurate computer files of the complete, approved plans on storage media and in program format acceptable to the City Engineer. 33. 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. 34. The applicant shall comply with the City's Flood Protection Ordinance. P. IGREGIC0ASP99-0XLwpd - Page 6 of 12 Conditions of Approval Specific Plan 94-026 (Ext. #1) - Travertine July 27, 1999 35. 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. 36. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots within this development but not sharing common street frontage where the differential shall not exceed five feet. If the applicant is unable to comply with the pad elevation differential requirement, the City will consider and may approve alternatives that preserve community acceptance and buyer satisfaction with the proposed development. 37. 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 6.10, 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. 38. 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. 39. 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 developed is responsible shall extend to the centerline of adjacent public streets. 40. 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 impracticable. 41. If individual lot retention is approved, the following conditions shall apply: Each private lot proposed for on-site retention shall be designed to receive A. p P P and safely convey stormwater in excess of retention capacity, including inflow from adjacent properties. Front yards shall drain to the street unless P.16REGUASP94.0267 WO - Page 7 of 12 Conditions of Approval Specific Plan 94-026 (Ext. #1) - Travertine July 27, 1999 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 homeowners' 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. 42. 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. 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 except if incorporated into the golfing elements of the development. P;IGREMCOASP94.OMLWpd - Page 8 of 12 Conditions of Approval Specific Plan 94-026 (Ext. #1) - Travertine July 27, 1999 43. All nuisance water shall b trickling pose and filter eachfield approved by the City Engineer shall be installed to water. 44. No fence or wall shall be constructed around retention basins except as approved by the Community Development Director and City Engineer. 45. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. m flow in xcess 46. The development out of the development ed to permit throughtardesignated efretention overflowo tlet nd capacitycity t to fl into the historic drainage relief route. 47. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 48. If any portion of the 100 -year, 24-hour storm flow from this development is to be conveyed directly or indirectly to the Coachella Valley Stormwater Channel or will otherwise drain to water bodies 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 and methods of treatment or screening shall meet the approval of the City Engineer and CVWD. 49. All existing and proposed Powerties within or adjacent'to the lines with voltage h gherr than 3proposed 5 kv a e exempt development shall be underground. rom this requirement. 50. 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. a 51. The applicant shall be responsible for the cost of environmental studies or reports required in the realignment and/or construction of Jefferson Street south of 58th Page 9 of 12 Conditions of Approval Specific Plan 94-026 (Ext. #1) - Travertine July 27, 1999 Avenue and 62nd Avenue west of Madison Street. The applicant may seek reimbursement for portions of the cost of said reports from other benefitting properties through any assessment districts which may be formed for improvement of Jefferson Street or through entering a reimbursement agreement with the City in accordance with the City's reimbursement policy. 52. The City is contemplating adoption of a major 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 may 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. 53. 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. 01 Street right-of-way geometry for cul-de-sacs, knuckle turns and corner cut-backs 14 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 & Parking 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. 54. 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. P. GREGW0ASP9A-02MWPd - Page 10 of 12 Conditions of Approval Specific Plan 94-026 (Ext. #1) - Travertine July 27, 1999 55. 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. 56. 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. 57. Access points and turning movements of traffic shall be restricted to locations shown on the "Circulation" diagram of the specific plan. 58. Prior to occupancy of completed buildings within the development, the applicant shall install traffic control devices and street name signs along access roads to those buildings. QUALMLAaSURANICE 59. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 60. The applicant shall employ or retain California registered civil engineers, geotechnical engineers, or surveyors, as appropriate, who will provide, or have his or her agents provide, sufficlent supervision and verification of the construction to be able to furnish and sign accurate record drawings and certify compliance of all work with approved plans, specifications and applicable codes. 61. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans which were signed by the City Engineer. Each sheet of the drawings shall have the words "Record Drawings," "As -Built'" or "As -Constructed - clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. MANTENANIGE 62. The applicant shall make provisions for continuous maintenance of landscaping and related improvements in landscaped setbacks, retention} basins and other public or common areas until those areas have been accepted for maintenance by a PI homeowner's association (developments with private and/or gated interior streets) or the City's Landscape and Lighting 'District (developments without private or gated interior streets). The applicant shall maintain all other improvements until final acceptance, by the City Council, of all improvements within each map or phase. Page 11 of 12 Conditions of Approval Specific Plan 94-026 (Ext. #1) - Travertine July 27, 1999 63. The applicant shall provide an Executive Summary Maintenance Booklet for streets, landscaping and related improvements, perimeter walls, drainage facilities, or any other improvements to be maintained by an HOA. The booklet should include drawings of the facilities, recommended maintenance procedures and frequency,<and a costing algorithm with fixed and variable factors to assist the HOA in planning for routine and long term maintenance. 64. The applicant shall pay all deposits and fees required by the City for plan checking and construction inspection. Deposit and fee amounts shall be those in effect when the applicant makes application for the plan checks and permits. 65. 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. 66. A recreational amenities pedestrian/golf cart tunnel(s) shall be built under Jefferson Street to enhance access. P: IGBEGICOASP94-02GLWPd- Page 12 of 12 PLANNING COMMISSION RESOLUTION 99-061 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A TIME EXTENSION OF THE DESIGN GUIDELINES AND DEVELOPMENT STANDARDS FOR A MASTER PLANNED COMMUNITY OF 2,300 SINGLE FAMILY HOUSES, A 500 ROOM HOTEL, AND OTHER COMMERCIAL FACILITIES ORIENTED AROUND GOLF COURSE FAIRWAYS ON APPROXIMATELY 909+ ACRES (SPECIFIC PLAN 94-026) LOCATED ON THE SOUTH SIDE OF AVENUE 60 AND NORTH OF AVENUE 64 AND WEST OF MADISON STREET CASE NO.: SPECIFIC PLAN 94-026, TIME EXTENSION #1 s, APPLICANT: TRAVERTINE CORPORATION WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 27th day of July, 1999, hold a duly noticed Public Hearing for an extension of time for design guidelines and development standards for a master planned community of 2,300 housing units, a 500 room hotel, aod. other el up + acres, uses oriented around golf course fairways on approximately generally located between Avenues 60 and 64 and westerly of Madison Street, more particularly described as: Portion of the N f2 and S% of Section 5, T7 S, R7E, Sections 3 and SI/2 R7E S.B B.M. 4, T75, R7E and N lz and S of Section 33, T6S, (APN: 753-040-009, -023, 753-050-007, -008,-013,-014,-0170 -019, -024, -025, -028, -029, 753-060-004, 753-070-003, 3005, -007, -010, -01 1, 753-080-001, -003, 753-130-001, -009, 753-120-023, 761-030-001, 761-040-003, 761-110-011, 761-120-001, -009, -013, -015, -025, 761-130-001, -017) WHEREAS, the City Council of the City of La Quinta, California, did on the 6" day of June, 1995, approve Specific Plan 94-026 and certify its accompanying EIR (State Clearinghouse No. 941 12047) permitting design guidelines and development standards for development of a mixed use development on approximately 909 acres by adoption of Resolution 95-39. WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify an extension of time for SP 94- 026: 1. Mitigation measures have been required for the project to reduce environmental impacts associated with development of this project. RESOPCSP26Tmver - 35 Planning Commission Resolution 99-061 Specific Plan 94-026 (Extension #1) Travertine Corp. July 27, 1999 2. Specific plan project implementation will ultimately create new jobs for facilities construction, future development construction, the provision of public services for a larger population base, and to staff new business and operations associated with the SP 94-026. 3. Improvements to local roadways will occur that will increase efficiency and local access. 4. Implementation of the project will indirectly result in the elimination of the negative impacts associated with vacant property in favor of a quality housing and commercial development. 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 Planning Commission in this case; and 2. That it does hereby approve an extension of time for SP 94-026 for the reasons set forth in this Resolution and subject to the attached revised conditions for Specific Plan 94-026. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on this 271h day of July, 1999, by the following vote, to wit: AYES: Commissioners Abels, Butler, Robbins, Tyler and Chairman Kirk NOES: None ABSENT: None ABSTAIN: None I-- 10M,WRK, Chairman City of La Quinta, California RESOPCSP26Traver - 35 Planning Commission Resolution 99-061 Specific Plan 94-026 (Extension X11) Travertine Corp. July 27, 1999 ATTEST: jffR Y HER , Community Development Director Citgof La Guinta, California I PI kfRESOPCSP26Traver - 35