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SP 2004-070 Codorniz (2004)CODORNIZ SPECIFIC PLAN June 2004 A Development by: RJT HOMES - CODORNIZ, LLC 1425 EAST UNIVERSITY DRIVE PHOENIX, AZ 85034 Prepared for: THE CITY OF LA QUINTA, CALIFORNIA COMMUNITY DEVELOPMENT DEPARTMENT CLOry Council Q Cofi1C�'IFJRity QlV. ��. Initials - Case No. Exhi COONWr�� TABLE OF CONTENTS 1 INTRODUCTION 1.1 EXECUTIVE SUMMARY...............................................1.1 1.2 PURPOSE AND INTENT................................................1.2 1.3 PROJECT REGIONAL SETTING........................................1.3 1.4 PROJECT LOCAL SETTING............................................1.4 1.5 ENABLING LEGISLATION.............................................1.5 2 PLANS, PROGRAMS AND GUIDELINES 2.1 THE LAND USE CONCEPT.............................................2.1 2.1.1 Planning Area Breakdown........................................2.2 2.2 LAND USE............................................................2.3 2.2.1 Land Use / General Plan Context for Codorniz .......................2.3 2.2.2 Existing General Plan / Land Use..................................2.4 2.2.3 Proposed General Plan / Land Use ................. . . ..............2.5 2.3 ZONING..............................................................2.6 2.3.1 Existing Zoning.................................................2.6 2.3.2 Proposed Zoning.................................................2.7 2.4 THE LAND USE MASTER PLAN........................................2.8 2.4.1 Land Use By Planning Area.......................................2.9 2.5 CIRCULATION PLAN .................................................2.14 2.5.1 Offsite Improvements ...........................................2.16 2.5.2 Onsite Improvements ...........................................2.16 2.6 MASTER PLAN SUPPORTING ELEMENTS .............................2.19 2.6.1 Open Space and Recreation . ......................................2.19 2.6.2 Infrastructure and Utilities Plan ..................................2.20 2.6.3 Water and Sewer Plan ............ ...............................2.20 2.6.4 Electricity .....................................................2.21 2.6.5 Natural Gas ...................................................2.21 2.6.6 Telephone ............ .........................................2.21 2.6.7 Refuse Collection ...............................................2.21 2.6.8 School Service..................................................2.21 2.6.9 Law Enforcement ...............................................2.22 2.6.10 Fire Protection .................................................2.22 2.6.11 Library Facilities ..............................................2.22 2.7 GENERAL DESIGN GUIDELINES & STANDARDS ......................2.23 2.7.3 The Specific Plan Recreation Club Facilities ........................2.27 2.7.4 Residential Site Planning Guidelines .... ...........................2.34 Codorniz Specific Plan iii PROJECT TECHNICAL TEAM OWNER RJT Home - Codorniz, LLC Chad Meyer 1425 East University Drive Phoenix, AZ 85034 CITY OF LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT Mr. Jerry Herman Planning Director 78-495 Calle Tampico La Quinta, CA 92253 SPECIFIC PLAN / ENTITLEMENTS Forrest K. Haag, ASLA Inc. Forrest K. Haag 1254 North Coast Hwy. Laguna Beach, CA 92651 ARCHITECTURE / LANDSCAPE ARCHITECTURE Downing Thorpe James Shane Lekwa 1881 Ninth Street, Suite 103 Boulder, CO 80302 CIVIL ENGINEERING MDS Consulting, Inc. Chris Bergh 78-900 Ave 47, Suite 208 La Quinta, CA 92253 Codorniz Specific Plan ii 2.8 THE CODORNIZ PHASING PLAN .....................................2.39 2.8.1 Phase ........................................................2.40 2.8.2 Phase II .......................................................2.41 2.8.3 Phase III .......................................................2.42 2.9 PLANT MATERIAL PALETTE ........................................2.43 3 ZONING AND DEVELOPMENT REGULATIONS 3.1 SPECIFIC PLAN OVERLAY DISTRICTS.................................3.1 3.1.1 Planning Area I .............. . ...................................3.3 3.1.2 Planning Area II.................................................3.6 3.1.3 Planning Area III................................................3.9 3.2 SPECIFIC PLAN AMENDMENTS ......................................3.12 3.2.1 Specific Plan Amendment Procedures ..............................3.12 4 GENERAL PLAN CONSISTENCY 4.1 LAND USE ELEMENT.................................................4.2 4.2 CIRCULATION ELEMENT.............................................4.3 4.3 OPEN SPACE ELEMENT...............................................4.3 4.4 PARK AND RECREATION ELEMENT...................................4.4 4.5 ENVIRONMENTAL CONSERVATION ELEMENT ......... ................4.4 4.6 INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT .................4.5 4.7 ENVIRONMENTAL HAZARDS ELEMENT...............................4.6 4.8 AIR QUALITY ELEMENT..............................................4.7 Codorniz Specific Plan iv Introduction 1.1 EXECUTIVE SUMMARY The Codorniz Specific Plan is organized in four sections Section 1: Introduction. This section provides an overview of the document, project setting, history, exiting approvals, legislative authority for the specific plan process and the method of compliance with the California Environmental Quality Act (CEQA). Section 2: Plans, Programs, and Guidelines. This section provides the organizational frame- work of the Land Use Plan and related plan exhibits. This section establishes the land use poli- cy for the Specific Plan area and provides the design guidelines which set design and develop- ment criteria and direction for individual projects within the Specific Plan boundary. Subsequent to the filing of the Specific Plan documents, separate Use Permit applications will be filed which will delineate development criteria for the clubhouse and ancillary support structures, buildings, residential units, and supporting maintenance facility areas. Section 3: Zoning and Development Regulations. This section establishes the zoning applica- ble to land within the Specific Plan area boundary. Development Regulations are presented for each Planning Area within the Specific Plan boundary. Section 4: General Plan Consistency. This section uses the key land use issues statement of each element of the City of La Quinta General Plan as the basis for evaluating the consistency of the Specific Plan with the City of La Quinta General Plan. Codorniz Specific Plan 1.1 1.2 PURPOSE AND INTENT The Specific Plan presented herein is a comprehensive planning and development document intended to guide development of lands within the Codorniz Specific Plan area boundary. This document establishes development plans, guidelines, and regulations for the project plan area and specifies development criteria for various use permit entitlements scheduled to be developed within the plan area. This document is intended to insure a high quality of development consistent with the goals, objectives, and policies of the City of La Quinta General Plan and the goals of the developers of the Codorniz property. These goals include: • Implementation of a plan which recognizes the value of a balance of appropriate land uses and a focused and appropriate range of housing types. • Development of complementary recreational facilities will provide a safe, secure, desirable and ecologically sound living environment. This Specific Plan guides the standard of development for the Codorniz plan area and is struc- tured to provide a degree of flexibility to address market driven changes which are inevitable over time. The Codorniz Specific Plan establishes and updates the design and development zoning policies applicable to development within the land area described herein and establishes the reg- ulations and standards which serve as the ordinance and development regulation for the property going forward. 1.2 Codorniz Specific Plan r 1.3 PROJECT REGIONAL SETTING The Codorniz Specific Plan includes approximately 15 acres of flat, slightly sloping land. The existing elevations range from approximately 23.5 in the northern portion of the site to 25.5 in the eastern portion. 4 Am A" AV60OW 0 rr� o N1 Exhibit 1 Codorniz Specific Plan 1.3 r 1.4 PROJECT LOCAL SETTING The Specific Plan boundary is within the City of La Quinta, a 35 square anile municipality locat- ed in the southwestern portion of the Coachella Valley. The City, which was incorporated in 1982, is bounded on the west by the City of Indian Wells, on the east, by the City of Indio and Riverside County, on the north by Riverside County, and Federal and County lands to the South. The Codorniz Specific Plan project site is generally defined by Avenue 52 along the northerly boundary and Jefferson Street to the West. The southerly site boundary is established by the All American Canal earthworks and the easterly boundary is defined by a north -south line 580 plus feet east of Jefferson Street. T SITE Exhibit 2 The site is accessible from Interstate 10 by way of Jefferson Street as well as Washington Street and Avenue 52. The Codorniz project continues the implementation of a network of General Plan roads and infra- structure within the City's General Plan for development and finds itself in the envious position of being located adjacent to the preeminent desert resort of SilverRock Ranch in La Quinta — a resort development by the City of La Quinta Redevelopment Agency. 1.4 Codorniz Specific Plan 1.5 ENABLING LEGISLATION • The authority to prepare, adopt, and implement the Codorniz Specific Plan is granted to the City of La Quinta by the California Government Code (Title 7, Division 1,Chapter 3, Article 8, Sections 65450 through 65457). • As with General Plans, the Planning Commission must hold a public hearing before it can recommend to the City Council the adoption of a Specific Plan or an amendment thereto. The City Council of La Quinta may adopt a Specific Plan and/or an amendment to the Specific Plan by either ordinance or resolution. • The Specific Plan is a regulatory document that, once adopted, will serve as the Development Code (Specific Plan) for Codorniz. Upon completion of the Specific Plan and adoption process, future development must be consistent with the Specific Plan and amendmets thereto. Codorniz Specific Man 1.5 Plans, Programs and Guidelines 2.1 THE LAND USE CONCEPT 1. Residential Uses The project proposes two residential product types within one "neighborhood" located on the east side of Jefferson Street. Product types may include single family detached and attached units. Residential development is anticipated to occur over approximately 70% of the total acreage within the Specific Plan area with the balance of the property in open space, tennis, and other recreation based land use. 2. Parks/ Open Space/ Recreation The primary recreational component of the development will be an internal recreation club amenity which acts as the center of the community open space. 3. Circulation The circulation plan for Codorniz will utilize existing local area roadways to provide the access to the Specific Plan area. These roadways include Avenue 52 and Jefferson Street. The internal circulation system will consist of a loop road connection to the two perimeter access roadways and the project entries. Access to the individual residential and recreational components within the Specific Plan is accomplished from the main internal road between Jefferson and Avenue 52. Additional information is provided in the Circulation element of this document in Section 2.5. Codorniz Specific Man 2.1 rl 2.1.1 Planning Area Breakdown The Codorniz Specific Plan document breaks the site into three "Planning Areas", with corre- sponding site driven development regulations and design criteria. These Planning Areas are depicted in Exhibit 4 shown below. Planning Areas within the Codorniz Specific Plan Community Planning Area I is characterized by the clue facilities, supporting parking and circulation ele- ments, and associated open space area. Planning Area II is defined by residential dwelling units internal to the project site consisting of one and two story buildings with associated open space areas. Planning Area III is defined by residential dwelling units located adjacent to the arterial perime- ter streets adjacent to the project site. These buildings consist of one and two story buildings with associated open space areas. PLANNING AREA I PLANNING AREA II PLANNING AREA III 2.2 Codorniz Specific Plan 2.2 LAND USE 2.2.1 Land Use / General Plan Context for Codorniz The Specific Plan for Codorniz amends the existing City of La Quinta General Plan by bringing together detailed policies and regulations into a focused development plan for the Specific Plan area. The Specific Plan is a regulatory document which, when adopted by the City Council of La Quinta, governs all facets of project development including the distribution of land uses, location and sizing of supporting infrastructure, as well as development standards and regulations for uses within the plan area. The location and alignment of the land uses and zones depicted herein are diagrammatic. The precise layout within subsequent site development permit applications for the residential unit clusters, recreation amenities and clubhouse and support facilities will determine the actual align- ment and adjacency of each land use category. This Specific Plan is prepared as a link between the La Quinta General Plan and subsequent development proposals for individual planning areas within the Specific Plan. The Land Use Element of the La Quinta General Plan identifies and establishes the City's policy relative to the planned future pattern, intensity, density and relationships of land uses in the City as well as in the Specific Plan site area addressed herein. The purpose of the Land Use Element within the City's General Plan is to establish official City and plan area policy which: • Identifies the general types, locations and distribution of land uses desired in La Quinta at buildout; • Identifies standards for land uses relative to population and building density/intensity and the character and compatibility of land uses; l • Identifies desired courses of action/ strategies which provide the means to implement the community's land use policies while implementing the Specific Plan. The Specific Plan establishes consistency with, and implements the City's General Plan by: • Specifying the land uses in the plan area; • Delineating standards for land use compatibility with the City's policies; • Providing the framework for development in an orderly manner L Codorniz Specific Plan 2.3 2.2.2 Existing General Plan / Land Use The Existing General Plan/Land Use for the plan area is NC — Neighborhood Commercial. The corresponding zone classification for Neighborhood Commercial - NC provides for the development and regulation of small -scaled commercial areas located at the intersections of arte- rial highways as shown on the General Plan. The NC district is intended to provide for the sake of food and drugs and personal services to meet the daily needs of a neighborhood area. Neighborhood Commercial establishments are existing one mile north of the site at the intersec- tion of Jefferson Street and Avenue 50. Existing Land Use Designation for the Property NC — Neighborhood Commercial 2.4 Codorniz Specific flan 2.2.3 Proposed General Plan / Land Use The proposed General Plan/Land Use for the plan area provides for Medium High Density Residential (MHDR) land use which allows up to 12 Dwelling Units per acre. The actual pro- posed gross density of the site suggests 145 dwelling units on approximately 15 acres of land cor- responding in a density of under 10 DU's per acre of land. MHDR The adopted General Plan classification for Medium High Density Residential MHDR allows for a variety of housing types and supporting land use within this density category of residential use. Proposed Land Use Medium High Density Residential - MHDR Codorniz Specific Man 2.5 2.3 ZONING 2.3.1 Existing Zoning The corresponding zone classification for Neighborhood Commercial use allows for a variety of commercial land use within the plan area. Commercial Land Uses Neighborhood Commercial - CN 2.6 Codorniz Specific Plan 2.3.2 Proposed Zoning The proposed Zoning for the plan area is Medium High Density Residential - (RMH). The corresponding zone classification for Medium High Density Residential (RMH) allows for a variety of housing types and supporting land use within the residential use. The corresponding zone classification for Medium High Density Residential allows for a limited variety of housing types and support facilities within the residential use. Zoning Classifications Medium High Density Residential - RMH Codorniz Specific Plan 2.7 2.4 THE LAND USE MASTER PLAN The Land Use Master Plan for the Codorniz Specific Plan reflects the development goal of pro- viding a variety of residential units in a setting of private and semiprivate recreational amenities. The Land Use Master Plan graphically delineates the proposed uses located within each planning area of the overall Specific Plan. The Master Plan includes complementary architecture in all product types and common area buildings and club facilities as well as a hierarchy of landscape setbacks, pedestrian areas, and connecting circulation systems for pedestrians, bicycles and vehicular traffic. Development regulations for each planning area are presented in Section 3 Zoning and Development Regulations. The Master Plan proposes 145 units in Planning Area II and III distrib- uted within a gross area of approximately 15 acres. These buildings are arranged in configurations which include detached units and attached units each. Additionally, a residents recreation amenity is being proposed at the center of the project. Planning Area I is characterized by the club facilities, supporting parking circulation elements, and associated open space area. This facility includes resident and guest serving recreation facil- ities and supporting uses including a tennis court, pool, and spa featuring a workout room. Planning Area II is defined by Villa Residential dwelling units of one and two stories with asso- ciated open space area. These units are envisioned as attached and detached single family units. Planning Area III is defined by various residential dwelling product types of one and two stories with associated open space areas. These units are envisioned as attached and detached single family units. 2.8 Codorniz Specific Plan 2.4.1 Land Use By Planning Area A detailed discussion of the proposed land use for the Specific Plan and the resulting change in development concept is presented for each of the three planning areas. The Existing Land Use Table illustrates a tabulation of existing land use, existing zoning, acreage within each planning area. Residential land use categories are provided within the boundary of the Specific Plan including land use for open space within the plan, various residential uses and supporting ancillary facili- ties for proposed land uses. The plan area is broken into three planning areas. Development and Zoning criteria responding to the environment within each planning area is presented for each use area. The diagram below delineates the limits of each Planning Area and their relationship to the Codorniz Plan boundary. PLANNING AREA I PLANNING AREA II PLANNING AREA III r r � .•,.e. .tea:. `�...s. �. r 1 _1 Codorniz Specific Man 2.9 Planning Area I Tennis Clubhouse Land Use Planning Area I is the intended site for the Recreation Club facilities and perimeter landscape improvements and is primarily located in the central portion of the master plan area. Primary access to the Club facilities is provided from the main project entry point from Jefferson Street through a secured entry gate. Planning area I is approximately one half acre and is delineated herein. TABLE 1 PLANNING AREA I EXISTING LAND USE AND ZONE DESIGNATIONS Existing Land Use Description Vacant Flat Terrain CVINWRAL PLAN/1-AND USE ZONE ACRES UNITS DENSITY NC CN .58 VACANT SUBTOTALS .58 TABLE 2 PLANNING AREA I - PROPOSED LAND USE AND ZONE DESIGNATIONS Proposed Land Use Description — Recreation Club Amenities GENERAL PLAN/LAND USE ZONE ACRES Ll N ITS 1) E N S ITY MHDR RMH .58 SUBTOTALS .58 1 - Club Facilities will include an outdoor grill and limited food preparation and support facilities, as well as a tennis court, swimming pool and spa amenities. 2.10 Codorniz Specific Plan Planning Area II Residential Land Use Planning Area II is adjacent to the club facilities site with internal access to residential facilities from the club access road. Both attached and detached single family units are planned for the land area within Planning Area II. Unit count and distribution is described in the accompanying tables and graphics. Within Planning Area II there are 79 buildings, generating a total of 89 units proposed on 7.8 acres of generally flat terrain. This residential buildings and ancillary open space amenities results in a density of 11.4 dwelling units per acre. TABLE 3 PLANNING AREA II EXISTING LAND USE AND ZONE DESIGNATIONS Existing Land Use Description Vacant Flat Terrain NC CN 7.8 VACANT SUBTOTALS 7.8 TABLE 4 PLANNING AREA II - LAND USE AND ZONE DESIGNATIONS Proposed Land Use Description — Recreation Club Amenities MTEM MHDR RMH 7.8 89 11.4 DU's/AC J SUBTOTALS 7.8 89 11.4 DU's/AC L LCodorniz Specific Plan 2.11 Planning Area III Residential Land Use Land use in Planning Area III is distributed along the perimeter of the project site adjacent to Jefferson Street and Avenue 52. Both attached and detached single family units are planned for the land area within Planning Area III. Unit count and distribution is described in accompanying tables and graphics. TABLE 5 F PLANNING AREA III EXISTING LAND USE AND ZONE DESIGNATIONS Existing Land Use Description Vacant Flat Terrain d NC CN 6.5 VACANT TABLE 6 PLANNING AREA III - LAND USE AND ZONE DESIGNATIONS Proposed Land Use Description — Residential Use MHDR RMH 6.5 56 8.6 DU's/AC SUBTOTALS 6.5 56 8.6 DU's/AC Unit count and distribution is described in the accompanying tables and graphics. Within Planning Area III there are 48 buildings, generating a total of 56 units proposed on approximate- ly 6.5 acres of generally flat terrain. This residential buildings and ancillary open space ameni- ties results in a density of 8.61 dwelling units per acre. 2.12 Codorniz Specific Man (JAER.All- P1_AN/l.AND LISF ZONI- WRES L k( RES UNI'T'S DENSITV Vr 11. "v `41 At UNITS 1) L N S ITY 4 IV L k( RES UNI'T'S DENSITV Vr 11. "v `41 At UNITS 1) L N S ITY 2.5 CIRCULATION PLAN The proposed circulation system for the Specific Plan addresses the requirements of the City of La Quinta General Plan Circulation Element by providing a hierarchy of vehicular traffic ways with pedestrian paths within the plan area. The Circulation Plan for the Codorniz Specific Plan utilizes existing circulation elements roadways adjacent to the project area (Jefferson Street and Avenue 52) to provide access to the Specific Plan area. The internal circulation sys- tem of the plan for CodomiJ will consist of a series of internal roads providing, access to the individual res- idential and recreational components within the Specific Plan area. Cul -du sac neighborhood streets/ drives will utilize the inter- nal loop spines in assuring a private neighborhood feel. Exhibit 5 TYPICAL PERIMETER ROAD SECTION su.�e: vei o• 0 0 0 Motorcourt Drives s r. Neighborhood Drives 4 Primary Entry Secondary Entry Emergency Entry • f � J F' ®� 0 r®dw -, The proposed Circulation Plan for the Specific Plan is illustrated herein and will consist of improvement of the roadways internal to the Specific Plan area to General Plan Circulation Element Standards and development of an internal loop road system to serve development with- in the project. The three access points illustrated in the diagram include a primary access point from Jefferson Street, a secondary residential access from Avenue 52 and an emergency access point from Jefferson Street south of the primary entry to the project area. 2.14 Codorniz Specific Plan Individual cluster access drives are proposed with generous setbacks from the arrival boulevard and interior loop road to provide safe ingress and egress from individual residences. 1 T3'P"I._mm rwrisTR-IM LJNK Within the Specific Plan area, the circulation system has been designed to accomplish the following: • Provide for internal private roadways that respond to the proposed development corridors while providing a safe route for project ingress and egress; • Provide for a private street facilitating the internal network of planned private roadways to adequately serve residential areas and other amenities. Codorniz Specific flan 2.155 2.5.1 Offsite Improvements The offsite public streets surrounding the project are currently developed in accordance with La Quinta City Engineering and Public Works Department standards and are fully improved to applicable General Plan designations. Citywide mass transit systems and stops are accessible along perimeter public thoroughfares. Perimeter landscape improvements shall be implemented along the project frontage. 2.5.2 Onsite Improvements The following mitigation measures are envisioned to reduce potential circulation impacts associ- ated with the proposed project and shall be implemented in a phased manner in conjunction with adjacent planning area(s) requiring roadway improvements. All internal divided roads will have a minimum pavement width of 20 feet (divided roads) per lane to accommodate minimum design criteria for fire equipment access. All other roads shall have a minimum pavement of 28 feet. TYPICAL STR=T 594MON IN TH FMKfN6 Each subdivision shall comply with the onsite and offsite street improvement recommendations and mitigation measures as required by the City Engineer. All sections shall be approved by the City of La Quinta Transportation Department. All access points shall conform to ow appropriate street classification per City standards for access spacing. TY11IGAL STREET SECTION N ITHOUT PARKING. SCALE: 1/H'•I'-0' 2.16 Codorniz Specific Plan M ►. f aI w. �' k Any landscaping within public road right-of-way will require approval by the Community Development Department and assurance of continuing maintenance. No textured pavement accents will be allowed within City right-of-ways. 2.17 Codorniz Specific flan 2.17 TLNN15/ -- GREATLAWN (5UNKLN rTOACT A5 RETENTION) TURF LAWN BOUGAINVILLEA _ a PERIMETER WALL ACCENT WALL if CURVED.5TONE.5EATWALL st� (ix•H—W) DE5ERT PLANTING (TYP.) 2.18 Codorniz Specific Man l 1_ . �'j., ,5TONERETAINING + 5TONEACCENT WALL WALL W%d•FENCE - C.'dTR►' GATE " ' Accr'eT PAVING PF_DESTRIAN PLA7_A +` W, ENTRY TRELLIS • . - - .•r.- a-� ;,7Vd'. AED PATIO ARBA t GATE FOOLIN, BLIII LQ.GUr • 0 ' i l u COVLRLDPA-I 10 '• r . ` 4 W -- u • i - - - PF_D PORTAL i C0RVED5TONP l e_r W/.' fENCE .� ` i - - X' fl'fNL558UILDING • W/ RE5TROOM.5 !j °FIN y 1 t 4 - X 5 HOT TUB . WALL', - ;�.-'. _ Vis• _ * PALM ACCENT - -- - • •,; ' -.. --� - - - RA15ED PLANTER5 W/ WAT ER ACCENT5 PLANTING (TYP.' M`, * X.5P POOL DECK ISENCM/5EATINGARLA.S .•I:r- d _ -•— MAIN ENTRY TOPOOI_ _ . s•• THROUGH PED PORTAL #" ae FOCAL WATER ELEMENT -P,-TSIh\1' ]'PK 2.18 Codorniz Specific Man l 1_ 2.6 MASTER PLAN SUPPORTING ELEMENTS Open Space, Recreation, and Infrastructure Plans and Concepts Within the Specific Plan, the Open Space, Recreation and Infrastructure Plan identifies and estab- lishes the plan policy relative to the provision of open space and recreation amenities within the plan area boundary as well as delineates infrastructure supporting the plan area. The purpose of this plan is to establish development policies and a philosophy which identifies resources and facility sites in the plan area, which shall be managed to prevent waste, destruction, or abuse of natural or man made amenities or resources. 2.6.1 Open Space and Recreation The Specific Plan utilizes open space and recreation amenities as a fundamental concept for the image of the development. Recreational amenities have been incorporated into the design of the project to serve the residents and guests of the Codorniz project with the recreational facility which provides opportunities for various recreation activities amenity within the Specific Plan area Individual homes within the Specific Plan area may have additional recreational amenities includ- ing private spas within courtyard areas to augment the recreation base of the community. The conceptual layout for the private club facilities are illustrated in the plan graphic below. -4 Codorniz Specific Plan 2.19 2.6.2 Infrastructure and Utilities Plan The infrastructure system planned to serve the Specific Plan described below will be designed to provide a coordinated system of infrastructure and public services to adequately serve the plan area at full buildout. Standards for infrastructure and public services relative to land use intensi- ty envisioned for the plan area will be served by the following utilities: • Sewer • Coachella Valley Water District (CVWD) • Water • Coachella Valley Water District (CVWD) • Electricity • Imperial Irrigation District (IID) • Gas • Southern California Gas Company 2.6.3 Water and Sewer Plan The intent of the Specific Plan is to utilize existing water and sewer facilities and to provide addi- tional or upgraded facilities as necessary on site. Water and sewer service for the Specific Plan area is provided by the Coachella Valley Water District (CVWD). The CVWD provides domes- tic water from wells. The Codorniz Specific Plan will conform to the requirements of the CVWD's current and future programs and requirements pertaining to water management and con- servation. Sewer Service The Specific Plan area would be served by a series of standard sewer lines and laterals linking to existing mains located in Jefferson Street and Avenue 52. Pumping facilities would be located as necessary within the Specific Plan area to transport sewage to the existing trunk lines. The CVWD has indicated its ability to provide sewer service to the Specific Plan area. Domestic Water Service Domestic water would be distributed to individual residential units by standard water lines to be located within road right-of-way. New water lines would need to be installed in conjunction with road improvements to serve the proposed Specific Plan development. The developer will be required to construct domestic water lines, transmission mains and reservoir sites to accommo- date the water demands for this project. 2.20 Codorniz Specific Plan Irrigation Water The sources for irrigation water for the landscape features within the Specific Plan area will be provided by reclaimed or canal water where feasible. CVWD reserves the right to review and approve any irrigation activity occurring within the Specific Plan area. 2.6.4 Electricity All overhead public utility transmission lines for cable television, electricity and telephone are routed in the vicinity of the perimeter of the Specific Plan site. The developer will be required by IID to install to District standards on site. All permanent power and telecommunications dis- tribution lines internal to the project, will be required to install those facilities underground per the District guidelines where possible. 2.6.5 Natural Gas All natural gas transmission facilities are routed in the vicinity of the perimeter of the Specific Plan site. The developer will be required by Southern California Gas Company (the Gas Company) to install to the Gas Company standards. All permanent distribution lines internal to the project will be installed per the District guidelines. 2.6.6 Telephone Land based telephone services are provided by Verizon in the project area and will extend lines to the site as needed. Cellular service is provided for the plan area by too many vendors. 2.6.7 Refuse Collection ` Refuse collection within the City limits is provided by Waste Management franchise to the City of La Quinta and occurs in accordance with a schedule established by the franchisee and the City. It is envisioned that unit areas of the plan will be served by extension of the contract refuse col- lection services currently in place with the City. Prior to regularly scheduled pickup and removal, refuse will be contained in a maintained surface bin environment to ensure recycling of waste materials as appropriate and required . 2.6.8 School Service School service in the vicinity of the Specific Plan area is provided by Coachella Valley Unified ISchool District. It is not anticipated that significant numbers of students will be generated by the l _ Specific Plan due to the anticipated family characteristics of potential purchasers of residential units. The applicant will contribute school fees in accordance with the requirements of the DSUSD. Codorniz Specific Man 2.21 2.6.9 Law Enforcement In general, police protection for the Specific Plan area will be provided by the La Quinta Police. It is anticipated that the entire Specific Plan area will be gate -guarded. Primary and secondary entrances to these residential development areas will be protected by card -gated entry. In addi- tion, it is anticipated that many of the residences within the Specific Plan area will have their own individual private security systems. This pattern has been typical of other similar developments by the developer. 2.6.10 Fire Protection Fire protection within the specific plan area will be provided by the Riverside County Fire Department. In conjunction with their PGA West development, the developer constructed a new fire station on the PGA West property at Madison Street and Avenue 54 (the "PGA Station"). It is anticipated that fire protection service to the specific plan area will be provided from the PGA Station. Since originally approved, development of both the PGA West development and the Codorniz specific plan areas have experienced a significant reduction in overall project densities. As a result, the PGA Station should be more than sufficient to service the requirements of this plan area. 2.6.11 Library Facilities The City is served by a public library which is administered by the Riverside County Library System located within 6 miles of the project boundary. 2.22 Codorniz Specific Plan 2.7 GENERAL DESIGN GUIDELINES & STANDARDS This section provides design guidelines and standards that apply to the Codorniz Specific Plan area. Many of the guidelines and standards, though applicable throughout the project, only apply in certain situations or in conjunction with certain uses and/or building types. Those guidelines that have no specific call -out or geographic reference point can be assumed to apply uniformly throughout the project site. It should be noted that these design guidelines and standards may replace or modify applicable subdivision requirements of the City of La Quinta once modified by the adopted Codorniz Specific Plan. The following major topic areas are incorporated in this section: Guidelines and Standards for the Overall Community Themes and Image, Architecture and Site Guidelines, Club Facilities, and Residential Site Planning. Specific Plan Community Theme The Master Plan graphic presented within the Specific Plan will provide the basis for the project "baseline" for architectural and landscape architectural layout and standards. These design guide- lines will assist the developer of the Specific Plan project in the execution of a built environment that incorporates the following main concepts: Development of a community that is visually attractive and captures the essence of the "Desert Lifestyle" of living. L. • Incorporation of open space and recreational uses (active and passive) within the plan area. • Design a planned community that complements existing development in the surrounding area and is compatible with the surrounding environment. Codorniz Specific flan 2.23 F • Establish densities that are consistent with development patterns of surrounding areas. Recognize the unique nature of Codorniz as a community that meets the living and recreational needs of future residents of the City of La Quinta. The design guidelines contained in this subsection are intended to establish a consistent design approach among site planning, engineering, architecture, and landscape architectural components while allowing flexibility in design over the build -out of the community. The design guidelines for Specific Plan are intended to: Assist in implementing the design intent of the Specific Plan and re -zoning of the property by establishing project design compatibility among different residential products and land utilization. • Provide a consistent approach to site planning and the design of buildings, streets, signage, walls and fences, lighting, landscaping, and other design elements that will endure for the life of the community. The guidelines provided herein suggest themes compatible with Mission, La Quinta and Santa Barbara "architectural character" but are not intended to limit expressions of varying architectur- al styles. The design guidelines presented herein establish the framework to achieve harmony and compatibility between residential enclaves while still providing flexibility that allows for a vari- ety of architectural expression and interpretation. Examples of the design theme are illustrated throughout this section of the document. These examples are meant to convey general design con- cepts and are not intended to limit the range of expression among professional design teams. The guidelines are provided for the benefit of project builders, their planners/ designers, and City of La Quinta staff and decision-making bodies in the review of this Specific Plan proposal. As such, the design guidelines identify elements for all residential and other land use proposals with- in the Specific Plan area. These guidelines may be incorporated into subsequent site development permits, conditional use permits, and subdivision maps submitted to the City for approval unless it is demonstrated that certain guidelines are not applicable, appropriate, or feasible under site- specific circumstances. The Specific Plan Community Image Goals of the community design and layout include: To create a strong pedestrian core linking the community to the pool/ recreation area. Let that pedestrian link serve as community open space and provide a variety of intimate spaces and the opportunity for discovery within the community. Develop a hierarchy of building mass and form to create `people places" of various scales. Overcome the monotony of typical "six pack" higher density development by: Using a variety of setbacks from the street Placing front and side architecture along the street Mix duplex and single family buildings to create a variety of architectural configurations. 2.24 Codorniz Specific flan L The overall landscape image is that of the natural desert with pockets of green and "oasis plant- ings". The quaint open space elements, provided by the pedestrian esplanades and community recreation area together with the proposed landscaped perimeter, provides an image of privacy and intimacy for the community. The landscape plan takes advantage the architectural layout of the project by creating intimately scaled rooms, courts and small oasis areas that add layers of interest and intimacy, and discovery to the project. The master landscape plan also uses architectural and landscape accent elements, such as potted plants, trellises, special paving and groundcover, low seat walls and benches as well as small water elements to create interest and passive community amenities. Palo Verde, Mesquite, and other desert tree species along with Date Palms as accents, provide the main landscape framework for Specific Plan. A full list of recommended plant mate- rial is provided in the Recommended Plant Material Palette in Section 2.9. Codorniz Architectural and Site Guidelines The architectural theme for Specific Plan may include Mission, Santa Barbara and La Quinta architectural styles. • Flexibility in interpretation is to be implemented in site design to achieve individual expression. Building Massing and Scale in Codorniz Architecture: The character of the Codorniz development areas shall reflect a neighborhood scale so that build- ing massing does not overwhelm the street scene. The site shall be, wherever possible, low-rise in nature to create a pleasant pedestrian scale environment. Building wall planes, particularly on the front elevation, shall be offset to create interest along the street, to provide a desirable pedestrian scale, and avoid visual monotony. Single -story plate lines are encouraged on the front elevation. Second -story wall planes shall be offset to effectively break up the building mass and reduce the perceived building scale as viewed from the street. Details such as wing walls will help to bring two story masses down to the ground. • Single -story plate lines with second -story wall setbacks are encouraged on side and rear elevations. • Side elevations shall provide the same level of articulation and detail as the front elevations • Articulated roofscapes shall be created through the use of a variety of roof forms. • Repetitious gable ends along front and rear elevations shall be minimized. Codorniz Specific flan 2.25 Color in Codorniz Architecture The proposed Codorniz architectural character is textured stucco cottages, using an earth tone color palette. This color motif is completed with simplistic color schemes, a variety of roof tones and textures, and complementary window moldings and architectural detailing. • The predominant color of all structures shall be in the spectrum of earth tones, such as browns, tans, terra cottas and golds. Colors outside of this spectrum shall be, limited to single accent elements. In order to achieve the variety of architectural expression envisioned for the residential components of the Specific Plan project, a variety of materials and colors shall be used to create a rich tapestry of design elements. • A range of muted color tones shall be used throughout the development within Specific Plan. Materials in Codorniz Architecture Roof materials shall include clay barrel tile and flat concrete tile. The color of roofs shall pro- vide a range of deep earth tones. The color of roof materials shall be varied to reflect the existing surrounding architectural theme. All roofing material shall be fire retardant. • The predominant exterior building material shall be textured finish stucco in keeping with the Specific Plan architectural vernacular. • Wood, tile and wrought iron shall be appropriately incorporated as accent materials and be consistent with the architectural style. Landscape accent walls of stucco and stone, as well as iron fencing and accents may also be incorporated. Codorniz Area Site Planning Appropriate site planning guidelines as discussed below shall be used to ensure functional and aesthetic development within Specific Plan's Neighborhoods. The guidelines are intended to be flexible and not all guidelines are applicable in all situations. Reasonable application of guide- lines in order to achieve a high quality consistency in design theme within the adjacent architec- tural context will be necessary. 2.26 Codorniz Specific Man e Il 2.7.3 The Specific Plan Recreation Club Facilities l , A Community pool and recreation area in the Specific Plan master plan will function as the social center, open space and focal point of the community. This Community "oasis" area is comprised of: Fitness and restroom building Pool equipment building Pool, hot tub and deck area, with covered seating areas Sunken tennis court/ great lawn with staging/seating and viewing areas. I Club Facility Site Planning Guidelines The site design and planning of the Specific Plan Recreation Area will incorporate elements that respond to the desert climate in the same manner as the residential components of the plan. Elements include generous patios, arcades, plazas, and paseos, accent walls and trellises and potential water feature accents. The design provides for maximum pool and deck space with dis- tinct zones of activity. The architectural components of the fitness and pool equipment buildings help to define the space and become visual focal points from the road and pedestrian links that further enhance the architectural theme of the community. Other planning guidelines for club I facilities are listed below f • The main building shall be sited in a key visual landmark locations and be easily accessible r and convenient. The pool equipment storage building shall have the appearance of a usable pool building with the appropriate level of architectural details such as windows, two story elements and trellises. • Service areas shall be, wherever possible, sited in low -visibility areas and effectively screened by utilizing building elements and/or landscaping. • Pedestrian access routes between adjacent uses shall be, wherever possible, incorporated into the site design. . • Pedestrian spaces shall be, wherever possible, provided by creating plazas, courtyards, and f promenades that link use areas. • Parking shall be, wherever possible, oriented to permit pedestrian flow to club facilities. • Shared use of service areas, parking access, etc., shall be integrated into the design wherever possible. Club Facility Design Criteria Wall Planes, Windows, and Doors • The use of windows scaled to the interior space is encouraged. Frames shall be, wherever possible, painted or appropriately colored to match the club facility. Codorniz Specific flan 2.27 • The use of wood and stucco trim is used on all elevations visible from a private or quasi - public space. Trim shall be compatible with the building's architecture and color. • The style of windows shall be compatible with the architectural style of the building. The use of many different window styles and or shapes on one building plane shall be avoided. The size and proportion of panes shall be in scale to the overall wall plane. • Accent windows that have a different or articulated shape or utilize multi -panes shall be used to create interest on building elevations as long as they are consistent with the style of the building. I.•t !, e 'ERML."LR WALL _ t ,,,kr_P �- '' - CIiRVFD.51 C1nIr 5rAT'hAil DF_SE.iT PLAWTI\G!TYP) 41 I I 1 } •, I 1 +STONE RE-AIMN6 �,'r� - Si ONE ACCLN141'AL_ W ALL W/ILNCL , W_ ACCrNT:'AVINC rf i'r 4 A" YI-.i7.1 . - -t • ': - Y':l?Ufii$ P 1TIpARr A N L'•iFl I'LI I. RI Y '� i . I-QGIF �'�.' .. • - • COv LKLU Y?.IIO� - �-• L� � Pr7Y;)RT AI W-+'LNLL 1.-- • 'w • X."Il' I;LS,LSGL.'INt • 1'A LNACCr_''.T — RAISEI]Y_APi`. Eno V/� P_dN-Iidi. R.1CCY PITS r�! - - XSF YUOL DECS. LEh1CI 1. S[r'.ill:..1_ MA N ENTRY TO:'OC)_ I1RLI;A0I 1 I'LD I'.1R I AL `` d YOCA_ WA, ER F_ -r. N I r.N7 "] - 'h.a.I A: I• VIEW_WLS TO POOL }� nC�rIiTS POR !'f.]`• Club Facility Massing and Scale Offset wall planes shall be used as an integral part of the building design to provide visual artic- ulation. • Building offsets shall be used to indicate building entries and pedestrian nodes. • Offset or angled building corners shall be used to provide subtle articulation. C 2.28 Codorniz Specific Plan The Clubhouse building massing shall consist of a mix of building heights along with the use of focal vertical elements. • Projections, overhangs and recesses shall be used to provide shadow, articulation, and scale to building elevations. • Stepping back of building elevations is encouraged to provide visual articulation. • The club facility areas shall create a distinctive roofscape theme by utilizing a variety of roof forms. • Building design shall incorporate elements that respond to the desert climate of La Quinta through the use of courtyards, paseos, arcades and extended roof overhangs. Codorniz Specific Plan 2.29 Materials and Colors at the Club Facility A range of earth tones, such as browns, tans, terra cottas and golds along with some accent col- ors, shall be used throughout the club facility areas at Specific Plan. • The extensive use of bright vibrant colors is discouraged except on limited accent and/or focal elements. • The color of roofs should provide a range of tones compatible with Mission, La Quinta and Santa Barbara traditions. All roofing material shall be fire retardant. Building Details • All mechanical equipment shall be screened from view by walls or fences that are compatible with the building architecture, or by adequately sized plant material. , y5. . -�_� �la► • All utility meters are to be integrated into the architecture and screened from view. Building designs that incorporate trellises and other shade structures are encouraged. • Accessory structures shall be designed to be consistent with the architecture of the adjacent club facility buildings. Entries A main entry to the pool recreation area shall be easily identifiable from the street and is in axis with the main pedestrian walkways. Two additional points of entry are also provided for easy access from the community. 2.30 Codorniz Specific flan Walls and Fences Decorative metal fencing along with low and accent walls shall provide security to the pool area. • Walls and fences which are visible from streets, open space, or other private or quasi-publif areas, shall be compatible in material, color, and design with adjacent and/or existing architectural elements. Walls will be treated as a design element within the community to further enhance the community image and identity. PE.RIMET E.R WALL ALI o' ACCENT WALL OPTION A �JUYJJ Mw f� Lj I, ACCENT WALL W,,+, rE.NC - PERIMETER WALT_ r. OPTION 5 WAI_t_ OPTION C Codorniz Specific Man 2.31 Club Facility Site Planning Criteria Club facility areas are to maintain a pedestrian friendly environment through the use of appro- priately proportioned architectural and landscape elements. Street furnishings that add to the fes- tive and pedestrian atmosphere surrounding the club shall be encouraged. • Group functions and uses are encouraged at plaza spaces and recreation amenities to promote a lively pedestrian environment. • Arcades provide a pedestrian scale to buildings and pleasant shade cover, particularly when used on south and west facades. • Special areas such as paseos, plazas, and courtyards shall be created to further enhance the pedestrian environment. 'COMMUNI IY fif_AK I-OA515/COORTYAKDS° A` ''--`' _~- j`J ,I •r I ACCP` N1 5 & COMMUNITY / Orf-N,iPACL'- ' •T(IKI • I "" ,}I A I WAI 1 .5 •At.K I N fl AN 1 IN(, ". .SrL(:I\1 rJ I KLI_ti - I B yy l� 4 ! r 1 M r t rJl AIONt". I'I 19 KO(III �•7 1 fK(7VIDI: OPI:NI'I'IINC. NI KI Sf I[11' N7 KY I IKIVJ 4 tf I..- l I N 111 Al IPA.. I'AVII.(, IL AN 14 11 r .1410AKY PI I) I IPf K. ., (It IKViN(�-51ONI ITO It L I M'.AI I .•ITO (O-HN'WAIIS •L 1.,1 KY ItiO) QLII Ot 1'1 til -KI I Kr_ f'i I '.i KI\II. It K,FYI' `• 1 -W JF.FFF.KSON 5T +N 1( M f N A( ( 1 'r 1' 91 1 l9; I? G I AJ f I KN Bf_L O%V ISI A 2.32 Codorniz Specific flan • Lighting fixtures shall be small in scale and consistent with the character and use of exterior areas. F• Appropriately spaced benches and seating areas are to be provided for pedestrian comfort. Club Facility Parking Parking (on -street and off-street) shall be designed to minimize the visual impact of parking areas. • Off-street surface parking shall be screened from view through the use of plant material or low walls that are consistent with the architectural style. a • Landscape treatments shall be used at surface parking areas to provide shade and minimize the visibility of parking areas. • Trash enclosures, loading docks, rubbish bins, transformers, satellite antennas, processing equipment, and any other unsightly apparatuses must be screened from view through the use of landscape or architectural elements that are compatible with the building architecture in material, color and design. Codorniz Specific Man 2.33 2.7.4 Residential Site Planning Guidelines The climate in La Quinta is characterized by sunny and hot weather in the summer and relatively mild winters that feature excellent air clarity. The design of residences shall incorporate elements which respond to these conditions, such as patios, courtyards, arcades, plazas, and passageways. In addition, roof overhangs shall be used to provide shade. Other residential site considerations include the following: • The placement of structures should consider prevalent environmental conditions including sun orientation, r prevailing winds and desired views. • Residential development is oriented'64. around the pedestrian walkways and pool/recreation area. • Varying house configurations on corner lots is encouraged to promote variety in the street scene and preserve sightlines of drivers at intersections. • Guest parking shall be, wherever possible, located to provide easy access to units. • Recreation areas and pedestrian walkways shall be, wherever possible, visible and identifiable from the street, to enhance neighborhood value and invite people to discover the special places within the community. • Individual multi -family buildings shall be, wherever possible, separated sufficiently to provide a green space image and accommodate walks and other circulation elements. A. Residential Architectural Design Criteria • Columns • Archways • Entries • Porches, Balconies, and Railings • Garage Doors • Walls and Fences • Building Details • Common Area Elements 2.34 Codorniz Specific Plan Columns • Columns used as a structural or aesthetic design element shall convey a solid and durable image, and shall be consistent with the architectural style of the community. • Columns may be used as free-standing form, or as supports for roofs and balconies. Archways • The use of archways shall be compatible with the architectural style of the building, and designed as a complementary component of the building or adjacent courtyard. • When used, archways shall define or frame space, such as entries, porticos, patios, courtyards, and parking elements. • The use of thermal pane windows and doors is encouraged. If aluminum or vinyl frame windows are used, the frames must be painted or appropriately colored to complement the building and/or trim material. • The use of multi -pane windows is encouraged for front elevations which are visible from other private or quasi -public spaces. Trim may be painted to complement the building architecture and color. • The style of windows shall be compatible with the architectural style of the building. The use of many different styles of windows on one building plane shall be avoided. The size and proportion of panes shall correspond to the overall proportioning of the elevation. l Accent windows that have a different or articulated shape or utilize multi -panes shall be used as an accent element to create interest on building elevations. Windows are to be consistent with the Mission, La Quinta and Santa Barbara styles. Entries • The entry of residential dwelling units shall be articulated as a focal point of the building's front elevation through the appropriate use of roof elements, columns, porticos, recesses or projections, windows or other architectural features. Codorniz Specific Ilan 2.35 n • The main community entry is designed to enhance the value and develop a strong identity. The entry acts as a green oasis within the desert perimeter that also provides a strong visual connection to the pool/recreation area. Sufficient stacking distances at project entries shall be, wherever possible, provided. Porches, Balconies, and Railings • Front courtyards shall be designed, where feasible, as an integral part of buildings to provide visual interest, as well as to promote social interaction among community residents by providing outdoor living spaces oriented to the front of the dwelling unit. • incorporate patios and balconies to function as extensions of interior spaces, to provide shaded private outdoor living spaces. • Patios and balconies shall be designed as an integral component of the building and not as a poorly conceived add-on element. • The design of patio and balcony railings shall complement the building's architecture and style. • Second story balconies are encouraged to provide visual interest. Garage Doors • Garage doors shall be compatible with the architectural style of the residence and incorporate design details that minimize the impact of large flat surfaces towards the street. 2.36 Codorniz Specific Plan Walls and Fences • Walls and fences which are visible from streets, open space, or other private or quasi -public areas, shall be compatible in material, color, and design with adjacent architectural elements. /6• PF_RIMETEK WALL Building Details „`zt I E �1 � ✓r s, ACCENT WALL • All mechanical equipment shall be screened from view by walls or fences compatible with the building architecture, or by plant material adequate in size to provide proper screening. • The materials, colors, and forms of carport structures shall be consistent with the architectural style of the neighborhoods in which they are located. • Accessory structures shall be consistent with the architectural style of the adjacent buildings. • All flashing, sheet metal, and vents shall be, wherever possible, painted or screened from view in a manner which is compatible with the building architecture. Codorniz Specific Plan 2.37 Common Area Elements • Support facilities such as recreation buildings, permanent leasing offices, mail stations, etc., shall be designed:" +- - in the same architectural style, and to the same level of detail and articulation, as the main buildings L�n they support. - i B. Residential Site Planning Criteria Single -Family Detached The following concept shall be incorporated into the design of single-family detached neighborhoods: • The street layout within residential neighborhoods shall provide views to the pedestrian pathways, open space, and landscape elements, thereby unifying pedestrian circulation and site land marks, where feasible. • The use of parkways or greenbelt gardens connecting the residential courts is encouraged in the design of neighborhood streetscapes. • Residential dwelling units shall be sited to maximize view opportunities of the mountains in the La Quinta region where feasible. • The location of dwelling units may include a random mix of front entry and side entry garages, along with a motor court concept, where feasible, to provide variety to the street scene. Single -Family Attached The general site planning concepts established for the single-family detached neighborhoods also apply to the single-family attached neighborhoods. In addition the following concept shall be incorporated into the design of single-family attached neighborhoods: • Neighborhood entry roadways shall focus on an amenity or a community open space feature or landmark, where feasible. • The street layout within residential neighborhoods shall provide view corridors to the open space and other special community features and landmarks, where feasible. In addition, the view corridors should also provide physical access to these community features, where feasible. The design of streets shall be pedestrian oriented. The use of parkways is encouraged in the design of neighborhood streetscapes, where feasible. 2.38 Codorniz Specific flan 2.8 THE CODORNIZ PHASING PLAN The Specific Plan's Phasing Concept At the time of submittal of the Specific Plan, it is anticipated that the project will be developed in 3 phases beginning in 2004 and continue thru build out of the project in early 2007. The over- all phasing concept is to develop the landscaped edges of the project at Jefferson Street and Avenue 52 in order to establish the "project image" in combination with the site amenities at the recreation area and the interior streets and residential areas. Subsequent phases anticipate devel- opment of the remaining residential units and associated site improvements. Detail of the three individual phases is described in detail below. The phasing of the Development as illustrated herein is based on absorption of similar projects in similar economic conditions. As will all projections of development outcome, the developer is hopeful of meeting or exceeding the schedule of production of the residential plan for Codorniz. In all phased development of the plan area, public facilities will be provided concurrently with development requiring facilities and infrastructure for support. Codorniz Specific flan 2.39 2.8.1 Phase I Phase I take place in the eastern half of the Specific Plan area with the construction of the entry road ways off of Jefferson and Avenue 52 and includes residential units and the clubhouse and recreation amenities. A total of approximately 34 lots will be built adjacent to the internal road- ways. Also included in the initial construction efforts will be the perimeter landscape improve- ments and those landscape improvements that provide site amenities for the internal roads and street scenes. 2.40 Codorniz Specific flan 2.8.2 Phase II Phase II takes place in the northwest and central portions of the residential component of the Specific Plan area with the construction of the additional lanes, motorcourt drives and access streets off of the main interior street established in phase I. Phase II includes residential units and landscape improvements and those units and adjacent open space. r Codorniz Specific Plan 2.41 2.8.3 Phase III Phase III takes place in the southern one-third of the Specific Plan area with the construction of the additional interior streets, lanes, and motorcourt drives. Phase III includes residential units and landscape improvements and those units and adjacent open space. Public facilities and improvements will be phased into the development in accordance with the requirements of the City of La Quinta, the County of Riverside when applicable, and the State of California. Transportation, drainage, water and sewer improvements will be provided as described in this Specific Plan. 2.42 Codorniz Specific Plan 2.9 PLANT MATERIAL PALETTE The landscape architecture for the Codorniz project is to create a lush desert character of visual variety and textural interest while complying with water conserving techniques based on plant selection and technical irrigation system design. Consistent with this goal, use of drought toler- ant plant material is a primary consideration in the development of the plant palette to further aid in the conservation of water while promoting this lush desert theme in the prevailing landscape image. The plant material palette suggested below gives guidance to builders and developers within the project. Species in addition to those listed are to be considered in order to provide diversity; how- ever, the plant material in the list provided are relatively successful in the unique soil and cli- mactic conditions of project site. PLANT PALETTE Trees: Cercidium microphyllum Little Leaf Palo Verde Cercidium praecox Sonoran Palo Verde Chilopsis linearis Desert Wllow I Dalea spinosa Smoke Tree Lysilomamicrophylla var. Thornberi Feather Bush Olneya tesota Desert Ironwood Pithecellobium flexicaule Texas Ebony Prosopis glandulosa Texas Mesquite Prosopis juliflora Mesquite Prosopis pubescens Screw Bean Mesquite Palms: Brahea armata Blue Hesper Palm Brahea edulis Guadalupe Palm ll Phoenix canariensis Canary Island Date Palm Phoenix dactylifera Date Palm Trachycarpus fortunei Windmill Palm Washingtonia filifera California Fan Palm Washingtonia robusta Mexican Fan Palm [ Shrubs: Anisacanthus thurberi Desert Honeysuckle Atriplex canescens Four -Wing Saltbush Atriplex lentiformis Quail Bush Bougainvillea species & cvs Bougainvillea Buddleia marrubiifolia Wooly Butterfly Bush Caesalpinia species Poinciana Calliandra species Powder Puff ' Cleome isomeris Bladderpod Cordia boissieri Wild Olive Cordia parvifolia Cordia Dalea pulchra Indigo Bush Encelia farinosa Desert Encelia Codorniz Specific Man 2.43 Fallugia paradoxa Apache Plume Justicia califomica Churarosa Justicia spicigera Mexican Honeysuckle Larrea tridentata Creosoto Bush Leucophyllum species & cvs Tea Tree Species Rosa banksiae Ladt Banks' Rose Salvia greggii Autumn Sage Simmondsia chinensis Jojoba Sophora secundiflora Mescal Bean Tecoma stans var. angustata Hardy Yellow Trumpet Flr. Ground Covers: Baccharis 'Centennial' NCN Dalea greggii Trailing Indigo Bush Myoportum parvifolium Prosrtrate Myoporum Verbena species & cvs Verbena Perrenials: Baileya multiradiata Desert Marigold Gaura lindheimeri Guara Lobelia laxiflora Mexican Bush Lobelia Melampodium leucanthum Blackfoot Daisy Oenothera species Mex. Evening Primrose Penstemon species & cvs Western Native Sphaeralcea ambigua & cvs Desert Mallow Tagetes lemmonii Mountain Marigold Verbena species & cvs Verbena Agave, Succulents, Yucca: Agave americana & cultivars Century Plant Agave deserti Desert Agave Agave shawii Shaw's Century Plant Agave victoriae-reginae NCN Agave vilmoriniana Octopus Agave Aloe vera Medicinal Aloe Beaucarnea recurvata Ponytail Tree Camegiea gigantea Saguaro Dasylirion species Desert Spoon Fouquieria splendens Ocotillo Hesperaloe parviflora Red Yucca Nolina species Bear Grass Opuntia species Prickly Pear, Cholla Yucca aloifolia Spanish Bayonet Yucca baccata Datil Yucca Yucca brevifolia Joshua Tree Yucca elata Soaptree Yucca Yucca recurvifolia NCN Yucca rostrata Beaked Yucca Yucca Schidigera Mohave Yucca 2.44 Codorniz Specific Plan F1 Zoning and Development Regulations 3.1 SPECIFIC PLAN OVERLAY DISTRICTS A. Purpose. To provide flexible regulations via the specific plan process which allow the use of creative land planning and design techniques to create master -planned developments incorporating coordinated building design, integrated greenbelts, private recreation facilities, emphasizing a sep- aration of pedestrian and vehicular traffic, and an overall increase in recreational amenity. The regulations presented herein are pursuant to Article 8B Authority and Scope of Specific Plans of the State Planning and Zoning Law of the Government Code, Section 65000 et seq and are in compliance with the California Environmental Quality Act (CEQA) and amend Chapter 9 of the City of La Quinta Zoning Code (9.60.290). The specific plan overlay district allows variations in tourist commercial land uses as provided by Section 9.40.030 (per General Plan Policy 2-1.1.9). Specific plan densities, development stan- dards and other features will be made consistent with the General Plan by adoption of this Specific Plan. B. Permitted Uses. The Codorniz Specific Plan specifies the permitted uses within the plan area boundaries defined within Planning Area I through Planning Area III. Uses are tailored to individual site locations within the Codorniz plan boundary, the existing street systems, topogra- phy, and other characteristics. C. Zoning Designation. The Codorniz Specific Plan specifies overlay zoning adopted in con- junction with approval of the Specific Plan document. Upon approval, the amended Codorniz Specific Plan becomes an integral part of the zoning for the property within the plan boundary and, for the plan area, becomes the Official Zoning for the City of La Quinta. Property zoning shall consist of the base district symbol followed by the specific plan symbol in parentheses; for example, Medium High Density Residential - MHDR would be noted as MHDR(RSP). Codorniz Specific Plan 3.1 7 C()Ci�orniZ Zoning and Development Regulation and Standards by Planning Area Zoning and Development Regulation and Standards are presented for Planning Area I through Planning Area III as delineated in the Planning Area Exhibit and are presented in the following order: Planning Area I Medium High Density Residential MHDR — (RSP) USES AND STANDARDS Description of Uses in Planning Area I Zoning and Development Regulation and Standards Planning Area II Medium High Density Residential MHDR — (RSP) USES AND STANDARDS Description of Uses in Planning Area II Zoning and Development Regulation and Standards Planning Area III Medium High Density Residential MHDR — (RSP) USES AND STANDARDS Description of Uses in Planning Area III Zoning and Development Regulation and Standards 3.2 Codorniz Specific Plan 1 3.1.1 Planning Area I MEDIUM HIGH DENSITY RESIDENTIAL — (MHDR-RSP) Description of Uses in Planning Area 1 The following section establishes the permitted land use and development standards for property designated as MHDR within Planning Area I as depicted on the Land Use Plan. Low density Residential Specific Plan addresses all land within Planning Area I. Within the overall plan boundary, Planning Area I encompasses development uses and standards for the Codorniz Tennis Club, resident and guest serving recreation center and supporting uses. A Specific Plan overlay for this project area is proposed to address land use within Planning Area I with development regulation and criteria presented herein. A. Purpose and Intent. To provide for the development and regulation of a range of special- ized resident and guest serving uses oriented to the recreation center and supporting uses, locat- ed in areas designated within Planning Area I in the Specific Plan. B. Permitted Uses. Permitted uses for land designated LDR on the Land Use Plan and/or Proposed Zoning exhibits as MHDR-(RSP) includes all currently existing allowable uses delin- eated in the Medium High Density Residential district delineated in the La Quinta Zoning ordi- nance and as specified within this Specific Plan. C. Temporary & Interim Uses. Temporary on-site construction and site guard offices including relocatable buildings. Temporary sales and marketing buildings and offices are allowed with. D. Accessory Uses. Signs, fences and walls, subject to the design criteria set forth in this Specific Plan document. Satellite dish and other antennas, subject to this Specific Plan. E. Other Allowable Uses. Flood control facilities and devices as necessary to facilitate the CVWD or developer in water management and conservation. F. Allowable Site Coverage. As specified herein. G. Development Standards. The following development standards apply to property proposed for development designated on the Land Use Plan and/or Proposed Zoning exhibits as MHDR — (RSP) and as described within the text of this Specific Plan. Standards are established for all buildings, structures and uses within Planning Area I. Codorniz Specific Plan 3.3 Development Standards L These standards apply to all land within Planning Area I as described within the text and graph- ics of this Specific Plan. 17 BUILDING DEVELOPMENT STANDARDS *Not including chimney projections, bell towers, spires, etc. ** Two feet of the 8' ht. may be retaining with 6' freestanding. The following uses are permitted in the Low Density Residential area of Planning Area I. 1. Recreation Uses Outdoor lawn and recreation uses. Recreation clubs, tennis club and facilities. Health and fitness clubs & Spas. Pool/spa and water recreation uses. 2. Semi -Public Uses Museum uses. Parks, play fields, botanical garden uses, and passive and active open space area. Bicycle, cart, and pedestrian trails and storage facilities. Swimming pools and spas. 3. Lodging Uses Not allowed 4. Accessory Uses Private parking lots, carports and open-air parking stalls as an accessory use to Residential or Open Space uses. Signs in accordance with this Specific Plan. 5. Temporary & Interim Uses Construction and site guard offices in relocatable buildings require approval of a Conditional Use Permit from the La Quinta Planning Commission. 3.4 Codorniz Specific Plan Max. Building Height 23.5 ft.* Max. No. of Stories 2 Minimum Conditioned Interior Space 245sf Min. Front Yard Setback from: Street or Parking Stall Curb 4 ft. Pedestrian Circulation Walks 4 ft. Min. Total Combined Side Yard Setback 8 ft. Max. Allowable Wall Height 8 ft.** Max. Parking Required 1 space/250sf *Not including chimney projections, bell towers, spires, etc. ** Two feet of the 8' ht. may be retaining with 6' freestanding. The following uses are permitted in the Low Density Residential area of Planning Area I. 1. Recreation Uses Outdoor lawn and recreation uses. Recreation clubs, tennis club and facilities. Health and fitness clubs & Spas. Pool/spa and water recreation uses. 2. Semi -Public Uses Museum uses. Parks, play fields, botanical garden uses, and passive and active open space area. Bicycle, cart, and pedestrian trails and storage facilities. Swimming pools and spas. 3. Lodging Uses Not allowed 4. Accessory Uses Private parking lots, carports and open-air parking stalls as an accessory use to Residential or Open Space uses. Signs in accordance with this Specific Plan. 5. Temporary & Interim Uses Construction and site guard offices in relocatable buildings require approval of a Conditional Use Permit from the La Quinta Planning Commission. 3.4 Codorniz Specific Plan OPEN SPACE LAND USE Open Space land in Planning Area I is defined by the areas adjacent to the Residential units. Amenity and supporting facilities are located on adjacent fingers of greenbelt within the devel- opment plan and may be pools, fountains, spas, etc. Development criteria is defined herein. The following development standards apply to the construction of buildings for supporting Residential units and recreational features (such as satellite pool buildings) on property designated as Low Density Residential LDR — (RSP)on the Land Use Plan. ANCILLARY BUILDING DEVELOPMENT STANDARDS • Max. Building Height 18 ft.* Max. No. of Stories 1 Min. Setback from: Street or Parking Stall Curb 2 ft. Pedestrian Circulation Walks 2 ft. Structure Setback 5 ft. Maximum Allowable Screen Wall Height 8 ft. *Not including flagpoles, chimney projections, bell towers, spires, or building projections that are nonessential to the functional snare of the commercial building (i.e. bell towers etc.) Codorniz Specific Plan 3.5 17 3.1.2 Planning Area II RESIDENTIAL SPECIFIC PLAN MHDR (RSP) USES AND STANDARDS Description of Uses in Planning Area II Within the overall plan boundary, Planning Area II encompasses development uses and standards for the Codorniz proposed residential grounds as well as ancillary supporting recreational uses and areas. This Planning Area is located throughout the project site and encompasses 7.8 acres. Planning Area II of the Land Use Plan proposed, within its boundaries, one underlying zone, Medium High Density Residential MHDR _ (RSP). A Residential Specific Plan MHDR(RSP) overlay for Planning Area II is proposed to address res- idential supporting uses. The development regulation and criteria for open space, passive and active recreation areas and other uses are delineated for Planning Area II herein. Residential Specific Plan (RSP) Uses and Standards The following section delineates the permitted land use and development standards for property designated as Medium High Density Residential Specific Plan MHDR (RSP) on the Land Use Plan, within Planning Area II. A. Purpose and Intent. To provide for the development and regulation of a range of spe- cialized residential uses oriented to residential lifestyle activity, located in areas designated with- in Planning Area II in the Specific Plan. Representative land use include residential ownership, short term and long term rentals, and leasing uses as well as supporting open space and recre- ational use. B. Permitted Uses. Permitted uses for land designated MHDR (RSP) on the Land Use Plan and/or Proposed Zoning exhibits as MHDR (RSP) includes all currently existing residential serv- ing uses and allowable uses delineated in the Medium High Density Residential district descrip- tion of the La Quinta Zoning ordinance and as specified herein. Sales and marketing buildings and offices are allowed. C. Temporary & Interim Uses. Temporary staging facilities and related uses serving the res- idential use and onsite construction and site guard offices including modular buildings. D. Accessory Uses. Recreation and staging areas for recreation events, maintenance facili- ties and sites. Signs, fences and walls, subject to the design criteria set forth in this Specific Plan document. E. Other Allowable Uses. Water management facilities, public flood control facilities as necessary to facilitate the CVWD or developer in water management and conservation. 3.6 Codorniz Specific flan Development Standards These standards apply to all land within Planning Area II as described within the text and graph ics of this Specific Plan. BUILDING DEVELOPMENT STANDARDS Min. Residential Lot Size 2,000sf Max. Residential Lot Size 5,500sf Min. Lot width 27 ft Max. Building Height 23.5 ft.* Max. No. of Stories 2 Min. Front Yard Setback from: Street or Parking Stall 5 ft. Pedestrian Circulation Walks 2 ft. Garage/Carport Setback to Motorcourt Drive 3 ft. Min. Combined Side Yard Setback- Detached Unit 8 ft. Min. Open -Side Side Yard Setback- Duplex Unit 4 ft. One of the Building Setbacks 3 ft. Max. Allowable Wall Height 8 ft.** Parking Required — 2 BR Unit 2.5 spaces Parking Required — 3 BR Unit 2.5 spaces *Not including chimney projections, bell towers, spires, etc. ** Two feet of the 8' ht. may be retaining with 6' freestanding. The following uses are permitted in the Low Density Residential area of Planning Area II. Recreation Uses Outdoor lawn and recreation uses. Tennis clubs or complexes. Health and fitness clubs & Spas. Pool/spa and water recreation uses. Live entertainment as an accessory use to recreation clubs or complexes. 2. Semi -Public Uses LPassive and active open space area. Bicycle, cart, and pedestrian trails and storage facilities. LSwimming pools and spas. 3. Lodging Uses LNot allowed Codorniz Specific flan 3.7 i '] 4. Accessory Uses Private parking lots, carports and open-air parking stalls as an accessory use to Residential or Open Space uses. Signs in accordance with this Specific Plan. Antennas and satellite dishes in accordance with this Specific Plan. 5. Temporary & Interim Uses Construction and site guard offices in relocatable buildings requires approval of a Conditional Use Permit from the La Quinta Planning Commission. OPEN SPACE LAND USE Open Space land in Planning Area II is defined by the areas adjacent to the residential buildings and facilities. Criteria related to development of the open space is presented in the above table and allowable in all areas of Planning Area II as identified herein. 3.8 Codorniz Specific Plan 3.1.3 Planning Area III RESIDENTIAL SPECIFIC PLAN MHDR (RSP) USES AND STANDARDS Description of Uses in Planning Area III Within the overall plan boundary, Planning Area III encompasses development uses and standards for the Codorniz residential grounds. This Planning Area is located adjacent to the perimeter of the project site and encompasses 6.5 acres. Planning Area III of the Land Use Plan proposed, within its boundaries, one underlying zone, Medium High Density Residential MHDR (RSP). A Residential Specific Plan MHDR (RSP) overlay for Planning Area III is proposed to address res- idential supporting uses. The development regulation and criteria for open space, passive and active recreation areas and other uses is delineated for Planning Area III herein. Residential Specific Plan (RSP) Uses and Standards The following section delineates the permitted land use and development standards for property designated as Medium High Density Residential Specific Plan MHDR (RSP) on the Land Use Plan, within Planning Area III. A. Purpose and Intent. To provide for the development and regulation of a range of specialized residential uses oriented to resort lifestyle activity, located in areas designated within Planning Area III in the Specific Plan. Representative land use include residential ownership, short term and long term rentals, and leasing uses as well as supporting open space and recreational use. B. Permitted Uses. Permitted uses for land designated MHDR (RSP) on the Land Use Plan and/or Proposed Zoning exhibits as MHDR (RSP) includes all currently existing residential serv- ing uses and allowable uses delineated in the Medium High Density Residential district descrip- tion of the La Quinta Zoning ordinance and as specified herein. Sales and marketing buildings and offices are allowed. C. Temporary & Interim Uses. Temporary staging facilities and related uses serving the resi- dential use and onsite construction and site guard offices including modular buildings. D. Accessory Uses. Recreation and staging areas for recreation events, maintenance facilities and sites. Signs, fences and walls, subject to the design criteria set forth in this Specific Plan document. E. Other Allowable Uses. Water management facilities, public flood control facilities as neces- sary to facilitate the CVWD or developer in water management and conservation. fCodorniz Specific flan 3.9 L� Development Standards These standards apply to all land within Planning Area III as described within the text and graph- ics of this Specific Plan. BUILDING DEVELOPMENT STANDARDS Min. Residential Lot Size 2,000sf Max. Residential Lot Size 5,500sf Min. Lot width 27 ft Max. Building Height 23.5 ft.* Max. No. of Stories 2 Min. Front Yard Setback from: Street or Parking Stall 5 ft. Pedestrian Circulation Walks 2 ft. Garage/Carport Setback to Motorcourt Drive 3 ft. Min. Combined Side Yard Setback- Detached Unit 8 ft. Min. Open -Side Side Yard Setback- Duplex Unit 4 ft. One of the Building Setbacks 3 ft. Max. Allowable Wall Height 8 ft,** Parking Required — 2 BR Unit 2.5 spaces Parking Required — 3 BR Unit 2.5 spaces *Not including chinmey projections, bell towers, spires, etc. ** Two feet of the 8' ht. may be retaining with 6' freestanding. The following uses are permitted in the Low Density Residential area of Planning Area II. 1. Recreation Uses Outdoor lawn and recreation uses. Tennis clubs or complexes. Health and fitness clubs & Spas. Pool/spa and water recreation uses. Live entertainment as an accessory use to recreation clubs or complexes. 2. Semi -Public Uses Passive and active open space area. Bicycle, cart, and pedestrian trails and storage facilities. Swimming pools and spas. 3. Lodging Uses Not allowed 4. Accessory Uses Private parking lots, carports and open-air parking stalls as an accessory use to Residential or Open Space uses. Signs in accordance with this Specific Plan. Antennas and satellite dishes in accordance with this Specific Plan. 3,10 Codorniz Specific flan 11 5. Temporary & Interim Uses Construction and site guard offices in relocatable buildings requires approval of a Conditional Use Permit from the La Quinta Planning Commission. OPEN SPACE LAND USE Open Space land in Planning Area III is defined by the areas adjacent to the residential buildings and facilities. Criteria related to development of the open space is presented in the above table and allowable in all areas of Planning Area III as identified herein. Codorniz Specific flan L— 3.11 I 1 3.2 SPECIFIC PLAN AMENDMENTS 3.2.1 Specific Plan Amendment Procedures Minor modifications to the approved Codorniz Specific Plan are allowed at the discretion of the Community Development Director or designee. A. Changes That Do Not Require A Specific Plan Amendment. As development within Codorniz progresses, it may be demonstrated that certain detail changes are appropriate in refinement of the Specific Plan; therefore it is intended that the Specific Plan Document provide flexibility with respect to the interpretation of the details of project develop- ment as well as those items discussed in general terms in the Specific Plan. If and when it is deter- mined that changes or adjustments are necessary or appropriate, these changes or adjustments shall be made as an administrative procedure approved by the Community Development Director or designee. The following changes to the Specific Plan may be made without amending the Specific Plan: The addition of new information to the Specific Plan maps or text that do not change the effect of any regulation. The new information may include more detailed, site-specific information. If this information demonstrates that Planning Area boundaries are in need of modification based upon the goals of the Specific Plan, said boundaries may be adjusted to reflect a more accurate depiction of on-site conditions, without requiring a Specific Plan Amendment. Adjustments to the open space corridors may be made resulting in a corresponding change to the adjacent development parcel without the requirement of a specific plan amendment. Changes to the community infrastructure such as drainage systems, roads, water and sewer systems, etc., which do not have the effect of increasing or decreasing capacity in the project area beyond the specified density range nor increase the backbone infrastructure construction or maintenance costs. B. Changes That Require A Specific Plan Amendment. If it has been determined that the proposed change is not in conformance with the intent of the current Specific Plan approval, the Specific Plan may be amended in accordance with the proce- dures set forth in Chapter 9.240 of the City of La Quinta Zoning Code. 3.12 Codorniz Specific flan General Plan Consistency California Government Code (Title 7, Division 1, Chapter 3, Article 8, Section 65450 - 65457) permits the adoption and administration of specific plans as an implementation tool for elements contained in the local general plan. Specific plans must demonstrate consistency in regulations, guidelines and programs with the goals and policies set forth in the general plan. The City of La Quinta General Plan contains the following elements: Land Use, Circulation, Open Space, Parks and Recreation, Environmental Conservation, Infrastructure and Public Services, Environmental Hazards, Air Quality and Housing. Each element of the General Plan contains a summary of key issues which direct and guide that element's goals and policies. The summary of key issues is used in the Codorniz Specific Plan as the basis for evaluating the Specific Plan's consistency with the City's General Plan. Applicable key issues are stated below followed by a statement of how the project's Specific Plan conforms thereto. Codorniz Specific flan 4.1 4.1 LAND USE ELEMENT Maintaining the City's residential character with a balance of supporting commercial and community facilities. { • The Land Use Plan of Codorniz designates the majority of the site as Residential use as 1 well as Open Space and recreational use. Supporting commercial development exists one mile north of the project site on Jefferson Street. The City enjoys a reputation as a desirable locale. The City's unique and attractive character stems from a combination of its environmental setting near the mountains, the "La Quinta" image... • The Developer of the Codorniz Master Plan enjoys a foundation of reinforcing, the City's unique setting for upscale and progressive residential projects carefully suited for La Quinta's place in the Coachella Valley. • Codorniz is designed as a place of Residential and recreation amenities. Supporting and adjacent development is planned in a variety of heights and elevations in order to minimize the perception of visual impacts. • The trend of walled residential subdivisions has resulted in many types of perimeter wall treatments in the City. The design of these walls and other elements of the streetscape should be coordinated to create more of a continuous appearance throughout the entire community. • The perimeter wall treatment suggested for Codorniz establishes a consistent theme via continuous plantings and wall treatments as envisioned by the City in this statement. • Maintain the City's residential character with a balance of supporting commercial and community facilities. • The Land Use Plan of the Codorniz Specific Plan designates the majority of the site as Medium High Density Residential. Residential serving commercial development is planned approximately one mile north within city limits. 4.2 Codorniz Specific Plan 4.2 CIRCULATION ELEMENT • Roadway classifications and design standards should be based on current estimates of build -out reflecting approved development projects. • Development standards of perimeter roadways are established in the General Plan Circulation Element. Existing and proposed roadway improvements in and around the project boundary are based on current estimates of build -out and consistent with the goals and policies established in the Circulation Element of the General Plan. • Pedestrian and bicycle networks should be developed which link activity centers in order to facilitate recreational walking and biking and to establish non -automotive transportation as a viable alternative to driving. • Internal bicycle, and pedestrian access is incorporated in the Circulation Plan for Codorniz and is accommodated on the existing and planned roadway system. • The circulation system should be designed and maintained to encourage walking, bicycling and transit utilization as alternatives to automobile travel. Improvements to existing transit service should be considered, including provision of transit stops on major roadways and covered bus shelters at all existing and future stops. • The development along the perimeter of Codorniz designates locations for transit stops and shelters if required by the City's Engineering Department. The internal circulation system promotes the use of pedestrian paths as a means of minimizing vehicular traffic. 4.3 OPEN SPACE ELEMENT • Open space should be defined to include hillside areas, alluvial fans, water courses, and natural park areas (where appropriate). Natural, improved and unimproved types of open space should be included within the definition (where other natural features are nonexistent). • The Codorniz landscape architecture, as planned, will integrate recreation amenities into the overall master plan open space concept. • As a link to the City's cultural past, elements of existing citrus orchards, date palm groves and farming areas should be preserved. • Codorniz will implement a landscape concept which established Citrus as a primary imaging theme in landscape architecture. Similarly, Date Palms will be used as the primary vertical statement at the entry points to the project as well as within the interior landscape theme. Codorniz Specific flan 4.3 4.4 PARK AND RECREATION ELEMENT • Park and recreation uses should be located in proximity to residential uses to facilitate pedestrian access and should include the provision of appropriate facilities. • The master plan for development within Codorniz has, as a primary focus, recreation amenities within the project site. Adjacent to this site, the SilverRock Ranch proposes public and private golf and recreation for the enjoyment of all. 4.5 ENVIRONMENTAL CONSERVATION ELEMENT • Scenic corridors, vistas and view sheds of the Santa Rosa and Coral Reef Mountains, as well as views toward the San Gorgonio Pass, should be preserved and enhanced. • The vistas from the site are preserved and enhanced by the one and two story units and their balcony views within the plan area. • The City should be protected from the adverse impacts of storm water runoff, including property damage as well as water quality. • The project area will provide corridors and site area to provide storm water retention during flooding. 4.4 Codorniz Specific Plan 4.7 ENVIRONMENTAL HAZARDS ELEMENT • The standards for development should be carefully regulated to minimize structural damage 1 - and loss of life (from earthquakes), even though the City is located in a low intensity ground - shaking zone. • All structures are built to City Zoning and Development Code and the Uniform Building Code which implement a strategy for safety thru building standard compliance. • The development of areas located within 100 -year floodplain boundaries and not protected by existing storm water facilities should be addressed. • All structures are built to City Zoning and Development Code and the Uniform Building Code which implement a strategy for safety thru building standard compliance. • Subsidence hazards for the eastern portion of the City due to its location within a region characterized by potential soil liquefaction during severe ground shaking should be reduced if possible. • All structures are built to City Zoning and Development Code and the Uniform Building Code which implement a strategy for safety thru building standard compliance. Codorniz Specific Plan 4.5 4.8 AIR QUALITY ELEMENT The stationary and mobile source of air quality impacts associated with new development should be addressed. • The City of La Quinta will impose standard mitigations for air quality impacts. All perceived impacts associated with this project proposal will be mitigated to a level of insignificance. • The Applicant shall utilize blow sand and dust control measures in accordance with the Municipal Code and the Uniform Building Code and subject to the approval of the City Engineer Particular care shall be exercised during periods of extreme wind activity. • A PM10 plan will be in place prior to initiation of on-site work. All perceived impacts associated with this project proposal will be mitigated to a level of insignificance. • At the time of submittal of tentative tract maps or plans for any zoning approval the Applicant shall demonstrate that adequate provision has been made for non -automotive means of transportation within the project site as a means of reducing dependence on private automobiles. This may include bicycle and pedestrian systems, and other similar systems consistent with the specific plan. • Specific project designs shall encourage the use of public transit by providing for bus shelters as required by the Community Development Director and consistent with the requirements of local transit districts and the specific plan. • The Applicant shall encourage and support the use of Sunline van/bus service and Dial -A -Ride between the project site, local airports (e.g., Palm Springs, Thermal) and other regional land uses. 4.6 Codorniz Specific Plan P.O. lilt\ I:IO'I 7N- 195 (:ki i (7110) 777-7000 1.\ O11\1%, 41`253 FA\ (760) 777-71O August 23, 2004 Mr. Chad Myer R.J.T. Homes L.L.C. 79700 Avenue 50 La Quinta, CA 92253 SUBJECT: CITY COUNCIL ACTION REGARDING ENVIRONMENTAL ASSESSMENT 2004- 505 AND FINAL CONDITIONS OF APPROVAL FOR GENERAL PLAN AMENDMENT 2004-101, ZONE CHANGE 2004-120, SPECIFIC PLAN 2004-070, TENTATIVE TRACT 32070, AND SITE DEVELOPMENT PERMIT 2004-799 Dear Mr. Myer: This is to inform you that the City Council, at their meeting of August 3, 2004, certified Environmental Assessment 2004-505 under Resolution No. 2004-083. The attached Resolutions and Final Conditions of Approval apply to your project; please incorporate the Environmental Assessment, Conditions of Approval for the Specific Plan, Tentative Tract, and Site Development Permit into the appendix of the Specific Plan and prepare six copies for the City's stamped approval. Please note that if the conditions require any further review by staff, the Planning Commission, etc., they will need to be done at the appropriate time. Should you have any questions regarding the above information, please contact the undersigned. Very truly yours, OSCAR ORCI Interim Community Development Director FRED BAKER, AICP Principal Planner Attachments: Certified Environmental Assessment 2004-499 and Final Conditions of Approval for project P:\FREMCodorniz\CC RJT\Final Conditions Codorniz Myer,ltr.doc 'up RESOLUTION NO. 2004-083 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, CERTIFYING A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT PREPARED FOR 'GENERAL PLAN AMENDMENT 2004-101, ZONE CHANGE 2004-120, SPECIFIC PLAN 2004-070 ,TENTATIVE TRACT MAP 32070, AND SITE DEVELOPMENT PERMIT 2004-799 CASE NO.: ENVIRONMENTAL ASSESSMENT 2004-505 APPLICANT: RJT HOMES L.L.C. WHEREAS, the City Council of the City of La Quinta did on the 3rd day of August, 2004, hold a duly noticed public hearing to consider a request of R.J.T. Homes, L.L.C. for approval of a General Plan Amendment, Zone Change from Neighborhood Commercial to Medium High Residential designation, development standards and design guidelines for Specific Plan (SP) 2004-070, Tentative Tract Map (TTM) 32070 for the subdivision of 15.16 acres into 145 lots, and Site Development Permit (SDP) 2004-799 for five prototypical residential plans and ancillary improvements, collectively (the "Project") generally, located at the southeast corner of --- Avenue 52 and Jefferson Street and more particularly described as. A.P.N 772-410-021 AND 772-410-022: AND, WHEREAS, the Planning Commission of the City of La Quinta did on the 13' day of July, 2004, hold a duly noticed public hearing to consider a request of R.J.T. Homes, L.L.C. and adopted Resolutions 2004-046 through 2004-051 approving the General Plan Amendment, Zone Change from Neighborhood Commercial to Medium High Residential designation, development standards and design guidelines for Specific Plan (SP) 2004-070, Tentative Tract Map (TTM) 32070 for the subdivision of 15.16 acres into 145 lots, and Site Development Permit (SDP) 2004-799 for five prototypical residential plans and ancillary improvements, collectively (the "Project") generally, located at the southeast corner of Avenue 52 and Jefferson Street; and WHEREAS, the City has prepared the Initial Study and Mitigated Negative Declaration in compliance with California Environmental Quality Act (CEQA) and the State CEQA Guidelines, California Code of Regulations, Title 14, Section 15000 et. seq., (CEQA Guidelines); and WHEREAS, the City mailed a Notice of Intent to adopt the Mitigated Negative Declaration in compliance with Pubic Resources Code Section 21092 on'June 28, 2004 to landowners within 500 feet of the Project Site, and notified all public entities entitled to notice under CEQA, which notice also included a notice of the public hearing date for the City Council on August 3, 2004; and Resolution No. 2004083 Environmental Assessment 2004605 RUT Homes L.L.C. Adopted: August 3. 2004 Page 2 WHEREAS, the City published a Notice of Intent to adopt the Mitigated Negative Declaration and associated Initial Study in the Desert 'Sun newspaper on June 28, 2004, and further caused the notice to be filed with the Riverside County Clerk in accordance with the CEQA Guidelines; and WHEREAS, during the comment period, the City received no comment letters; and WHEREAS, the above recitations are true and correct and are adopted as the Findings of the City Council as follows: 1. The City Council finds that the Mitigated Negative Declaration has been prepared and processed in compliance with the State CEQA Guidelines and the City's implementation procedures. The City Council has independently reviewed and considered the information contained in the Mitigated Negative Declaration, and finds that it adequately describes and addresses the environmental effects of the Project, and that, based upon the Initial Study, the comments received thereon, and the entire record of proceeding for this Project, there is no substantial evidence in light of the whole record that there may be significant adverse environmental effects as a result of the Project. The mitigation measures identified in the Mitigated Negative Declaration have been incorporated into the Project and these measures mitigate any potential significant effect to a point where no significant environmental effects will occur as a result of this Project. �. The Project will not be detrimental to the health, safety, or general welfare of the community, either indirectly, or directly, in that no significant unmitigated impacts were identified by Environmental Assessment 20.04-505. 3. The Project will not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plant or animal community, reduce the number, or restrict the range of, rare or endangered plants or animals or eliminate important examples of the major periods of California history, or prehistory. 4. There is no evidence before the City that the Project will have the potential for, an adverse effect on wildlife resources or the. habitat on which the wildlife depends. R000kidon No. 2004-083 EnvimnnwntW Av*oxwrwmn 2004-606 RJT Homs, L.L.C. Adopted: August 3. 2004 Page 3 5. The Project does not have the potential to achieve short-term environmental goals, to the disadvantage of long-term environmental goals, as no significant effects on environmental factors have been identified by the Environmental Assessment. 6. The Project will not result in impacts which are individually limited or cumulatively considerable when considering planned or proposed development in the immediate vicinity, as development patterns in the area will not be significantly affected by the Project. 7. The Project will not have the environmental effects that will adversely affect the human population, either directly or indirectly, as no significant impacts have been identified which would affect human health, risk potential or public services. 8. The City Council has fully considered the proposed Mitigated Negative Declaration and the comments, if any, received thereon. 9. The Mitigated Negative Declaration reflects the independent judgment and analysis of the City Council. 10. The location of the documents which constitute the record of proceedings upon which the City Council decision is based is the La Quinta City Hall, Community Development Department, 78-495 Calle Tampico, La Quinta, California 92253, and the custodian of those records is the Community Development Department. 11. A Mitigation Monitoring Program (MMP), a copy of which is attached hereto as Exhibit A, is hereby adopted pursuant to Public Resources Code § 21081.6 in order to assure compliance with the mitigation -measures during Project implementation. 12. Based upon the Initial Study and the entire record of proceedings, the Project has no potential for adverse effects on wildlife as that term is defined in Fish and Game Code § 711.2. 13. The City Council has on the basis of substantial evidence, rebutted the presumption of adverse effect set forth in 14 California Code of Regulations 753.5(d). Resolution No. 2004-083 Environmental Assessment 2004-505 RJT Homes L.L.C. Adopted: August 3, 2004 Pegs 4 14. The Mitigated Negative Declaration is hereby recommended for certification. NOW THEREFORE, BE IT RESOLVED by City Council of the City of La Quinta, California, as follows: 1, That the above recitations are true and correct, and constitute the findings of the City Council for this Environmental Assessment. 2. That it does hereby certify a Mitigated Negative Declaration of environmental impact for Environmental Assessment 2004-505 for the reasons set forth in this Resolution and as stated in the Environmental Assessment Checklist and Addendum, on file in the Community Development Department and attached hereto. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City Council held on this 3rd day of August, 2004, by the following'vote, to wit: AYES: Council Members Henderson, Perkins, Sniff, Mayor Adolph NOES: None ABSENT: Council Member Osborne ABSTAIN: None 'W iL DON ADOLPH, K4yor City of La Quinta, California ATTEST: JU . REEK, CMC, CI y erk City of La QLiinta, California (SEAL) geeokAon No. 200"83 fnvkonmentol Aaseusma+t 2004-506 Kff homes L.L.C. Adapted: August 3, 2004 page 5 APPROVED AS TO FORM: M. IC HERINE J SON, City At me City of La Quinta, California 2. H Environmental Checklist Form Project title: General Plan Amendment 2004-101, Zone Change 2004-120, Specific Plan 2004-070, Tentative Tract Map 32070, Site Development Permit 2004-799 Lead agency name and address: City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 Contact person and phone number: Fred Baker 760-777-7125 Project location: Southeast corner of Jefferson Street and Avenue 52. APN: 772-410-021 and -022 5. Project sponsor's name and address: RJT Homes, Codomiz, LLC 1425 E. University Drive Phoenix, AZ 85034 6. General plan designation: 7. Zoning: Current: Neighborhood Commercial Current: Neighborhood Commercial Requested: Medium High Density Residential Requested: Medium High Density Residential 8. Description of project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off-site features necessary for its implementation. Attach additional sheets if necessary.) General Plan Amendment and Zone Change: Proposed General Plan Amendment and Zone Change from Neighborhood Commercial to Medium High Density Residential, up to 12 units per acre. Specific Plan: Specific Plan to establish development standards and guidelines for the construction of a residential project, allowing 145 units on 15.16 acres, or a density of 9.6 units per acre, as well as a 0.58 acre common area amenity, consisting of a tennis court, swimming pool, spa, club building with locker and meeting rooms, and an outdoor barbeque area. The outdoor area is proposed to double as a retention basin. Residential units will be detached and attached, two story units. Access will be provided from both Jefferson Street and Avenue 52. Interior streets are proposed to range from 29 feet to 37 feet in width. Building heights are proposed to 23.5 feet, with lots ranging from 1,800 to 5,500 square feet. Setbacks are minimal, with street setbacks at 4 feet, and pedestrian setbacks at 2 feet. Site Development Permit: Site Development Permit to implement the development standards and guidelines in the Specific Plan. Tentative Tract Map: Tentative Tract Map to divide 15.16 acres into 145 residential lots, a clubhouse/retention basin lot, and lettered lots for interior streets and driveways. 9. Surrounding land uses and setting: Briefly describe the project's surroundings: North: Avenue 52, vacant (Neighborhood Commercial) w Density Residential, -South: All American Canal, Single family residences, golf course (Lo tY Golf Course Open Space) West: Jefferson Street, Golf course under construction (Golf Course Open Space) East: Vacant (High Density Residential) to. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement.) Coachella Valley Water District -2- ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. Aesthetics Biological Resources Hazards & Hazardous Materials Mineral Resources Public Services Utilities / Service Systems Agriculture Resources Air Quality Cultural Resources Geology /Soils Hydrology / Water Land Use / Planning Quality Noise Population / Housing Recreation Transportation/ Traffic Mandatory Findings of Significance DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the X environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Signature -3. June 18, 2004 Date EVALUATION OF ENVIRONMENTAL IMPACTS: 1) A brief explanation is required for all answers except 'No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A 'No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A 'No Impact" answer should be explained where it is based on project -specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project -specific screening analysis). 2) All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following; a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. C) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be *cited in the discussion. -4- 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 9) The explanation of each issue should identify: a) the significance criteria or threshold, if any, used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance I. a) -d) Jefferson Street is designated a Primary Image Corridor in the General Plan. Avenue 52 is designated a Secondary Image Corridor in the General Plan. These designations require the implementation of landscaping setbacks and height restrictions adjacent to the roadways, to protect the aesthetic integrity of the area. The Development Code requires that building heights within 150 feet of any Image Corridor be no more than 22 feet. The proposed Specific Plan would exceed this standard, and allow structures up to 23.5 feet within the 150 foot setback area The Site Development Permit application includes a submittal which would have structures up to 22' 11 1/2" in height. The tract map proposes buildings as close as 15 feet from the property line on Jefferson Street, and as close as about 20 feet from the property line on Avenue 52. The building mass in the project will vary from single family detached homes, primarily in the southwest portion of the site, clusters of 4 and six units. All units in the project are two story. The proposed Specific Plan request for an increase in the allowable setback of 1.5 feet will not represent a significant increase in the overall permissible height in the setback. Further, since the exceedance will occur primarily in the ridgeline of the pitched roofs, the areas where the standard is exceeded will not involve significant building mass. The potential impacts -5- Potentially Lew Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact I. AESTI=CS — Would the project: a) Have a substantial adverse effect on a X scenic vista? (General Plan Exhibit 3.6) b) Substantially damage scenic resources, X including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? (Aerial photograph) c) Substantially degrade the existing X visual character or quality of the site and its surroundings? (Application materials) d) Create a new source of substantial X light or glare which would adversely affect day or nighttime views in the area? (Application materials) I. a) -d) Jefferson Street is designated a Primary Image Corridor in the General Plan. Avenue 52 is designated a Secondary Image Corridor in the General Plan. These designations require the implementation of landscaping setbacks and height restrictions adjacent to the roadways, to protect the aesthetic integrity of the area. The Development Code requires that building heights within 150 feet of any Image Corridor be no more than 22 feet. The proposed Specific Plan would exceed this standard, and allow structures up to 23.5 feet within the 150 foot setback area The Site Development Permit application includes a submittal which would have structures up to 22' 11 1/2" in height. The tract map proposes buildings as close as 15 feet from the property line on Jefferson Street, and as close as about 20 feet from the property line on Avenue 52. The building mass in the project will vary from single family detached homes, primarily in the southwest portion of the site, clusters of 4 and six units. All units in the project are two story. The proposed Specific Plan request for an increase in the allowable setback of 1.5 feet will not represent a significant increase in the overall permissible height in the setback. Further, since the exceedance will occur primarily in the ridgeline of the pitched roofs, the areas where the standard is exceeded will not involve significant building mass. The potential impacts -5- associated with building height within the proposed project are expected to be less than significant. The ultimate construction of single family homes on the site will result in a slight increase in light generation, primarily from car headlights and landscape lighting. The City regulates lighting levels and does not allow lighting to spill over onto adjacent property. Impacts will not be significant. -6- r r - i II. a) -c) The proposed project site is currently vacant desert land which has been significantly impacted by off-road vehicle use and dumping. A temporary bank building, housed in a converted dwelling unit, currently occurs but will be removed. The parcel is not, nor has it been, in agriculture. No Williamson Act contracts occur on the property. There are no agricultural lands surrounding the property. The area is generally developed, and is not in a rural portion of the City. No impacts to agricultural resources are expected to result from implementation of the proposed project. -I- Potentially Less Than Less Than No Significant Significant W/ Significant Impact Impact Mitigation Impact II. AGRICULTURE itESOURCES: Would the REoject. a) Convert Prime Farmland, Unique X Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? (General Plan EIR p. III -21 ff.) X b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? (Zoning Map) c) Involve other changes in the existing X environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use? (General Plan Land Use Map) II. a) -c) The proposed project site is currently vacant desert land which has been significantly impacted by off-road vehicle use and dumping. A temporary bank building, housed in a converted dwelling unit, currently occurs but will be removed. The parcel is not, nor has it been, in agriculture. No Williamson Act contracts occur on the property. There are no agricultural lands surrounding the property. The area is generally developed, and is not in a rural portion of the City. No impacts to agricultural resources are expected to result from implementation of the proposed project. -I- III. a), b) & c) The proposed General Plan Amendment and Zone Change would allow up to 182 residential units on the site, while the Specific Plan proposes 145. In order to provide the most conservative and comprehensive analysis, the higher density has been used in calculating air quality impacts. The potential 179 residential units on the site could generate up to 1,343 trips per day'. Based on this traffic generation, and an average trip length of 10 miles, the following emissions can be expected to be generated from the project site. "Trip Generation, 6's Edition," Institute of Transportation Engineers, category 270, Residential Planned Unit Development. -8- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact III. AIR QUALITY: Would the project: a) Conflict with or obstruct X implementation of the applicable air quality plan? (SCAQMD CEQA Handbook) b) Violate any air quality standard or X contribute substantially to an existing or projected air quality violation? (SCAQMD CEQA Handbook) c) Result in a cumulatively considerable X net increase of any criteria pollutant for which the project region is non - attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? (SCAQMD CEQA Handbook, 2002 PM 10 Plan for the Coachella Valley) d) Expose sensitive receptors to X substantial pollutant concentrations? (Project Description, Aerial Photo, site inspection) e) Create objectionable odors affecting a X substantial number of people? (Project Description, Aerial Photo, site inspection) III. a), b) & c) The proposed General Plan Amendment and Zone Change would allow up to 182 residential units on the site, while the Specific Plan proposes 145. In order to provide the most conservative and comprehensive analysis, the higher density has been used in calculating air quality impacts. The potential 179 residential units on the site could generate up to 1,343 trips per day'. Based on this traffic generation, and an average trip length of 10 miles, the following emissions can be expected to be generated from the project site. "Trip Generation, 6's Edition," Institute of Transportation Engineers, category 270, Residential Planned Unit Development. -8- Moving Exhaust Emission Projections at Project Buildout (hounds Der davl As demonstrated above, the proposed project will not exceed any of SCAQMD's recommended daily thresholds. Further, the project as proposed will generate only 26% of the trips which could, be generated by the approved commercial project on the site. The air quality impacts associated with the residential project, therefore, are considerably lower than those currently approved. The project's potential impacts to air quality resulting from vehicular emissions are therefore expected to be less than significant. The City and Coachella Valley are a severe non -attainment area for PM10 (Particulates of 10 microns or less). The Valley's 2002 PM10 Plan adopted much stricter measures for the control of dust both during the construction process and during project operations. These include the following, to be included in conditions of approval for the proposed project: CONTROL MEASURE TITLE & CONTROL METHOD BCM -1 Further Control of Emissions from Construction Activities: Watering, chemical stabilization, wind fencing, revegetation, track -out control BCM -2 Disturbed Vacant Lands: Chemical stabilization, wind fencing, access restriction, revegetation BCM -3 Unpaved Roads and Unpaved Parking Lots: Paving, chemical stabilization, access restriction, revegetation BCM -4 Paved Road Dust: Minimal track -out, stabilization of unpaved road shoulders, clean streets maintenance The proposed project will generate dust during construction. Under mass grading conditions, this could result in the generation of 392.83 pounds per day, for a limited period while grading operations are active. The contractor will be required to submit a 2 Environmental Assessment 2001-433, Pueblo Plaza Shopping Center.- -9- Ave. Trip Total Total No. Vehicle Trips/Day Length (miles) miles/day 1,348 x 10 = 13,480 PM10 PM10 PM10 Pollutant ROC CO NOX Exhaust Tire Wear Brake Wear Grams at 50 mvh 1,208.70 31,426.20 6,446.40 - 134.30 134.30 Pounds at 50 mph 2.67 69.37 14.23 - 0.30 0.30 SCAQMD Threshold bsJda 75 550 100 150 Assumes 1,343 ADT. Based on California Air Resources Board's EMFAC7G Emissions Model. Assumes Year 2005 summertime running conditions at 75T, light duty autos, catalytic. As demonstrated above, the proposed project will not exceed any of SCAQMD's recommended daily thresholds. Further, the project as proposed will generate only 26% of the trips which could, be generated by the approved commercial project on the site. The air quality impacts associated with the residential project, therefore, are considerably lower than those currently approved. The project's potential impacts to air quality resulting from vehicular emissions are therefore expected to be less than significant. The City and Coachella Valley are a severe non -attainment area for PM10 (Particulates of 10 microns or less). The Valley's 2002 PM10 Plan adopted much stricter measures for the control of dust both during the construction process and during project operations. These include the following, to be included in conditions of approval for the proposed project: CONTROL MEASURE TITLE & CONTROL METHOD BCM -1 Further Control of Emissions from Construction Activities: Watering, chemical stabilization, wind fencing, revegetation, track -out control BCM -2 Disturbed Vacant Lands: Chemical stabilization, wind fencing, access restriction, revegetation BCM -3 Unpaved Roads and Unpaved Parking Lots: Paving, chemical stabilization, access restriction, revegetation BCM -4 Paved Road Dust: Minimal track -out, stabilization of unpaved road shoulders, clean streets maintenance The proposed project will generate dust during construction. Under mass grading conditions, this could result in the generation of 392.83 pounds per day, for a limited period while grading operations are active. The contractor will be required to submit a 2 Environmental Assessment 2001-433, Pueblo Plaza Shopping Center.- -9- PM10 Management Plan prior to initiation of any earth moving activity. In addition, the r potential impacts associated with PM 10 can be mitigated by the measures below. 1. Construction equipment shall be properly maintained and serviced to minimize exhaust emissions. 2. Existing power sources should be utilized where feasible via temporary power poles to avoid on-site power generation. 3. Construction personnel shall be informed of ride sharing and transit opportunities. 4. Imported fill shall be adequately watered prior to transport, covered during transport, and watered prior to unloading on the project site. 5. Any portion of the site to be graded shall be pre -watered to a depth of three feet prior to the onset of grading activities. 6. Watering of the site or other soil stabilization method shall be employed on an on- going basis after the initiation of any grading activity on the site. Portions of the site that are actively being graded shall be watered regularly to ensure that a crust is formed on the ground surface, and shall be watered at the end of each work day. 7. Any area which remains undeveloped for a period of more than 30 days shall be stabilized using either chemical stabilizers or a desert wildflower mix hydroseed on the affected portion of the site. 8. Landscaped areas shall be installed as soon as possible to reduce the potential for wind erosion. Landscape parkways on Jefferson Street and Avenue 52 shall be installed with the fust phase of development on the site, as shall the project's perimeter wall. 9. SCAQMD Rule 403 shall be adhered to, insuring the clean-up of construction - related dirt on approach routes to the site. 10. All grading activities shall be suspended during first and second stage ozone episodes or when winds exceed 25 miles per hour Implementation of these mitigation measures will ensure that impacts associated with PM10 are mitigated to a less than significant level. III. d) & e) The project will consist of residential units and will not result in objectionable odors, nor will it expose residents to concentrations of pollutants. -I1- Potentially Less Than Less Ilan No Significant Significant w/ Significant Impact Impact Mitigation impact N. BIOLOGICAL RESOURCES -- Would theproject: a) Have a substantial adverse effect, X either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? (General Plan MEA, p. 73 ff) b) Have a substantial adverse effect on X any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Came or US Fish and Wildlife Service? (General Plan MEA, p. 73 ff.) c) Have a substantial adverse effect on X federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? (General Pian MEA, p. 73 ff.) d) Interfere substantially with the X movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? (General Plan MEA, p. 73 ff.) e) Conflict with any local policies or X ordinances protecting biological resources, such as a tree preservation policy or ordinance? (General Plan MEA, p. 73 ff.) f) Conflict with the provisions of an ado ed Habitat Conservation Plan, X -I1- Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? (General Plan Exhibit 6.3) IV. a) -f) -Me proposed project site is not located in an area of sensitivity for any of the species mapped in the General Plan. The site has been impacted by off road vehicle use, grubbing and other activities, and contains little native habitat. The proposed project site is not located within the mitigation fee area for the Coachella Valley Fringe -toed Lizard. -12- V. a) -b) & d) A cultural resource survey and associated report were prepared for the previously approved commercial project on the subject property3. The assessment found no surficial deposits, but identified the area as a high wind zone which can regularly cover or uncover artifacts. As a result, the report recommends the imposition of the following mitigation measure: 1. A qualified archaeological monitor shall be present during all earth moving and grading activities. The monitor shall be empowered to stop or redirect activities on the site should a resource be identified. A final report shall be filed with the Community Development Department prior to issuance of a certificate of occupancy for any building on the project site. The project contractor is required by state law to report a finding of human remains, should such a find be made during project grading. Law enforcement officials are responsible for the proper investigation and disposal of remains. "Cultural Resources Assessment of a 15 acre Parcel...," prepared by Archaeological Associates, July 2001 -13- Potentially Leas Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact V. CULTURAL RESOURCES -- Would the ro'ect: a) Cause a substantial adverse change in X the significance of a historical resource as defined in'l5064.5? ("Cultural Resources Assessment of a 15 acre Parcel...," Archaeological Associates, July 2001) b) Cause a substantial adverse change in X the significance of an archaeological resource pursuant to'l5064.5? ("Cultural Resources Assessment of a 15 acre Parcel...," Archaeological Associates, July 200 1) c) Directly or indirectly destroy a unique X paleontological resource or site or unique geologic feature? ("Paleontological Resources Assessment...," CRM Tech, March 2004) d) Disturb any human remains, including X those interred outside of formal cemeteries? ("Cultural Resources Assessment of a 15 acre Parcel...," Archaeological Associates, July 2001) V. a) -b) & d) A cultural resource survey and associated report were prepared for the previously approved commercial project on the subject property3. The assessment found no surficial deposits, but identified the area as a high wind zone which can regularly cover or uncover artifacts. As a result, the report recommends the imposition of the following mitigation measure: 1. A qualified archaeological monitor shall be present during all earth moving and grading activities. The monitor shall be empowered to stop or redirect activities on the site should a resource be identified. A final report shall be filed with the Community Development Department prior to issuance of a certificate of occupancy for any building on the project site. The project contractor is required by state law to report a finding of human remains, should such a find be made during project grading. Law enforcement officials are responsible for the proper investigation and disposal of remains. "Cultural Resources Assessment of a 15 acre Parcel...," prepared by Archaeological Associates, July 2001 -13- V. c) A paleontologic survey was prepared for the proposed project site'°. The study found that the project site is within the historic lake bed of ancient Lake Cahuilla. The study further found mollusk shells on the property, which date back to the Holocene period. Development of the site could, therefore, result in significant impacts to paleontologic resources without mitigation. In order to assure that these potential impacts are mitigated to a less than significant level, the following mitigation measure shall be implemented. 1. A paleontologist shall be present on site during all earth moving and trenching activities. The paleontologist shall be empowered to stop or redirect earth moving activities to adequately investigate potential resources. The paleontologist shall be required to submit to the Corrimunity Development Departrnent, for review and approval, a written report on all activities on the site prior to occupancy of the first building on the site. "Paleontological Resources Assessment Report," prepared by CRM Tech, March 2004. -14- VI. a) -e) The project site lies in a Zone III groundshaking zone. The property, as with the rest of the City, will be subject to significant ground movement in the event of a major ^. earthquake. Structures on the site will be required to meet the City's and the State's standards for construction, which include Uniform Building Code requirements for seismic zones. The site is not located in an area having a potential for liquefaction hazards. The City Engineer will require the preparation of site-specific geotechnical nil Potentially Less Than Less Than No Significant Significant W/ Significant Impact Impact Mitigation Impact VI. GEOLOGY AND SOILS -- Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, X as delineated on the most recent Alquist- Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? (MEA Exhibit 6.2) ii) Strong seismic ground shaking? (MEA X Exhibit 6.2) iii) Seismic -related ground failure, X including liquefaction? (MEA Exhibit 6.3) iv) Landslides? (MEA Exhibit 6.4) X b) Result in substantial soil erosion or X the loss of topsoil? (MEA Exhibit 6.5) d) Be located on expansive soil, as X defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property (MEA Exhibit 6.1) e) Have soils incapable of adequately X supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? (General Plan Exhibit 8.1) VI. a) -e) The project site lies in a Zone III groundshaking zone. The property, as with the rest of the City, will be subject to significant ground movement in the event of a major ^. earthquake. Structures on the site will be required to meet the City's and the State's standards for construction, which include Uniform Building Code requirements for seismic zones. The site is not located in an area having a potential for liquefaction hazards. The City Engineer will require the preparation of site-specific geotechnical nil analysis in conjunction with the submittal of grading plans. This requirement will ensure that impacts from ground shaking are reduced to a less than significant level. The project site is located in an area of very severe blow sand potential. The mitigation measures included above under air quality are designed to mitigate the potential impacts associated with blow sand at the project site to a less than significant level. The site is not subject to landslides, nor does it have expansive soils. -16- -17- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact VII. HAZARDS AND HAZARDOUS MATERIALS —Would the rgiect: a) Create a significant hazard to the X public or the environment through the routine transport, use, or disposal of hazardous materials? (Application materials) b) Create a significant hazard to the X public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? (Application materials) c) Emit hazardous emissions or handle X hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? (Application materials) d) Be located on a site which is included X on a list of hazard(n, materials sites compiled pursuant;to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? (Riverside County Hazardous Materials Listing) e) For a project located within an airport X land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? (General Plan land use map) f) For a project within the vicinity of a X private airstrip, would the project result in a safety hazard for people residing or working in the project area? (General Plan land use map) g) Impair implementation of or X physically interfere with an adopted emLr&Lncy re nse plan or emergency -17- evacuation plan? (General Plan MEA p. 95 ft) h) Expose people or structures to a X significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? (General Plan land use map) VII. a) -h) The construction of residential units on the proposed project site will not result in significant impacts associated with- hazardous materials. The City implements the standards of Household Hazardous Waste programs through its waste provider. These regulations and standards ensure that impacts to surrounding areas, or within the project itself, are less than significant. The site is not in an area subject to wildland fires. -18- -19- Potentially Less Than Less Than No Significant Significant W/ Significant Impact. - Impact Mitigation Impact VIII. HYDROLOGY AND WATER UALITY -- Would the ro'ed: a) Violate any water quality standards or X waste discharge requirements? (General Plan EIR p. III-187 ff) -b) Substantially deplete groundwater X supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? (General Plan EIRp. III-187 ff. c) Substantially alter the existing X drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? (General Plan EIR p. III-87 ff) d) Substantially alter the existing X drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or oti site? (General Plan EIR p. III-87 ff.) e) Create or contribute runoff water X which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? (General Plan EIR p. III-87 ff.) f) Place housing within a 100-year flood X -19- hazard area as mapped on a federal Flood . Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? (General Plan EIR p.111-87 ff.) g) Place within a 100 -year flood hazard X area structures which would impede or redirect flood flows? (Master Environmental Assessment Exhibit 6.6) VIII. a) & b) Domestic water is supplied to the project site by the Coachella Valley Water District (CVWD). The eventual development of the site will result in the need for domestic water service for residential units, both for domestic water and landscaping irrigation. The implementation of the General Plan Amendment and Zone Change will result in greater rates of water consumption, due to the residential land uses. Commercial land uses are not significant water users, while residential land uses generally consume larger amounts of water. The CVWD has prepared a Water Management Plan which indicates that it has sufficient water sources to accommodate growth in its service area. The CVWD has implemented or is implementing water conservation, purchase and replenishment measures which will result in a surplus of water in the long term. The project proponent will be required to implement the City's water efficient landscaping and' construction provisions, including requirements for water efficient fixtures and appliances, which will ensure that the least amount of water is utilized within the homes. The applicant will also be required to comply with the City's NPDES standards, requiring that potential pollutants not be allowed, to enter surface waters. These City standards will assure that impacts to water quality and quantity will be less than significant. VIII. c) & d) The City requires that all projects retain the 100 year storm on site. The proposed project includes a retention area (shown as lot 146), which will be required to accommodate the 100 year storm. The retention area is to be located in the area proposed for the tennis court, and will be located underground. The hydrologic data submitted will require review by the City Engineer to assure that the proposed underground system will accommodate the flows generated by the project site. Also of concern is the route storm flows will take in order to reach the detention area, specifically as relates to the potential of polluting these flows with pool chemicals, since the pool is located immediately south of the tennis court. In order to assure that the potential impacts are mitigated to a less than significant level, the following mitigation measure shall be implemented. Prior to the issuance of grading permits for the proposed project, the City Engineer shall approve a detailed hydrology analysis which includes a comprehensive description of how the retention area will function in the tennis -20- storm will be directed court area. The study shall also address how ohemlecals doflnotsenter the storm water from the pool area, to. assure poo flows. This mitigation measure is expected to lower potential impacts to a less than sigaiificant level. VIII. e) -g) The site is not located in a flood zone as designated by FEMA. -21- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation I Impact 1X. LAND USE AND PLANNING - Would the project: a) Physically divide an established X community? (Aerial photo) b) Conflict with any applicable land use X plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? (General Plan Land Use Element) c) Conflict with any applicable habitat X conservation plan or natural community conservation plan? (Master Environmental Assessment p. 74 ff.) IX. a) -c) The project site is currently vacant, and will not impact any existing community. The requested General Plan Amendment and Zone Change will result in the loss of 15.16 acres of Neighborhood Commercial land, and a corresponding increase in Medium High Density Residential land. The General Plan includes policies relating to changes in conditions in the City, and amending the General Plan maps to reflect these changes. The request is consistent with these policies, insofar as the approved commercial project has not developed, and the present applicant believes that a residential product is highly saleable on this parcel. The subject site is located in an area of the City which is rapidly urbanizing, and does not represent leapfrog development. The project site is outside the boundary of the mitigation fee for the Coachella Valley Fringe -toed Lizard Habitat Conservation Plan. -22- X. NMQERAL RESOURCES -- would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? (Master Environmental Assessment p. 71 ff.) b) Result in the loss of availability of a locally -important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? (Master Environmental Assessment p. 71 ff.) Potentially Leas Than Leas Than No Significant Significant w/ Significant Impact Impact Mitigation Impact X X X. a) & b) The proposed project site is within the MRZ-1 Zone, and is therefore not considered to -- have potential for mineral resources. MI a Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XI. NOISE Would the project result in: a) Exposure of persons to or generation X of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? ("Noise Impact Analysis," LSA, October 2003) b) Exposure of persons to or generation X of excessive groundbome vibration or groundbome noise levels? ("Noise Impact Analysis," LSA, October 2003) c) A substantial permanent increase in X ambient noise levels in the project vicinity above levels existing without the project? ("Noise Impact Analysis," LSA, October 2003) d) A substantial temporary or periodic X increase in ambient noise levels in the project vicinity above levels existing without the project? ("Noise Impact Analysis," LSA, October 2003) e) For a project located within an airport X land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? (General Plan land use map) f) For a project within the vicinity of a X private airstrip, would the project expose people residing or working in the project area to excessive noise levels? (General Plan land use map) XI. a) -f) The proposed General Plan Amendment and Zone Change would result in residential units on a parcel previously planned for commercial land uses. The corner of Jefferson Street and Avenue 52 is already impacted by high noise levels, and these levels are expected to increase as the General Plan builds out, and traffic, which is the primary noise -24- generator in the City, continues to increase. The commercial land uses currently approved on the project site are not considered sensitive receptors, and the impacts associated with noise at the site for a commercial project are considered less than significant. Residential land uses, however, are sensitive receptors, and noise levels for such land uses must not exceed 65 dBA CNEL exterior, and 45 dBA interior, in order to meet General Plan requirements. A noise study was prepared for the proposed project. The study found that noise genlrated by traffic on both Jefferson Street and Avenue52 exceeds the City's 65 dBA CNEL exterior standard under current conditions. The study further found that residences located within 251 feet of center line of Jefferson, and 146 feet of center line of Avenue 52 Iwill have unacceptable exterior noise levels, without mitigation, and that any residences located within. 140 feet of center line of Jefferson, and 83 feet of centerline on Avenue 52, will exceed interior noise standards, without mitigation. The study recommends a number of mitigation measures, as enumerated below, to lower the potential impacts to less than significant levels. 1. An six foot wall on a 2 foot berm shall be constructed along Jefferson Street, along the entire property line. The wall shall be completed prior to occupancy of any dwelling unit along that street. 2. A six foot wall shall be constructed along Avenue 52, along the entire property line. The wall shall be completed prior to occupancy of any. dwelling unit along that street. 3. All units within 140 feet of the center line of Jefferson Street shall be equipped with windows with a minimum sound rating of STC -32. 4. All units within 83 feet of the center line of Avenue 52 shall be equipped with windows with a minimum sound rating of STC -30. 5. A five foot plexiglass and concrete wall five feet in height, shall be erected on the perimeter of all balconies for outdoor living areas located within 251 feet of Jefferson Street, and fronting on Jefferson. 6. A five foot plexiglass and concrete wall five feet in height, shall be erected on the perimeter of all balconies for outdoor living areas located within 140 feet of Avenue 52, and fronting on Avenue 52. 7. Air conditioning units shall be required in all units along Avenue 52 and Jefferson Street. The study also analysed the potential impacts associated with construction noise during buildout of the site. The study found that noise levels from construction will be elevated, and that without mitigation, residential units to the east and south will be impacted. In order to reduce these impacts, the following mitigation measures shall be implemented: 1. All construction equipment shall be mufflered and properly maintained during all phases of construction. 2. Stationary equipment and equipment staging shall be located in the northwest quadrant of the site. 5 "Noise impact Analysis 52" and Jefferson Residential Development," prepared by LSA, October 2003. -25- 3. Construction activities shall be limited to those hours specified in the La Quinta Municipal Code. With implementation of these mitigation measures, impacts associated with noise shall be reduced to less than significant levels. The proposed project site is not located within the vicinity of an air strip or airport. -26- 0 XII. a) -c) The construction of 145 residential units will not generate growth in the City, but will rather accommodate growth pressures caused by commercial and other types of projects in the area. -27- Potentially Less Than Less Than No Siguf6cant Significant w/ Significant Impact Impact Mitigation Impact XII. POPULATION AND HOUSING — Would the project: a) Induce substantial population growth X in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? (General Plan, p. 9 ff., application materials) b) Displace substantial numbers of X existing housing, necessitating the construction of replacement housing elsewhere? (General Plan, p. 9 ff., application materials) c) Displace substantial numbers of X people, necessitating the construction of replacement housing elsewhere? (General Plan, p. 9 ff., application materials) XII. a) -c) The construction of 145 residential units will not generate growth in the City, but will rather accommodate growth pressures caused by commercial and other types of projects in the area. -27- XIII. a) Buildout of the site will have a less than significant impact on public services. The proposed project will be served by the County Sheriff and Fire Department, under City contract. Buildout of the proposed project will generate sales and property tax which will offset the costs of added police and fire services, as well as the costs of general government. The project will be required to pay the mandated school fees and park in lieu fees in place at the time of issuance of building permits to reduce the impacts to those services. -28- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XIII. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? (General Plan MEA, p. 57) X Police protection? (General Plan MEA, p. 57) X Schools? (General Plan MEA, p. 52 ff.) X Parks? (General Plan; Recreation and Parks X Master Plan) Other public facilities? (General Plan MEA, X p. 46 ff.) XIII. a) Buildout of the site will have a less than significant impact on public services. The proposed project will be served by the County Sheriff and Fire Department, under City contract. Buildout of the proposed project will generate sales and property tax which will offset the costs of added police and fire services, as well as the costs of general government. The project will be required to pay the mandated school fees and park in lieu fees in place at the time of issuance of building permits to reduce the impacts to those services. -28- XIV. a) & b) The development of the site will include a common recreational area, which will provide residents with recreational amenities. In addition, park in lieu fees will be collected to r address the project's impacts on the City's recreational facilities. -29- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XIV. RECREATION — a) Would the project increase the use of X existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? (Application materials) b) Does the project include recreational X facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? (Application materials) XIV. a) & b) The development of the site will include a common recreational area, which will provide residents with recreational amenities. In addition, park in lieu fees will be collected to r address the project's impacts on the City's recreational facilities. -29- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XV. TR.ANSPORTATION/TRAFFIC -- Would the project: a) Cause an increase in traffic which is X substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? (General Plan EK p. 1I1-29 ff.) b) Exceed, either individually or X cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? (General Plan EK p.111-29 ff.) c) Result in a change in air traffic X patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? (No air traffic involved in project) d) Substantially increase hazards due to a X design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., faun equipment)? (Tentative Tract Map 32070) e) Result in inadequate emergency X access? (Tentative Tract Map 32070) fj Result in inadequate parking capacity? X (Tentative Tract Map 32070) g) Conflict with adopted policies, plans, X or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? (Project description) XV. a) -g) The proposed General Plan Amendment and Zone Change will result in a change from commercial to residential land uses on the project site. As described in the air quality section above, the project site, with residential land uses, has the potential to generate -30- 1,343 average duly trips. The previously approved commercial center, and General Plan, had an estimated 5,180 average daily trips generated from the site. The proposed General Plan Amendment, and associated applications, therefore, will reduce overall impacts to traffic in the vicinity of the site, particularly in the long term. The pro*t does not include inadequate parking or unsafe designs. The site is located within the service area of SunL,ine Transit, and can be served by it. Overall impacts to traffic are expected to be less than significant. -31- -32- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XVI. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment X requirements of the applicable Regional Water Quality Control Board? (General Plan MEA, p. 58 fl) b) Require or result in the construction of X new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (General Plan MEA, p. 58 ff.) c) Require or result in the construction of X new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (General Plan MEA, p. 58 ff.) d) Have sufficient water supplies X available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? (General Plan MEA, p. 58 ff.) e) Result in a determination by the X wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project=s projected demand in addition to the providers existing commitments? (General Plan MEA, p. 58 ff.) f) Be served by a landfill with sufficient X permitted capacity to accommodate the project=s solid waste disposal needs? (General Plan MEA, p. 58 ff.) g) Comply with federal, state, and local X statutes and regulations related to solid waste? (General Plan MEA, p. 58 ff.) -32- FY6 XVI. a) -g) Utilities are available at the project site. The service providers for water, sewer, electricity rr and other utilities have facilities in the immediate vicinity of the site, and will collect L connection and uisage fees to balance for the cost of providing services. The construction of the proposed project is expected to have less than significant impacts on utility Fproviders. -33- XVI. a) All impacts associated with paleontologic resources can be mitigated. The site does not contain significant biological resources. XVII. b) The proposed project supports the long term goals of the General Plan by providing a variety of housing opportunities for City residents. XVII. c) The construction of 145 residential units will not have considerable cumulative impacts. The implementation of the General Plan Amendment and Change of Zone will have a beneficial impact on buildout traffic generation in the vicinity. -34- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XVII. MANDATORY FINDINGS OF SIGNIFICANCE -- a) Does the project have the potential to X degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have the potential to X achieve short-term, to the disadvantage of long-term environmental goals? b) Does the project have impacts that are X individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? c) Does the project have environmental X effects which will cause substantial adverse effects on human beings, either directly or indirectly? XVI. a) All impacts associated with paleontologic resources can be mitigated. The site does not contain significant biological resources. XVII. b) The proposed project supports the long term goals of the General Plan by providing a variety of housing opportunities for City residents. XVII. c) The construction of 145 residential units will not have considerable cumulative impacts. The implementation of the General Plan Amendment and Change of Zone will have a beneficial impact on buildout traffic generation in the vicinity. -34- �-- XVII. d) The proposed project has the potential to adversely affect human beings, due to air quality and noise impacts. Since the Coachella Valley is in a non -attainment area for PMI 0, and the site will generate PM10, Section III), above, includes a number of mitigation measures to reduce the potential impacts on air quality. Noise impacts have been addressed through a series of stringent mitigation measures, which will lower the potential for significant impacts to less than significant levels. XVIII. EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets: a) Earlier analyses used. Identify earlier analyses and state where they are available for review. Environmental Assessment 2001-433 was used in review of this application. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. Not applicable. c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. Not applicable. -35- Q a 0 y 4-10 a~i N o � o. o U o oa� a o •U a o •U 0 0 0 COD t, a � s 0 no h �o Nr CA ry 0 O op.Y�QM` �o� N i a $ t) d Kin N ►�y (n ch cn a V) cq C N Op 0 �Uf�LaN � O V •+�—, O o z zz O O d � sppyy G U Gr7 d a 0 U o •U a o •U 0 0 0 t, � s CA i (n ch cn a V) � C � O V •+�—, O O � O O y. U r ^' a -Y •� •~ `Y S C C 00 C •� a. a �p�r Ir •� s�o i�. a •., A •� A 6. ••� A C14` . A a b aoi C � aCi c aoi z $p `o a 0 c �_ •� U C w C e C c b OD M C b U U CSA U A G4 GQ Ca z .i b �i c0 Q 0 0 0 o dC O0 y�y @ m y O to 00 r- 102 [ 4�co 3 d Vc. 5 0, o y .� i F �p Z PC <A a� U w VU. W F 00 c. n. C C V z °q 0 Fas a bo bD C C A A a w c� E z ca a u OO (� A E EAb0 b0 C_ C b b c-0 e4 0 W boe -moo v U a� o= Ui Ir? 04 C CD •G Q oO 3 �bo U C ca C >. 0 ca 0 is e o o�u a o 0 0 0 0 0 0 0 0 'V .yvp .V S S S S ci a '0'0 '0 O. .Y 'aC07 b0 C Go CO Cp ppC pRp Q AU O ba bi 00 04 Oq OD b4 bD w A CD A G 4 - Z" a CL CL a � G c c bo g c be a b V 'Tr C'i _ Cd 10 _ Cd wO _ l 42 d O � 'C � '� C `' SQ bw �+ .O tiw 3 �d E o °w by o_ fob ob N``" �o OTJ �w A o bo `A ON �n b0.9 a � o. C 3 eN� U.5 MOMo U•5 Oa •app 8 a C p•E o �3 rAa �� soar °° 0to a3 46 •'CJ ' � Ci � S .5 � GO 1� c�Rlr O Lei 4�: O C4 c�l Q f% C USC.' RESOLUTION NO. 2004-084 FILE Copy A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A GENERAL PLAN AMENDMENT TO CHANGE THE LAND USE DESIGNATION FROM NEIGHBORHOOD COMMERCIAL (NC) TO MEDIUM HIGH DENSITY RESIDENTIAL (MHDR) ON APPROXIMATELY 15.16 ACRES LOCATED EAST OF JEFFERSON STREET, SOUTH OF AVENUE 52 CASE NO.: GENERAL PLAN AMENDMENT 2004-101 APPLICANT: RJT HOMES .- CODORNIZ, L.L.C. WHEREAS, the City Council of the City of La Quinta, California, did, on the 3" day of August, 2004, hold a duly -noticed Public Hearing to consider the request of RJT Homes - Codorniz, L.L.C. for a General Plan Amendment, for the property located at the southeast corner of Avenue 52 and Jefferson Street as shown on Exhibit "A," and more particularly described as: A.P.N 772-410-021 and 772-410-022; and .WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 13' day of July, 2004, hold a duly -noticed Public Hearing to consider the request of RJT Homes - Codorniz, L. L.C. for a General Plan Amendment, for the property located at the southeast corner of Avenue 52 and Jefferson Street and adopted Planning Commission Resolutions 2004-047 recommending approval to the City Council; and I WHEREAS, said General Plan Amendment has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-68), in that the Community Development Department has conducted an Initial Study (Environmental Assessrhent 2004-505), and determined that the proposed Site Development Permit will not have a significant impact on the environment and a Mitigated Negative Declaration bf environmental impact is recommended for certification; and WHEREAS, at said Public Hearing, upon hearing ani considering �Il testimony and arguments, if any, of all interested persons wanting p be heard, said City Council did make the following mandatory findings to justify lapproval of said General Plan Amendment: 1. The new land use designation is suitable and appropriate for the property involved because it is a small rectangular shaped lot more suitable for the higher intensity use. Resolution No. 2004-084 Ganwal Plan Amendment 2004101 RUT Homan L.L.C. Adopted: August 3, 2004 Page 2 2. The new land use designation is compatible with other similar designations within the City in terms of density and access from an Arterial streets. 3. The proposed Amendment will not create conditions materially detrimentdl to the public health, safety, and welfare in that the resulting land use does not exceed standards in the General Plan. 4. That the General Plan Amendment is within an area that will be provided with adequate utilities and public services to ensure public health and safety. 5. That the General Plan Amendment is warranted since there has been a change in development patterns in the general vicinity since the commercial designation was made. 6. That the General Plan Amendment is internally consistent with the goals, objectives and policies of the general plan which are not being amended. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the City Council in this case; 2. That it does hereby approve the above-described General Plan Amendment request for the reasons set forth in this Resolution. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council, held on this 3`d day of August, 2004, by the following vote, to wit: AYES: Council Members Henderson, Perkins, Sniff, Mayor Adolph NOES: None ABSENT: Council Member Osborne ABSTAIN: None RewluMon No. 2001-084 GIorwW PImn Ar w count 2004.101 RJT Momws L.L.C. Adopbd: August 3, 2004 Ppo3 L�L DON AD PH, Mayor City of La Quinta, California ATTEST: J GREEK, CMC, rk City of La Quinta, California i (SEAL) APPROVED AS TO FORM: 9�/� z M. K THERINE JENSON, 60 66orney City of La Quinta, California EXHIBIT "A" 9 " PROPOSED GENERAL PLAN [ LAND USE The proposed- General Plan/Land Use for the plan area provides* for Medium High Density Residential (hMR) land, use :which. allows up to 12 Dwelling Units per acre. CASE MAP ORT CASE N0. .GENERAL PLAN AMENDMENT .2004-101 AVENUE 52� I PEEN PROJECT LOCATION +--w F i1iLL Lu •_••. _�. � � � ill 9 " PROPOSED GENERAL PLAN [ LAND USE The proposed- General Plan/Land Use for the plan area provides* for Medium High Density Residential (hMR) land, use :which. allows up to 12 Dwelling Units per acre. CASE MAP ORT CASE N0. .GENERAL PLAN AMENDMENT .2004-101 FILE COPY ORDINANCE NO. 408 [' I AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF I LA QUINTA, CALIFORNIA, REZONING CERTAIN PROPERTY FROM NEIGHBORHOOD COMMERCIAL TO A MEDIUM I HIGH DENSITY RESIDENTIAL DESIGNATION CASE NO.: ZONE CHANGE 2004-120 APPLICANT: RJT HOMES - CODORNIZ, L.L.C. WHEREAS, the City Council of the City of La Quinta, California, did, on the 3rd day August, 2004, hold a duly -noticed Public Hearing and to consider the request of, R'.J.T. L.L.C., for a Zone Change for the property located at the southeast corner of Avenue 52 and Jefferson Street, as shown on Exhibit "A"., and more particularly described as: A.P.N.: 772-410-021 and 772-410-022, and; WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 13' day July, 2004, hold a duly -noticed Public Hearing and to consider the request of, R.J.T. L.L.C., for a Zone Change for the property located at the southeast corner of Avenue 52 and Jefferson Street. WHEREAS, the Planning Commission of the City of La Quinta, California, approved Resolution *No. 2004-048 , recommending to the City Council approval of Zone Change 2004-120; and WHEREAS, said Zone Change has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-68), in that the Community Development Department has conducted an Initial Study (Environmental Assessment 2004-505), and determined that the proposed ,Site Development Permit will not have a significant impact on the environment and a Mitigated Negative Declaration of environmental impact is recommended for certification; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said City Council did make the following mandatory findings to justify a approving said Zone Change: 1. This Zone Change is consistent the updated General Plan, in that the zone change category proposed are consistent with those goals, objectives, and policies in the General Plan. Ordinance No. 408 Zone Chang* 2004120 RJT Homos L.L.C. Adopted: August 3, 2004 Pegs 2 2. The Zoning Change is suitable and appropriate for the property involved because it is a small rectangular shaped lot more suitable for the medium high intensity development. 3. The new land use designation is compatible with the similar designations within the City because the property is accessible from Arterial streets. 4. This Zone Change will not create conditions materially detrimental to the public health, safety, and welfare in that the resulting land uses will require Planning Commission review and approval of development plans, which will ensure adequate conditions of approval. 5 That the Zone Change is warranted since there has been a change in development patterns in the general vicinity since the commercial designation was made. SECTION 1. The official Zoning Map for the City of La Quinta is hereby amended for those areas shown on Exhibit "A" attached hereto and made a part of the this Ordinance. SECTION 2. This Ordinance shall be in full force and effect thirty (30). days after its adoption. SECTION 3. The City Clerk shall certify to the passage and adoption of this Ordinance, and shall cause the same to be posted in at least three public places, designated by Resolution of the City Council, and shall cause this Ordinance and its certification, together with proof of posting, to be entered into the Book of Ordinances of this City. PASSED, APPROVED and ADOPTED at a regular meeting of the City Council held on this 17T" day of August, 2004, by the following vote: AYES: Council Members Henderson, Osborne, Perkins, Sniff, Mayor Adolph NOES: None ABSENT: None ABSTAIN: None Grdkwnoe No. 408 r.�. Zorn ChwW 2004-120 RJT Horne L.L.C. Adopted: Aupuwt 3, 2004 Pago 3 ATTEST: GREEK, CMC, City Clerk City of La Quinta, California (SEAL) APPROVED AS TO FORM: A.K T INE JE", City Atto City of La Quinta, Ca6ifornia [IN D N AIIdLPH, Aayor City of La Quinta, California EXHIBIT "A" `'fir � r-.-_. ;✓f. r + PROPOSED ZONING The proposed Zoning for the plan area is Medium High Density Residential - (RMH). CASE MAP CASE No. ZONECHANGE 2004-120 ORTH --PROJECT LOCATION . -- _�' t/y fid •r�.,+�- _�__ 6 f ,?✓� t •' + Z- 1, vva c)LU I =_ t UJ U. U. `'fir � r-.-_. ;✓f. r + PROPOSED ZONING The proposed Zoning for the plan area is Medium High Density Residential - (RMH). CASE MAP CASE No. ZONECHANGE 2004-120 ORTH Ordinranco No. 406 Zorn Change 2004-120 RIT Ehnen L.L.C. Adopted: August 3, 2004 Pepe 4 STATE OF CALIFORNIA) COUNTY OF RIVERSIDE ) CITY OF LA QUINTA ) I, JUNE S. GREEK, City Clerk of the City of La Quinta, California, do hereby certify the foregoing to be a full, true, and correct copy of Ordinance No.408 that was introduced at a regular meeting on the 3`d day of August, 2004, and was adopted at a regular meeting held on the 17`h day of August, 2004, not being less than 5 days after the date of introduction thereof. I further certify that the foregoing Ordinance was posted in three places within the City of La Quinta as specified in City Council Resolution 98-109. JU REEK, CMC, City City of La Quinta, California DECLARATION OF POSTING I, JUNE S. GREEK, City Clerk of the City of La Quinta, California, do hereby certify that the foregoing ordinance was posted on August 20, 2004, pursuant to City Council Resolution. J S. REEK, CMC, Ci erk City La Quinta, California RESOLUTION NO. 2004-085 f ILE Copy A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA APPROVING THE DESIGN GUIDELINES AND DEVELOPMENT STANDARDS FOR A 15.16 ACRE RESIDENTIAL DEVELOPMENT CASE NO.: SPECIFIC PLAN 2004-070 APPLICANT: RJT HOMES - CODORNIZ, L.L.C. WHEREAS, the City Council of the City of La Quinta, California, did, on the 3'd day of August, 2004, hold a duly -noticed Public Hearing to consider a request of RJT Homes, L. L.C. for a Specific Plan that establishes residential design guidelines and development standards for the property located at the southeast corner of Avenue 52 and Jefferson Street, and more particularly described as: A.P.N. 772-410-021 AND 772-410-022; AND WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 13`" day of July, 2004, hold a duly -noticed Public Hearing and by adoption of Planning Commission Resolution 2004-049, recommended approval of the request from RJT Homes, L. L.C. for a Specific Plan that establishes residential design guidelines and development standards for the property located at the southeast corner of Avenue 52 and Jefferson Street; and WHEREAS, said Specific Plan 2004-070 has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-68), in that the Community Development Department has conducted an Initial Study (Environmental Assessment 2004-505), and determined that the proposed Specific Plan will not have a significant impact on the environment and a Mitigated Negative Declaration of environmental impact is recommended for certification; and WHEREAS, at said public hearing upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the recommendation for approval of the Specific Plan: 1. That the proposed Specific Plan is consistent with the goals,and policies of the La Quinta General Plan in that the property is designated Medium High Density Residential which permits the uses proposed for the property. 2. That the Specific Plan is compatible with the existing and anticipated development in the area, in that the project, as conditioned, provides adequate circulation. Resolution No. 2004085 RJT Hom*o L.L.C. Specific Plan 2004-070 Adopted: August 3rd. 2004 Pape 2 3. That the proposed Specific Plan will not create conditions materially detrimental to the public health, safety, and welfare in that the resulting uses will require Planning Commission review and approval of development plans under a Site Development Permit, which will ensure adequate Conditions of Approval. NOW, THEREFORE, BE IT RESOLVED by the city Council of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the City Council in this case. 2. That it does approve of the above-described Specific Plan request for the reasons set forth in this Resolution, subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City Council held on this 3rd day of August, 2004, by the following vote to wit: AYES: Council Members Henderson, Perkins, Sniff, Mayor Adolph NOES: None ABSENT: Council Member Osborne ABSTAIN: None ATTEST: �� _J�ff• J . GREEK, CMC -,-City Clerk City of La Quinta, California (SEAL) DON "ADOLPH, M r City of La Quinta, California Resolution No. 2004-085 r._. FUT Homes L.L.C. SpocMe Plan 2004-070 { Adopted: August 3rd, 2004 L Pap• 3 APPROVED AS TO FORM: . KATH IN JENSON, Ci Attorney City of La Quinta, California CITY COUNCIL RESOLUTION 2004-085 CONDITIONS OF APPROVAL — FINAL SPECIFIC PLAN 2004-070 - R.J.T. HOMES L.L.C. ADOPTED: AUGUST 3, 2004 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Tentative Tract Map, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. This Specific Plan shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies: • Fire Marshal Public Works Department (Grading Permit, Improvement Permit) Community Development Department • Riverside Co. Environmental Health Department • Coachella Valley Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • SunLine Transit Agency The applicant is responsible for all requirements of the -permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. Resolution No. 2004-085 CondWons of Approval — FINAL SpseMe Plan 2004-070 RJT Homes, LLC Adopted: August 3. 2004 Page 2 4. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). The applicant or his/her designer can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. R B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off-site grading being done in relation to this project. C. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. D. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control, 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. E. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. Resolution No. 2004-085 Conditions of Approval - FINAL SpaeNle Plan 2004070 RJT-Homes, LLC Adopted: August 3. 2004 Pogo- 3 F. The approved SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. 5. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at' the time of issuance of building permit(s). PROPERTY RIGHTS 6. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. 7. The applicant shall offer for dedication on the Final Map all public street right-of- ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 8. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Jefferson Street (Major Arterial, 120' ROW) - The standard 60 feet from the centerline of Jefferson Street for a total 120 -foot ultimate developed right of way except an additional variable right of way dedication at the proposed primary entry measured sixty six feet (661 east of the centerline of Jefferson Street and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08. As a minimum, the required right of way shall be for a length of 100 feet plus a variable dedication of an additional 50 feet to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. Revolution No. 2004-085 Condition: of Approval - FINAL Specific Plan 2004-070 RJT Homan, LLC Adopted: August 3, 2004 Pape 4 2) Avenue 52 (Primary Arterial, Option A 110'/100' ROW) — The standard 55 feet from the centerline of Avenue 52 for a total 110 - foot ultimate developed right of way except for an additional variable right of way dedication at the proposed secondary residential entry measured sixty one feet (61') south of the centerline of Avenue 52 and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08. As a minimum, the required right of way shall be for a length of 100 feet plus a variable dedication of an additional 50 feet to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 9. The applicant shall retain for private use on the Final Map all private street right- of-ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 10. The private street right-of-ways to be retained for private use required for this development include: A. PRIVATE STREETS Private Residential Streets measured at gutter flow line to gutter flow line: 36 -foot travel width. The travel width may be reduced to 32 feet with parking restricted to one side, and 28 feet if on -street parking is prohibited, and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Engineering Department prior to recordation. B. COURTYARD DRIVEWAYS Courtyard Drives shall have a minimum travel width of 26 feet provided that parking is prohibited, there is adequate off-street parking for residents and visitors, and provisions are established for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Engineering Department prior to recordation. Resolution No. 2004086 .� CondFdons of Approval — FINAL spselfb wan 2004-070 RJ7 Homs, LLC Adopted: August 3. 2004 Pays 6 1) The turn around shall conform to the shape shown on- Tentative Tract No. 32070 except for minor revisions as may be required by the City Engineer. As a minimum, the applicant's engineer or architect may be required to demonstrate vehicular back out from garages at dead ended courtyard driveways are acceptable to -the Engineering Department in the plan review process. 11. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1 " equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to Confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement 12. When the City Engineer determines that access rights to the proposed street right-of-ways shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such right-of-ways, the applicant shall grant the necessary right-of-ways within 60 days of a written request by the City. 13. The applicant shall offer for dedication on the Final Map when submitted, a ten - foot wide public utility easement contiguous with, and along both sides of all private streets and courtyard driveways or as approved by IID. Such easement may be reduced to five feet in width with the express written approval of IID. 14. The applicant shall create perimeter landscaping setbacks along all public right- of-ways as follows: A. Jefferson Street (Major Arterial) - 20 -foot from the R/W-P/L. B. Avenue 52 (Primary Arterial) - 20 -foot from the R/W-P/L. I The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. FResolution No. 2004-085 Conditions of Approval — FINAL Specific Plan 2004-070 RJT Homes, LLC Adopted: August 3, 2004 Page 6 Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 15. Direct vehicular access to Jefferson Street and Avenue 52 from lots with frontage along Jefferson Street and Avenue 52 is restricted, except for those access points identified on Tentative Tract No. 32070, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final tract map. 16. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 17. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of Section 13.24.040 (Improvement Plans), LQMC. 18. The following improvement plans shall be prepared and submitted for review and approval by the City. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. Off -Site Street/Signing and Striping/Drainage Plans: 1 " = 40' Horizontal, 1 " = 4' Vertical Rrwlutlon No. 2004085 CondWonr of Approval - FINAL SprcMc Plan 2004070 RJT Homes, LLC Adopted: August 3, 2004 Prem 7 The street improvement plans shall include permanent traffic control and separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. B. On -Site Street Plan: 1 " = 40' Horizontal, 1 " = 4' Vertical C. Qn-Site Rough Grading Plan: 1 " = 40' Horizontal D. On -Site Precise Grading Plan: and/or E. Site Development Plan 1 " = 30' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200 -feet beyond the project limits, or a distance sufficient to show any required design transitions. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1 - foot of cover, or sufficient cover to clear any adjacent obstructions. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2001 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Engineering Department in conjunction with the Site Development Plan when it is submitted for plan checking. In addition to the normal set of improvement plans, a "Site Development" plan is required to be submitted for approval by the Building Official and the City Engineer. Resolution No. 2004-085 Conditions of Approval — FINAL Specific Plan 2004-070 RJT Homes. LLC Adopted: August 3. 2004 Page B "Site Development" plans shall normally include all on-site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements and ADA requirements. "Street Parking" plan shall include appropriate signage to implement the "No Parking" concept, or alternatively an on -street parking policy shall be included in the CC & R's subject to City Engineer's Approval. The parking plan or CC & R's shall be submitted concurrently with the Street Improvement Plans. 19. The City maintains standard plans, detail sheets and/or construction notes for elements of construction on the Public Works Online Engineering Library at http://www.la-guinta.org/publieworks/tractl/z onlinelibrarVIO intropa4e.htm. 20. The applicant shall furnish a complete set of the AutoCAD files of all approved improvement plans on a storage media acceptable to the City Engineer. The files shall be. saved in a standard AutoCAD format so they may be fully retrievable through a basic AutoCAD program. At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the AutoCAD files in order to reflect the as -built conditions. Where the improvement plans were not produced in a standard AutoCAD format, or a file format that can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. IMPROVEMENT SECURITY AGREEMENTS 21. Prior to approval of any Final Map, the applicant shall construct all on and off- site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement ("SIA") guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 22. Any Subdivision Improvement Agreement ("SIA") entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to Tentative Tract No. 32070, shall comply with the provisions of Chapter 13.28 (Improvement Security), LQMC. Resoludon No. 2004.086 Condition■ o1 Approval - FINAL SpaeMe Plan 2004-070 RJT Homos, LLC Adopted: August 3, 2004 Page 9 23. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. When improvements are phased through a "Phasing Plan," or an administrative approval (e.g., Site Development Permits), all off-site improvements and common on-site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured through a SIA, prior to -the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured through a SIA, prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 24. . Depending on the timing of the development of Tentative Tract No. 32070, and the status of the off-site improvements at the time, the applicant may be required to: A. Construct certain off-site improvements. B. Construct additional off-site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this tentative tract map. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these means, as the City may require. Resolution No. 2004-086 Conditions of Approval - FINAL Spaclflc Plan 2004.070 RJT Homes, LLC Adopted: August 3, 2004 Pago 10 In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 25. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on-site and off-site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule adopted by City resolution, or ordinance. For items not listed in the City's unit cost schedule, the proposed unit costs shall be approved by the City Engineer. At the time the applicant submits its .detailed construction cost estimates for conditional approval of the Final Map by the City Council, the applicant shall also submit one copy each of an 8-1/2" x 11 " reduction of each page of the Final Map, along with a copy of an 8-1/2" x 11 " Vicinity Map. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. Security will not be required for telephone, natural gas, or Cable T.V. improvements. GRADING 26. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 27. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 28. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer, Rasohrdon No. 2004-085 Condition: of Approval - FINAL SpoeHlo Plan 2004-070 RJT Homes, LLC Adopted: August 3, 2004 Page 11 B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, (Fugitive Dust Control), LQMC, and D. A Best Management Practices report prepared in accordance with Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm Management and Discharge Controls), LQMC. All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. 29. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 30. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The•maximurn slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six (6) of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches 08") behind the curb. Resolution No. 2004-085 Condhions of Approval - FINAL Specific Plan 2004-070 RJT Homes, LLC Adopted: August 3, 2004 Page 12 31. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 32. Building pad elevations of perimeter lots shall not differ by more that one foot from the building pads in adjacent developments. 33. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus three tenths of a foot from the elevations shown on the approved Tentative Tract Map, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 34. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. 35. This development shall comply with Chapter 8.11 (Flood Hazard Regulations), LQMC. If any portion of any proposed building lot in the development is or may be located within a flood hazard area as identified on the City's Flood Insurance Rate Maps, the development shall be graded -to ensure that all floors and exterior fill (at the foundation) are above the level of the project (100 -year) flood and building pads are compacted to 95% Proctor Density as required in Title 44 of the Code of Federal Regulations, Section 65.5(a) (6). Prior to issuance of building permits for lots which are so located, the applicant shall furnish elevation certifications, as required by FEMA, that the above conditions have been met. Rasoludon No. 2004-085 Conditlone of Approval — FINAL SpeiRlo Plan 2004-070 RJT Homes, LLC Adopted: August 3, 2004 Page 13 DRAINAGE 36. The applicant shall revise proposed retention basins/and or underground retention systems to comply with the provisions of Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No. 97.03. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The tributary drainage area shall extend to the centerline of adjacent public streets. The design storm shall be either the 3 hour, 6 hour or 24 hour event producing the greatest total run off. 37. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise. 38. Nuisance water shall be retained on site. In residential developments, nuisance water shall be disposed of in a trickling sand filter and leach field or equivalent system approved by the City Engineer. The sand filter and leach field shall be designed to contain surges of up to 3 gph/1,000 sq. ft. of landscape area, and infiltrate. 5 gpd/1,000 sq. ft. 39. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on-site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 40. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 41. For on-site common retention basins, retention depth shall be according to Engineering Bulletin 97.03, and side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. For retention basins on individual lots, retention depth shall not exceed two feet. 42. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC. Resolution No. 2004085 CondMons of Approval - FINAL Specific Plan 2004-070 FLIT Homes, LLC Adopted: August 3, 2004 Page 14 43. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 44. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 45. Storm drainage historically received from adjoining property shall be received and retained or. passed through into the historic downstream drainage relief route. UTILITIES 46. The applicant shall comply with the provisions of Section 13.24.110 (Utilities), LQMC. 47. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 48. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 49. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench -restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Raeokrdon No. 2004086 ,._ Condition. of Approval - FINAL SpocNb Plan 2004-070 RJT Homes, LLC Adopted: August 3, 2004 Page 16 STREET AND TRAFFIC IMPROVEMENTS 50. The applicant shall comply with the provisions of Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For Individual Properties And Development), LQMC for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 51. The applicant shall construct the following street improvements to conform with the General Plan with street type noted in parentheses. A. OFF-SITE STREETS 1) Jefferson Street (Major Arterial; 120' R/W): -- -No additional street improvement widening is required, except at locations where additional street width is needed to accommodate: a) Bus turnout (if required by Sunline Transit). b) A deceleration/right turn only lane at Primary Entry. The east curb face shall be located fifty nine feet (59') east of the centerline. Other required improvements in the Jefferson Street right or way and/or adjacent landscape setback area include: C) All appurtenant components, such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. Resolution No. 2004-085 Conditions of Approval — FINAL Specific Plan 2004-070 l� RJT Homos, LLC Adopted: August 3, 2004 Page 16 d) 8 -foot wide meandering sidewalk. The meandering sidewalk shall have an arrhythmic horizontal layout that utilizes concave and convex curves with respect to the curb line that either touches the back of curb or approaches within five feet of the curb at intervals not to exceed 250 feet. The sidewalk curvature radii should vary between 50 and 300 feet, and at each point of reverse curvature, the radius should change to assist in creating the arrhythmic layout. The sidewalk shall meander into the landscape setback lot and approach within 5 feet of the perimeter wall at intervals not to exceed 250 feet. e) Reconstruct the existing landscaped median on Jefferson Street to provide for a deceleration lane for left turn in only movements as approved by the City Engineer. f) Establish a benchmark in the Jefferson Street right of way and file a record of the benchmark with the County of Riverside. 2) Avenue 52 (Primary Arterial, Option A; 110' R/W): No additional street improvement widening is required, except at locations where additional street width is needed to accommodate: a) Bus turnout (if required by Sunline Transit) b) A deceleration/right turn only lane at Secondary Entry. The south curb face shall be located fifty four feet (54') east of the centerline. Other required improvements in the Avenue 52 right or way and/or adjacent landscape setback area include: c) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. Resolution No. 2004086 conditions of Approval — FINAL SpaaMle Plan 2004.070 RJT Homes, LLC Adopted: August 3. 2004 Page 17 d) 8 -foot wide meandering sidewalk. The meandering sidewalk shall have an arrhythmic horizontal layout that utilizes concave and convex curves with respect to the curb line that either touches the back of curb or approaches within five feet of the curb at intervals not to exceed 250 feet. The sidewalk curvature radii should vary between 50 and 300 feet, and at each point of reverse curvature, the radius should change to assist in creating the arrhythmic layout. The sidewalk shall meander into the landscape setback lot and approach within 5 feet of the perimeter wall at intervals not to exceed 250 feet. The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). B. - PRIVATE STREETS 1) Construct full street improvements to provide for 36 -foot wide travel width measured gutter flow line to gutter flow line where the residential streets are double loaded or construct full street improvements to provide for 28 -foot wide travel width measured gutter flow line to gutter flow line where on -street parking is prohibited and the applicant makes provisions for perpetual enforcement of the No Parking restrictions. C. COURTYARD DRIVEWAYS 1) Courtyard driveways shall have a travel width of 26 feet with parking prohibited, and there is adequate off-street parking for residents and visitors and provisions are established for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Engineering Department prior to recordation. 52. All gated entries shall provide for a three -car minimum stacking capacity for inbound traffic; and shall provide for a full turn -around outlet for non -accepted vehicles. Rosokrdon No. 2004-085 Conditions of Approval - FINAL Sprci le Plan 2004070 RJT Homes, LLC Adopted: August 3. 2004 Page 18 Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1 " = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turn -around out onto the main street from the gated entry. Two lanes of traffic shall be provided on the entry side of each gated entry, one lane shall be dedicated for residents, and one lane for visitors. Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. 53. The applicant shall design street pavement sections using CalTrans' design • procedure for 20 -year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Residential/Parking Lots Primary Arterial Major Arterial 3.0" a.c./4.5" c.a.b. 4.5" a.c./6.0" c.a.b. 5.5" a.c./6.5" c.a.b. or the approved equivalents of alternate materials. 54. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 55. General access points and turning movements of traffic are limited to the following: A. Primary Entry (Jefferson Street): Right turn in, right turn out and left turn in movements are permitted. Left turn movements out are prohibited. B. Secondary Entry (Avenue 52): Right turn movements in and out are permitted. Left turn movements in and out are prohibited. PAHuArdon No. 2004-085 Condldona of Approval - FINAL SpwJft Plan 200E-070 RJT Homes, LLC Adopted: August 3, 2004 Papa 19 56. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. 57. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. CONSTRUCTION 58. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on-site streets in residential developments are initially constructed with ' partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes -first. LANDSCAPING 59. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & .13.24.140 (Landscaping Plans), LaMC. 60. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 61. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 62. The applicant shall submit the landscape plans for approval by the Community Development Department (CDD), prior to plan checking by the Public Works Department. When plan checking has been completed by CDD, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. NOTE: Plans are not approved for construction until signed by the City Engineer.' Resolution No. 2004085 Conditions of Approval — FINAL Specific Plan 2004070 RJT Home*, LLC Adopted: August 3, 2004 Pag+ 20 63. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. PUBLIC SERVICES 64. The applicant shall provide public transit improvements as required by SunLine Transit Agency and approved by the City Engineer. QUALITY ASSURANCE 65. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 66. The applicant shall employ, or retain, qualified engineers, surveyors, and such other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. 67. The applicant shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. 68. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. - The applicant shall have all AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. MAINTENANCE 69. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. Resolution No. 2004-085 Condklons of Approval - FINAL Specific Plan 2004-070 I RJT Homes, LLC Adopted: August 3, 2004 Page 21 70. The applicant shall make provisions for the continuous and perpetual maintenance of all private on-site improvements, perimeter landscaping, access drives, and sidewalks. FEES AND DEPOSITS 71. The applicant shall comply with the provisions of Section 13.24.180 (Fees and Deposits), LQMC. These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. 72. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). COMMUNITY DEVELOPMENT 73. Landscaping plans shall comply with the City's Water Efficient Landscaping Ordinance for this project. Said landscaping plans shall include a complete irrigation system showing location and size of water lines, valves, clock timers, type of sprinklers, etc. Prior to the issuance of any building permits the landscape plans shall also be approved by the Coachella Valley Water District prior to final approval by the Community Development Department. 74. The applicant shall work with Public Works staff and Fire Marshall to assess the need and design for a secondary driveway exit/access and or emergency access for the project on Avenue 52 for this project. The design shall considerdesign features as deemed appropriate by the Public Works staff and Fire Marshall. The precise location and design shall be subject to the approval of the Public Works Department, and the Fire Marshall. Resolution No. 2004-085 Conditions of Approval - FINAL Spselre Plan 2004-070 RJT Homes, LLC Adopted: August 3, 2004 Page 22 75. The CC&R's for the project shall include provisions that the homeowners association shall make perpetual annual payments in the amount of $250.00 for each residential unit. Every three years this amount will be adjusted upward to reflect the increase, if any, in the Consumer Price Index, LA -Riverside -Orange Counties selected local counties CPI for all Urban Consumers (U.S. Department of Labor). The annual payment for each unit shall accrue and become payable upon the earlier of the City issuing a certificate of occupancy or final inspection for each unit and annual payments shall be made in a single lump sum (i.e.a single payment in the amount of the number of units multiplied by $250.00 as adjusted for inflation) no later than January 15 of the year following the calendar year for which the payment is due. The provisions of the CC&R's shall be subject to the review and approval of the City Attorney. RESOLUTION NO. 2004-086 fILE Copy A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING THE SUBDIVISION OF APPROXIMATELY 15.16 ACRES TO ALLOW A 145 SINGLE-FAMILY LOT RESIDENTIAL DEVELOPMENT CASE NO.: TENTATIVE TRACT 32070 APPLICANT: RJT HOMES L.L.C. WHEREAS, the City Council of the City of La Quinta, California, did on the Sed day of August, 2004, hold a duly noticed Public Hearing for the subdivision of 15.16 acres site into 145 single-family lots plus amenity and street lots, generally located at the southeast corner of Avenue 52 and Jefferson Street and more particularly described as: A.P.N 772-410-021 AND 772-410-022: AND; WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 13' day of July, 2004, hold a duly noticed Public Hearing for the subdivision of 15.16 acres site into 145 single-family lots plus amenity and street lots, generally located at the southeast corner of Avenue 52 and Jefferson Street. WHEREAS, the Planning Commission of the City of La. Quinta, California, approved Resolution No. 2004-050, recommending approval of said Tentative Map; and WHEREAS, said Tentative Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63), in that an Environmental Assessment was completed for this project. WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said City Council did make the following Mandatory Findings of approval. to justify said Tentative Tract Map 32070: A. The proposed map is consistent with the City of La Quinta General Plan. The project is within a Medium High Density Residential (MHDR) District per the provisions of the amended 2002 General Plan Update. Tentative Tract Map 32070 is consistent with the goals, policies and intent of the La Quinta General Plan provided conditions contained herein are met to ensure consistency with the General Plan, and mitigation measures pursuant to Environmental Assessment 2004-505. Resolution No. 2004-086 Tentative Tract Map 32070 RJT Homes L. L.C. Adopted: August 3. 2004 Page 2 B. The proposed map is consistent with Specific Plan 2004-070. Tentative Tract Map 32070 is consistent with the design and development standards of the Specific Plan provided conditions and mitigation measures, pursuant to Environmental Assessment 2004-505, contained herein are met to ensure consistency. C. The design, or improvement, of the proposed subdivision is consistent with the La Quinta General Plan and the Subdivision Ordinance. All streets, lot density and designs and other related improvements in the project conform to City standards. All on-site streets will be private. Access for the single- family lots will be provided from internal streets planned under the Tentative Tract Map. D.' ' The design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage, or substantially injure fish or wildlife, or their habitat. The subject site has been previously mass graded and development currently exists. Further an environmental analysis concluded that this project will not cause substantial environmental damage or injury to fish or wildlife, or their habitat because mitigation measures will be implemented that will reduce the impacts to a level of less than significant. E. The design of the subdivision, or type of improvements, is not likely to cause serious public health problems. The design of the subdivision, as conditionally approved, will not cause serious public health problems because they will install urban improvements based on City, State, and Federal requirements. F. The design of the subdivision, or type of improvements, will not conflict with easements, acquired by the public at large, for access through, or use of, property within the proposed subdivision. The proposed streets are planned to provide direct access to each single family lot. All required public easements will provide access to the site or support necessary infrastructure improvements. Resokfdon No. 2004-088 .-- Tarttedvs Tract Map 32070 RUT Homao L. L.C. Adopted: August 3, 2004 Pape 3 G. The design of the lot, or type of improvements are not likely to cause serious public health problems in that the Fire Marshal, Sheriff's Department, and the City's Building and Safety Department have reviewed the proposal for public health conditions and the project is conditioned as appropriate. H. The design of the lot, or type of improvements, will not conflict with easements acquired by the public at large, for access through or use of property within the proposed subdivision in that the proposed internal streets will be privately owned and maintained, and there will be no publicly -owned improvements within the Tentative Tract Map. I. The design of the lots and grading improvements, including the pad elevation differentials within the tract bare an acceptable minimum in that the tract design preserves community acceptance and buyer satisfaction. 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 constitute the findings of the City Council in this case. 2. That it does hereby approve Tentative Tract. Map 32070 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council, held on this the 3rd day of August, 2004 by the following vote, to wit: AYES: Council Members Henderson, Perkins, Sniff, Mayor Adolph NOES: None ABSENT: Council Member Osborne ABSTAIN: None DON-ADOUPH, Ma&br City of La Quinta, California Resolution No. 2004-088 Tentative Tract Map 32070 RJT Homes L. L.C. Adopted: August 3, 2004 Pape 4 ATTEST: JU . GREEK, CMC, Cit Jerk City of La auinta, California (SEAL) APPROVED AS TO FORM: M. KAT RINE JENSONteity Attorney City of La auinta, California CITY COUNCIL RESOLUTION 2004-086 r CONDITIONS OF APPROVAL — FINAL TENTATIVE TRACT 32070 - R.J.T. HOMES L.L.C. ADOPTED: AUGUST 3, 2004 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Tentative Tract Map, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies: Fire Marshal Public Works Department (Grading Permit, Improvement Permit) Community Development Department Riverside Co. Environmental Health Department Coachella Valley Unified School District Coachella Valley Water District (CVWD) Imperial Irrigation District (IID) California Water Quality Control Board (CWQCB) SunLine Transit Agency The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the require nts include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. Resolution No. 2004086 Conditions of Approval - FINAL Tontativ+Tract 32070 - R.J.T. Homes L.L.C. Adopted: August 3, 2004 Page 2 4. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ. ' A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). The applicant or his/her designer can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off-site grading being done in relation to this project. C. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. D. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. E. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. Raaoludon No. 2004-086 Condidona of Approval - FINAL TentadvaTract 32070 - R.J.T. Mom" L.L.C. Adopted: August 3. 2004 Pape 3 F. The approved SWPPP and EMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. 5. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). PROPERTY RIGHTS 6. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. 7. The applicant shall offer for dedication on the Final Map all public street right-of- ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, -and/or as required by the City Engineer. S. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Jefferson Street (Major Arterial, 120' ROW) - The standard 60 feet from the centerline of Jefferson Street for a total 120 -foot ultimate developed right of way except an additional variable right of way dedication at the proposed primary entry measured sixty six feet (661 east of the centerline of Jefferson Street and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08. As a minimum, the required right of way shall be for a length of 100 feet plus a variable dedication of an _additional 50 feet to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. FResolution No. 2004-086 Conditions of Approval - FINAL Tentatly+Tract 32070 - R.J.T. Homae L.L.C. Adopted: August 3. 2004 F Page 4 2) Avenue 52 (Primary Arterial, Option A 110'/100' ROW) — The standard 55 feet from the centerline of Avenue 52 for a total 110- F foot ultimate developed right of way except for an additional variable right of way dedication at the proposed secondary residential entry measured sixty one feet (61') south of the centerline of Avenue 52 and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08. As a minimum, the required right of way shall be for a length of 100 feet plus a variable dedication of an additional 50 feet to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 9. The applicant shall retain for private use on the Final Map all private street right- of-ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 10. The private street right-of-ways to be retained for private use required for this development include: A. PRIVATE STREETS Private Residential Streets measured at gutter flow line to gutter flow line: 36 -foot travel width. The travel width may be reduced to 32 feet with parking restricted to one side, and 28 feet if on -street parking is prohibited, and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Engineering Department prior to recordation. B. COURTYARD DRIVEWAYS Courtyard Drives shall have a minimum travel width of 26 feet provided that parking is prohibited, there is adequate off-street parking for residents and visitors, and provisions are established for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Engineering Department prior to recordation. Resolution No. 2004-088 i Conditions of Approve - FINAL TentativeTract 32070 - R.J.T. Homes L.L.C. Adopted: August 3. 2004 Pepe 6 1) The turn around shall conform to the shape shown on Tentative Tract No. 32070 except for minor revisions as may be required by the City Engineer. As a minimum, the applicant's engineer or architect may be required to demonstrate vehicular back out from garages at dead ended courtyard driveways are acceptable to the Engineering Department in the plan review process. 11. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1 " equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement 12. When the City Engineer determines that access rights to the proposed street right-of-ways shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such right-of-ways, the applicant shall grant the necessary right-of-ways within 60 days of a written request by the City. 13. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility easement contiguous with, and along both sides of all private streets and courtyard driveways or as approved by IID. Such easement may be reduced to five feet in width with the express written approval of IID. 14. The applicant shall create perimeter landscaping setbacks along all public right- of-ways as follows: A. Jefferson Street (Major Arterial) - 20 -foot from the R/W-P/L. B. Avenue 52 (Primary Arterial) - 20 -foot from the R/W-P/L. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Resolution No. 2004088 Conditions of Approval - FINAL TentativeTraet 32070 - R.J.T. Homes L.L.C. Adopted: August 3. 2004 Page 8 Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 15. Direct vehicular access to Jefferson Street and Avenue 52 from lots with frontage along Jefferson Street and Avenue 52 is restricted, except for those access points identified on the approved tentative tract map, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final tract map. 16. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. FINAL MAPS 17. Prior to the City's approval of a Final Map, the applicant shall furnish accurate AutoCAD files of the Final Map that was approved by the City's map checker on a storage media acceptable to the City Engineer. Such files shall be in a standard AutoCAD format so as to be fully retrievable into a basic AutoCAD program. Where a Final Map was not produced in an AutoCAD format, or produced in a file that can be converted to an AutoCAD format, the City Engineer will accept a raster -image file of such Final Map. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 18. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of Section 13.24.040 (Improvement Plans), LQMC. Resolution No. 2004.098 Conditions of Approve! - FINAL TonttdvsTrW 32070 - R.J.T. Homes L.L.C. Adopted: August 3, 2004 Pagel 19. The following improvement plans shall be prepared and submitted for review and approval by the City. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. Off -Site Street/Signing and Striping/Drainage Plans: 1" = 40' Horizontal, 1" = 4'.Vertical The street improvement plans shall include permanent traffic control and separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. B. On -Site Street Plan: 1 " = 40' Horizontal, 1 " = 4' Vertical C. On -Site Rough Grading Plan: 1 " = 40' Horizontal D. On -Site Precise Grading Plan: and/or E. Site Development Plan 1 " = 30' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200 -fest beyond the project limits, or a distance sufficient to show any required design transitions. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1 - foot of cover, or sufficient cover to clear any adjacent obstructions. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2001 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Rasolutlon No. 2004-066 Condklons of Approval — FINAL TentativeTrsct 32070 - R.J.T. Homes L.L.C. Adopted: August 3. 2004 Papa 8 Safety Department. A copy of the reviewed assessment shall be submitted to the Engineering Department in conjunction with the Site Development Plan when it is submitted for plan checking. In addition to the normal set of improvement plans, a "Site Development" plan is required to be submitted for approval by the Building Official and the City Engineer. "Site Development" plans shall normally include all on-site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building' floor elevations, parking lot improvements and ADA requirements. "Street Parking" plan shall include appropriate signage to implement the "No Parking" concept, or alternatively an on -street parking policy shall be included in the CC & R's subject to City Engineer's Approval. The parking plan or CC & R's shall be submitted concurrently with the Street Improvement Plans. 20. The City maintains standard. plans, detail sheets and/or construction notes for elements of construction on the Public Works Online Engineering Library at http://www.la-guinta.org/pgolicworks/tractl/z onlinelibrary/0 intropage.htm. 21. The applicant shall furnish a complete set of the AutoCAD files of all approved improvement plans on a storage media acceptable to the City Engineer. The .files shall be saved in a standard AutoCAD format so they may be fully retrievable through a basic AutoCAD program. At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the AutoCAD files in order to reflect the as -built conditions. Where the improvement plans were not produced in a standard AutoCAD format, or a file format that can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. Rrwlutlon No. 2004-086 Conditions of Approval - FINAL TwrtadvoTrset 32070 - R.J.T. Home L.L.C. Adopted: August 3, 2004 Page 9 IMPROVEMENT SECURITY AGREEMENTS 22. Prior to approval of any Final Map, the applicant shall construct all on and off- site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement ("SIA") guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 23. Any Subdivision Improvement Agreement ("SIA") entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this tentative tract map, shall comply with the provisions of Chapter 13.28 (Improvement Security), LQMC. 24. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. When improvements are phased through a "Phasing Plan," or an administrative approval (e.g., Site Development Permits), all off-site improvements and common on-site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured through a SIA, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured through a SIA, prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. -- 25. Depending on the timing of the development of this Tentative Tract Map, and the status of the off-site improvements at the time, the applicant may be required to: Resokrtion No. 2004-086 Conditions of Approval - FINAL TentadvaTract 32070 . R.J.T. Homes L.L.G. Adopted: August 3, 2004 Pape 10 A. Construct certain off-site improvements. B. Construct additional off-site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this tentative tract map. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these means, as the City may require. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 26. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on-site and off-site improvements, including an 'estimate for the -final survey monumentation, for checking and approval by the City Engineer, Such estimates shall conform to the unit cost schedule adopted by City resolution, or ordinance. For items not listed in the City's unit cost schedule, the proposed unit costs shall be approved by the City Engineer. At the time the applicant submits its detailed construction cost estimates for conditional approval of the Final Map by the City Council, the applicant shall also submit one copy each of an 8-1/2" x 11 " reduction of each page of the Final Map, along with a copy of an 8-1/2" x 11 " Vicinity -Map. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. Security will not be required for telephone, natural gas, or Cable T.V. improvements. Resolution No. 2004-086 CondWons of Approval - FINAL TentativeTrew 32070 - R.J.T. Homes L.L.C. Adopted: August 3, 2004 Pope 11 GRADING 27. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 28. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 29. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer, B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, - (Fugitive Dust Control), LQMC, and D. A Best Management Practices • report prepared in accordance with Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm Management and Discharge Controls), LQMC. All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. 30. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. Resolutlon No. 2004086 Condltlona of Approval - FINAL T■ntativeTraet 32070 - R J.T. Hamas L.L.C. Adopted: August 3, 2004 Page 12 31. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall- not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six (6) of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches 0.5") in the first eighteen inches 0 8") behind the curb. 32. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 33. Building pad elevations of perimeter lots shall not differ by more that one foot from the building pads in adjacent developments. 34. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus three tenths of a foot from the elevations shown on the approved Tentative Tract Map, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 35. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. 36. This development shall comply with Chapter 8.11 (Flood Hazard Regulations), LQMC. If any portion of any proposed building lot in the development is or may be located within a flood hazard area as identified on the City's Flood Insurance Rate Maps, the development shall be graded to ensure that all floors and exterior fill (at the foundation) are above the level of the project (100 -year) flood Resokiden No. 2004-098 --- Condklona of Approval - FINAL TentetiveTneet 32070 - R.J.T. Nomen L.L.C. Adopted: August 3. 2004 Page 13 and building pads are compacted to 95% Proctor Density as required in Title 44 I of the Code of Federal Regulations, Section 65.5(a) (6). Prior to issuance of I building permits for lots which are so located, the applicant shall furnish elevation certifications, as required by FEMA, that the above conditions have been met. DRAINAGE 37. The applicant shall revise proposed retention basins/and or underground retention systems to comply with the provisions of Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No. 97.03. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The tributary drainage area shall extend to the centerline of adjacent public streets. The design storm shall be either the 3 hour, 6 hour or 24 hour event producing the greatest total run off. 38. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise. 39. Nuisance water shall be retained on site. In residential developments, nuisance water shall be disposed of in a. trickling sand filter and leach field or equivalent system approved by the City Engineer. The sand filter and leach field shall be designed to contain surges of up to 3 gph/1,000 sq. ft. of landscape area, and infiltrate 5 gpd/1,000 sq. ft. 40. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on-site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 41. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 42.. For on-site common retention basins, retention depth shall be according to Engineering Bulletin 97.03, and side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. For retention basins on individual lots, retention depth shall not exceed two feet. Resolution No. 2004-086 Conditions of Approval — FINAL TsntetiveTrsct 32070 - R.J.T. Homms L.L.C. Adopted: August 3. 2004 Pegs 14 43. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC. 44. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 45. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 46. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. UTILITIES 47. The applicant shall comply with the provisions of Section 13.24.110 (Utilities), LQMC. 48. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 49. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 50. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. RssokMon No. 2004-086 r-. CondWons of Approval - FINAL TrntadvoTrset 32070 - R.J.T. Homes L.L.C. Adopted; August 3, 2004 Pepe is STREET AND TRAFFIC IMPROVEMENTS 51. The applicant shall comply with the provisions of Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For Individual Properties And Development), LQMC for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 52. The applicant shall construct the following street improvements to conform with the General Plan with street type noted in parentheses. A. OFF-SITE STREETS 1) Jefferson Street (Major Arterial; 120' R/W): No additional street improvement widening is required, except at locations where additional street width is needed to accommodate: a) Bus turnout (if required by Sunline Transit). b) A decal®ration/right turn only lane at Primary Entry. The east curb face shall be located fifty nine feet (59') east of the centerline. Other required improvements in the Jefferson Street right or way and/or adjacent landscape setback area include: C) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. d) 8 -foot wide meandering sidewalk. The meandering sidewalk shall have an arrhythmic horizontal layout that utilizes concave and convex curves with respect to the curb line that either touches the back of curb or approaches within five feet of the curb at intervals not to exceed 250 feet. The sidewalk curvature radii should vary between 50 and 300 feet, and at each point of reverse curvature, the radius should change to assist in creating the arrhythmic layout. The sidewalk shall meander into the landscape setback lot and approach within 5 feet of the perimeter wall at intervals not to exceed 250 feet. Rosokrtion No. 2004-086 Condldon• of Approval - FINAL TontstivaTrsct 32070 - R J.T. Homos L.L.C. Adopted: August 3, 2004 Peg® 16 e) Reconstruct the existing landscaped median on Jefferson Street to provide for a deceleration lane for left turn in only movements as approved by the City Engineer. f) Establish a benchmark in the Jefferson Street right of way and file a record of the benchmark with the County of Riverside. 2) Avenue 52 (Primary Arterial, Option A; 110' R/W): No additional street improvement widening is required, except at locations where additional street width is needed to accommodate: a) Bus turnout (if required by Sunline Transit) b) A deceleration/right turn only lane at Secondary Entry. The south curb face shall be located fifty four feet (54') east of the centerline. Other required improvements in the Avenue 52 right or way and/or adjacent landscape setback area include: c) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. d) 8 -foot wide meandering sidewalk. The meandering sidewalk shall have an arrhythmic horizontal layout that utilizes concave and convex curves with respect to the curb line that either touches the back of curb or approaches within five feet of the curb at intervals not to exceed 250 feet. The sidewalk curvature radii should vary between 50 and 300 feet, and at each point of reverse curvature, the radius should change to assist in creating the arrhythmic layout. The sidewalk shall meander into'the landscape setback lot and approach within 5 feet of the perimeter wall at intervals not to exceed 250 feet. The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). Resolution No. 2004-0e6 Condwons of Approvol - FINAL TentativeTrect 32070 - R.J.T. Homes L.L.C. Adopted: August 3. 2004 page 17 B. PRIVATE STREETS 1) Construct full street improvements to provide for 36 -foot wide travel width measured gutter flow line to gutter flow line where the residential streets are double loaded or construct full street improvements to provide for 28 -foot wide travel width measured gutter flow line to gutter flow line where on -street parking is prohibited and the applicant makes provisions for perpetual enforcement of the No Parking restrictions. C. COURTYARD DRIVEWAYS 1) Courtyard driveways shall have a travel width of 26 feet with parking prohibited, and there is adequate off-street parking for residents and visitors and provisions are established for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Engineering Department prior to recordation. 53. All gated entries shall provide for a three -car minimum stacking capacity for inbound traffic; and shall provide for a full turn -around outlet for non -accepted vehicles. Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1 " = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turn -around out onto the main street from the gated entry. Two lanes of traffic shall be provided on the entry side of each gated entry, one lane shall be dedicated for residents, and one lane for visitors. Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. 54. The applicant shall design street pavement sections using CalTrans' design procedure for 20 -year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Residential/Parking Lots 3.0" a.c./4.5" c.a.b. Resolution No. 2004086 CondMons of Approval - FINAL TentadvsT/act 32070 - R.J.T. Homes L.L.C. Adopted: August 3, 2004 Page 18 Primary Arterial 4.5" a.c./6.0" c.a.b. Major Arterial 5.5" a.c./6.5" c.a.b. or the approved equivalents of alternate materials. 55. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 56. General access points and turning movements of traffic are limited to the following: A. Primary Entry (Jefferson Street): Right turn in, right turn out and left turn in movements are permitted. Left turn movements out are prohibited. B. Secondary Entry. (Avenue 52): Right turn movements in and out are permitted. Left turn movements in and out are prohibited. 56. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. 57. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. CONSTRUCTION 58. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on-site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the' City, whichever comes first. Resolution No. 2004.088 r-- Condltiom of Approval — FINAL TentativaTrnet 32070 - R.J.T. Homos L.L.C. Adopted: August 3, 2004 Pape is LANDSCAPING 59. The applicant shall comply with Setions 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), L MC. 60. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 61. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 62. The applicant shall submit the landscape plans for approval by the Community Development Department (CDD), prior to plan checking by the Public Works Department. When plan checking has been completed by CDD, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. NOTE: Plans are not approved for construction until signed by the City Engineer. 63. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. PUBLIC SERVICES 64. The applicant shall provide public transit improvements as required by SunLine Transit Agency and approved by the City Engineer. QUALITY ASSURANCE 65. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 66. The applicant shall employ, or retain, qualified engineers, surveyors, and such other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. Resolution No. 2004-086 Condtdona of Approval — FINAL TentativeTract 32070 - R.J.T. Homes L.L.C. Adopted: August 3, 2004 Page 20 67, The applicant shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. 68. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. MAINTENANCE 69. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 70. The applicant shall make provisions for the continuous and perpetual maintenance of all private on-site improvements, perimeter landscaping, access drives, and sidewalks. FEES AND DEPOSITS 71. The applicant shall comply with the provisions of Section 13.24.180 (Fees and Deposits), LQMC. These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. 72. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). FIRE MARSHALL 64. For residential areas, approved standard fire hydrants, located at each intersection and spaced 330 feet apart with no portion of any lot frontage more than 165 feet from a hydrant. Minimum fire flow shall be 1000 GPM for a 2 - hour duration at 20 PSI. ` Resolution No. 2004-088 �- Condltlons of Approval - FINAL TeotadveTract 32070 - R. LT. Moms L.L.C. Adopted: August 3, 2004 Page 21 65. For any buildings with public access i.e. recreational halls, clubhouses, etc. or buildings with a commercial use i.e. gatehouses, maintenance sheds, apartments, etc. Super fire hydrants are to be placed no closer than 25 feet and not more than 165 feet from any portion of the first floor of said building following approved travel ways around the exterior of the building. Minimum fire flow for these areas would be 1500 GPM for a 2 -hour duration at 20 PSI. Actual fire flow will be determined during building plan check. 66. The water mains shall be designed to provide a for a potential fire flow of 2500 GPM and an actual fire flow available from any one hydrant connected to any given main of 1500 GPM for a 2 -hour duration at 20 PSI residual operating pressure. 67. Blue dot retro -reflectors shall be placed in the street 8 inches from centerline b the side that the fire hydrant is on, to identify fire hydrant locations. 68. City of La Quinta ordinance requires all buildings, other than single family, 5,000 sq. ft. or larger to be fully sprinkled. NFPA 13 Standard. If required, sprinkler plans will need to be submitted to the Fire Department. Area separation walls may not be used to reduce the need for sprinklers. 69. Any turn or turn -around requires a minimum 38 -foot turning radius. 70. All structures shall be accessible from an approved roadway to within 150 feet of all portions of the exterior of the first floor. 71. The minimum dimension for access roads and gates is 20 feet clear and unobstructed width and a minimum vertical clearance of 13 feet 6 inches in height. Roads shall not exceed 1,320 feet without secondary access/egress. This access/egress may be restricted to emergency access only however, public egress must be unrestricted. 72. Any gate providing access from a public roadway to a private entry roadway shall be located at least 35 feet setback from the roadway and shall open to allow a vehicle to stop without obstructing traffic on the road. Where a one- way road with a single traffic lane provides access to a gate entrance, a 38 -foot turning radius shall be used. Resolution No. 2004-088 conditions of Approval - FINAL T■ntativeTrect 32070 - R.J.T. Homes L.L.C. Adopted: August 3. 2004 Pepe 22 73. Gates shall be automatic, minimum 20 feet in width and shall be equipped with a rapid entry system (KNOX). Plans shall be submitted to the Fire Department for approval prior to installation. Automatic gate pins shall be rated with a shear pin force, not to exceed 30 pounds. Gates activated by the rapid entry system shall remain open until closed by the rapid entry system. 74. The required water system, including fire hydrants, shall be 'installed and. accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. One set of water plans are to be submitted to the Fire Department for approval. 75. The applicant or developer shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or signs. 76. Building plan check is to run concurrent with the City plan check. Submittals are the responsibility of the owner. SHERIFF DEPARTMENT 77. Final conditions will be addressed when building plans are reviewed. Prior to issuance of a building permit, applicant shall review building plans with the Sheriff's Department regarding Vehicle Code requirements, defensible space, and other law enforcement and public safety concerns. All questions regarding the Sheriff's Department should be directed to the Deputy at (760) 863- 8950. COMMUNITY DEVELOPMENT 78. Landscaping plans are to be resubmitted for approval by the Architecture and Landscape Review Committee. 79. Landscaping plans shall comply with the City's Water Efficient Landscaping Ordinance for this project. Said landscaping plans shall include a complete irrigation system showing location and size of water lines, valves, clock timers, type of sprinklers, etc. Prior to the issuance of any building permits the landscape plans shall also be approved by the Coachella Valley Water District prior to final approval by the Community Development Department. Rssokrdon No. 2004 -Me Condition* of Approval - FINAL ;~ TOrdadveTraet 32070 - R.J.T. Ham" L.L.C. Adopted: August 3, 2004 Page 23 80. The applicant shall work with Public Works staff and Fire Marshall to assess the need and design for a secondary driveway exit/access and or emergency access for the project on Avenue 52 for,this project. The design shall consider design features as deemed appropriate by the Public Works staff and Fire Marshall. The precise location and design shall be subject to the approval of the Public Works Department, and the Fire Marshall. 81. The total number of residential lots shall be lowered to 142 by eliminating lots 79, 80, and 110. The redesigned tract, particularly lots and pads adjacent to lots 79, 80, and 110 and the new and revised lots and pads along Jefferson Street shall be adjusted to provide visual relief from building massing. Final placement shall be approved by the Community Development Department. r— RESOLUTION NO. 2004-087 FILE Copy A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING DEVELOPMENT PLANS FOR FIVE PROTOTYPE UNIT PLANS AND OTHER ANCILLARY FACILITIES CASE NO.: SITE DEVELOPMENT PERMIT 2004-799 APPLICANT: RJT HOMES L.L.C. WHEREAS, the City Council of the City of La Quinta, California, did on the 3rd day of August, 2004, hold a duly noticed Public Hearing to consider the request of RJT Homes L.L.C. to approve architectural plans for five prototype residential plans and other ancillary facilities for construction in Tentative Tract Map 32070, located at the southeast corner of Avenue 52 and Jefferson Street more particularly described as: A.P.N. 772-410-021 AND 772-410-022; AND, WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 13TH day of July, 2004, hold a duly noticed Public Hearing to consider the request of RJT Homes L.L.C. to approve architectural plans for five new prototype residential plans and other ancillary facilities for construction in Tentative Tract Map 32070, located at the southeast corner of Avenue 52 and Jefferson Street. WHEREAS, the Planning Commission of the City of La Quinta, California, adopt Resolution No. 2004-051, recommending approval of said Site Development Permit; and WHEREAS, said Site Development Permit has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-68), in that the Community Development Department has conducted an Initial Study (Environmental Assessment 2004-505), and determined that the proposed Site Development Permit will not have a significant impact on the environment and a Mitigated Negative Declaration of environmental impact *is recommended for certification; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said City Council did find the following facts and reasons to justify approval of said Site Development Permit: 1. Compliance with General Plan- The project is in compliance with the land use type and density of the amended General Plan in that the property to be developed is designated Medium High Residential, as proposed. Resolution No. 2004-087 Site Development Permit 2004799 RJT Homes, L.L.C. Adopted: August 3, 2004 Page 2 2. Compliance with Zoning -Code- The project is consistent with the Design Guidelines of Section 9.60.330 (Residential Tract Development Review) of the Zoning Code and Specific Plan 2004-070, which requires varied roof heights, and window and door surrounds for flat elevation planes, and multiple facades. 3. Architectural Design- The architectural design of the project, including but not limited to the architectural style, scale, building mass, materials, colors, architectural details, roof style, and other architectural elements, are compatible with surrounding development and related Specific Plan 2004-070. 4. Compliance with CEQA- This request has been assessed in conjunction with Environmental Assessment 2004-505 that was previously certified by the City Council. 5. Site Design- The site design of the project, including but not limited to project entries, interior circulation, pedestrian and bicycle and trail circulation, pedestrian amenities, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the City and laid out and provided in compliance with the Zoning Code requirements and related Specific Plan. 6. Landscape Design- New home project landscaping, which will be approved prior to issuance of building permits, will include but not be limited to the location, type, size, color, texture, and coverage of plant materials that will ,be designed so as to provide relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable views, provide a harmonious transition between adjacent land uses and between development and open space, provide an overall unifying influence, enhance the visual continuity of the project, complement the surrounding project area and as conditioned will comply with City and CVWD water efficiency, ensuring efficient water use. 7. Unit Sizes- The proposed unit sizes .are within the approved range of house sizes allowed in Specific Plan 2004-070 and therefore, acceptable. 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 constitute the findings of the City Council in this case; Raaokdion No. 2004-087 -- She oevetopmant Pannit 2004-799 RJT Homan, L.L.C. Adopted: August 3, 2004 Pape 3 2. That it does hereby approve of Site Development Permit 2004-799, for the reasons set forth in this Resolution, subject to the Conditions, attached hereto; PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council, held on the 3rd day of August, 2004, by the following vote, to wit: AYES: Council Members Henderson, Perkins, Sniff, Mayor Adolph NOES: None ABSENT: Council Member Osborne ABSTAIN: None ATTEST: JUS 9rGREEK, CM City of La Quinta, Cz (SEAL) APPROVED AS TO KATHE INE JI City of La Quinta, a I, City Attorney rnia [IV N ADOLPH, Uhyor City of La Quinta, California CITY COUNCIL RESOLUTION 2004-087 �-' CONDITIONS OF APPROVAL — FINAL SITE DEVELOPMENT PERMIT 2004-799 R.J.T. HOMES L.L.C. ADOPTED: AUGUST 3, 2004 GENERAL 1, The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Tentative Tract Map, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies: Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department Riverside Co.' Environmental Health Department Coachella Valley Unified School District o Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) s California Water Quality Control Board (CWQCB) • SunLine Transit Agency The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. Resolution No. 2004087 Conditions of Approval - FINAL Site Development Permit 2004799 R.J.T. Home L.L.C. Adopted: August 3. 2004 P■qe 2 4. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ. 5. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). PROPERTY RIGHTS 6. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. 7. The applicant shall offer for dedication on the Final Map all public street right-of- ways in conformance with the City's General Plan, Municipal Code, applicable specific plans and approved Tentative Tract Map No. 32070, and/or as required by the City Engineer. 8. When the City Engineer determines that access rights to the proposed street right-of-ways shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such right-of-ways, the applicant shall grant the necessary right-of-ways within 60 days of a written request by the City. 9. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility easement contiguous with, and along both sides of all private streets and courtyard driveways or as approved by IID. Such easement may be reduced to five feet in width with the express written approval of IID. 10. The applicant shall create perimeter landscaping setbacks along all public right- of-ways as follows: A. Jefferson Street (Major Arterial) - 20 -foot from the R/W-P/L. B. Avenue 52 (Primary Arterial) - 20 -foot from the R/W-P/L. Resolution No. 2004-087 Conditions of Approval - FINAL Site Development Permit 2004-799 R.J.T. Homes L.L.C. Adopted: August 3. 2004 Page 3 The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 11. Direct vehicular access to Jefferson Street and Avenue 52 from lots with frontage along Jefferson Street and Avenue 52 is restricted, except for those access points identified on the approved tentative tract map, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final tract map. 12. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction,_permanent slopes, or other encroachments will occur. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and- "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 13. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of Section 13.24.040 (Improvement Plans), LQMC. 14. The following improvement plans shall be prepared and submitted for review and approval by the City. A separate set of plans for each line item specified below shall bb prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. Site Development Plan 1" = 30' Horizontal Resolution No. 2004-087 conditions of Approval - FINAL Site Development Permit 2004799 R.J.T. Homes L.L.C. Adopted: August 3. 2004 Page 4 Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2001 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Engineering Department in conjunction with the Site Development Plan when it is submitted for plan checking. In addition to the normal set of improvement plans, a "Site Development" plan is required to be submitted for approval by the Building Official and the City Engineer. "Site Development" plans shall normally include all on-site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements and ADA requirements. 15, The City maintains standard plans, detail sheets and/or construction notes for elements of construction on the Public Works Online Engineering Library at http://www.la-guinta.org/p_ublioworks/tractl/z onlinelibrary/o intropage.htm. 16. The applicant shall furnish a complete set of the AutoCAD files of all approved improvement plans on a storage media acceptable to the City Engineer. The files shall be saved in a standard AutoCAD format so they may be fully retrievable through a basic AutoCAD program. At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the AutoCAD files in order to reflect the as -built conditions. Where the improvement plans were not produced in a standard AutoCAD format, or a file format that can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. Resolution No. 2004-087 Condlgons of Approval - FINAL She Development Permit 2004-799 R.J.T. Homes L.L.C. Adopted: August 3. 2004 Page 5 GRADING 17. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 18. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 19. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer, B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, (Fugitive Dust Control), LQMC, and D. A Best Management Practices report prepared in accordance with Sections 8.70.010 and 13.24.170 (NPDES sto►mwater discharge permit and Storm Management and Discharge Controls), LQMC. All grading shall conform to the recommendations contained Iin the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. 20. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. Resolutlon No. 2004-087 Condhl0ne of Approval - FINAL Site Development Permh 2004-799 R.J.T. Homan L.L.C. Adopted: August 3. 2004 Pape 8 21. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six (6) of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 22. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 23. Building pad elevations of perimeter lots shall not differ by more that one foot from the building pads in adjacent developments. 24. Prior to any site grading or.regrading that will raise or lower any portion of the site by more than plus or minus three tenths of a foot from the elevations shown on the approved Tentative Tract Map, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 25. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. 26. This development shall comply with Chapter 8.11 (Flood Hazard Regulations), LQMC. If any portion of any proposed building lot in the development is or may be located within a flood hazard area as identified on the City's Flood Insurance Rate Maps, the development shall be graded to ensure that all floors and exterior fill (at the foundation) are above the level of the project 0 00 -year) flood Resolution No. 2004-087 -- Conditions of Approval - FINAL Site Development Pwmtt 2004-788 R.J.T. Homes L.L.C. Adopted: August 3. 2004 Pepe 7 and building pads are compacted to 95% Proctor Density as required in Title 44 of the Code of Federal Regulations, Section 65.5(a) (6). Prior to issuance of building permits for lots which are so located, the applicant shall furnish elevation certifications, as required by FEMA, that the above conditions have been met. DRAINAGE 27. The applicant shall revise proposed retention basins/and or underground retention systems to comply with the provisions of Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No. 97.03. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The tributary drainage area shall extend to the centerline of adjacent public streets. The design storm shall be either the 3 hour, 6 hour or 24 hour event producing the greatest total run off. 28. In design of retention facilities, the maximum percolation rate. shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise. 29. Nuisance water shall be retained on site. In residential developments, nuisance water shall be disposed of in a trickling sand filter and leach field or equivalent system approved by the City Engineer. The sand filter and leach field shall be - designed to contain surges of up t9 3 gph/1,000 sq. ft. of landscape area, and infiltrate 5 gpd/1,000 sq. ft. 30. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on-site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 31. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 32. For on-site common retention basins, retention depth shall be according to Engineering Bulletin 97.03, and side slopes shall not exceed 3:1 and shall be — planted with maintenance free ground cover. For retention basins on individual lots, retention depth shall not exceed two feet. Resolution No. 2004087 Condldons of Approval - FINAL She Development Pormk 2004799 R.J.T. Homes L.L.C. Adopted: August 3. 2004 Pepe 8 33. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to Section 9.100.040(6)(7), LQMC. 34. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 35. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 36. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. UTILITIES 37. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities), LQMC. 38. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 39. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 40. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. Ro"Won No. 2004-087 conditions of Approval - FINAL SIN Dweiopn ent Pennit 2004-799 H.J.T. Homes L.L.C. Adopted: August 3, 2004 Page 9 The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 41. The applicant shall comply with the provisions of Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For Individual Properties And Development), LQMC for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 42. The applicant shall construct the following street improvements to conform with the General Plan with street type noted in parentheses. A. OFF-SITE STREETS 1) Jefferson Street (Major Arterial; 120' R/W): No additional street improvement widening is required, except at locations where additional street width is needed to accommodate: a) Bus turnout (if required by Sunline Transit). b) A deceleration/right turn only lane at Primary Entry. The east curb face shall be located fifty nine feet (59') east of the centerline. Other required improvements in the: Jefferson Street right or way and/or adjacent landscape setback area include: c) All appurtenant components such as, but not limited to.: curb, gutter, traffic control striping, legend's, and signs. d) 8 -foot wide meandering sidewalk. The meandering sidewalk shall have an arrhythmic horizontal layout that utilizes concave and convex curves with respect to the curb line that either touches the back of curb or approaches within five feet of the curb at intervals not to exceed 250 feet. The sidewalk curvature radii should vary between 50 and 300 feet, and at each point of reverse curvature, the radius should change to assist in creating the arrhythmic layout. Resolution No. 2004087 Condition: of Approval - FINAL Site Development Permit 2004799 R.J.T. Homes L.L.C. Adopted. August 3. 2004 Page 10 The sidewalk shall meander into the landscape setback lot and approach within 5 feet of the perimeter wall at intervals not to exceed 250 feet. e) Reconstruct the existing landscaped median on Jefferson Street to provide for a deceleration lane for left turn in only movements as approved by the City Engineer. f) Establish a benchmark in the Jefferson Street right of way and file a record of the benchmark with the County of Riverside. 2) Avenue 52 (Primary Arterial, Option A; 110' R/W): No additional street improvement widening is required, except at locations where additional street width is needed to accommodate: a) Bus turnout (if required by Sunline Transit) b) A deceleration/right turn only lane at Secondary Entry. The south curb face shall be _located fifty four feet (54') east of the centerline. Other required improvements in the Avenue 52 right or way and/or adjacent landscape setback area include: c) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. d) 8 -foot wide meandering sidewalk. The meandering sidewalk shall have an arrhythmic horizontal layout that utilizes concave and convex curves with respect to the curb line that either touches the back of curb or approaches within five feet of the curb at intervals not to exceed 250 feet. The sidewalk curvature radii should vary between 50 and 300 feet, and at each point of reverse curvature, the radius should change to assist in creating the arrhythmic layout. The sidewalk shall meander into the landscape setback lot and approach within 5 feet of the perimeter wall at intervals not to exceed 250 feet. Rmsolutlen No. 2004-097 Condltlone of Approval - FINAL She Development Permit 2004-799 R.J.T. Homes L.L.C. Adopted: August 3, 2004 Pepe 11 The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). B. PRIVATE STREETS 1) Construct full street improvements to provide for 36 -foot wide travel width measured gutter flow line to gutter flow line where the residential streets are double loaded or construct full street improvements to provide for 28 -foot wide travel width measured gutter flow line to gutter flow line where on -street parking is prohibited and the applicant makes provisions for perpetual enforcement of the No Parking restrictions. C. COURTYARD DRIVEWAYS 1) Courtyard driveways shall have a travel width of 26 feet with parking prohibited, and there is adequate off-street parking for residents and visitors and provisions are established for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed 'by the Engineering Department prior to - recordation. 43. All gated entries shall provide for a three -car minimum stacking capacity for inbound traffic; and shall provide for a full turn -around outlet for non -accepted vehicles. Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1 " = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turn -around out onto the main street from the gated entry. Two lanes of traffic shall be provided on the entry side of each gated entry, one lane shall be dedicated for residents, and one lane for visitors. Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. Resolution No. 2004087 Conditions of Approval - FINAL Site Development Permit 2004799 R.J.T. Homes L.L.C. Adopted: August 3. 2004 Page 12 44. The applicant shall design street pavement sections using CalTrans' design procedure for 20 -year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Residential/Parking Lots Primary Arterial Major Arterial 3.0" a.c./4.5" c.a.b. 4.5" a.c./6.0" c.a.b. 5.5" a.c./6.5" c.a.b. or the approved equivalents of alternate materials. 45. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 46. General access points and turning movements of traffic are limited to the following: A. Primary Entry (Jefferson Street): Right turn in, right turn out and left turn in movements are permitted. Left turn movements out are prohibited. B. Secondary Entry (Avenue 52): Right turn movements in and out are permitted. Left turn 'movements in and out are prohibited. 47. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. 48. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. Reseiulion No. 2004-087 �. Conditions of Approval - FINAL She development Permit 2004.789 R.J.T. Homes L.L.C. Adopted: August 3. 2004 Page 13 CONSTRUCTION 49. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on-site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPING 50. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 51. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 52. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 53. The applicant shall submit the landscape plans for approval by the Community Development Department (CDD), prior to plan checking by the Public Works Department. When plan checking has been completed by CDD, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. NOTE: Plans are not approved for construction until signed by the City Engineer. 54. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. Resolution No. 2004087 Conditions of Approval - FINAL Site Development Permit 2004799 R.J.T. Homes L.L.C. Adopted: August 3, 2004 Page 14 PUBLIC SERVICES 55. The applicant shall provide public transit improvements as required by SunLine Transit Agency and approved by the City Engineer. QUALITY ASSURANCE 56. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 57. The applicant shall employ, or retain, qualified engineers, surveyors, and such other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. 58. The applicant shall arrange for, and bear the cost of, all measurements, sampling and.testing procedures not included in the City's inspection program, but which may be- required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. 59. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. MAINTENANCE 60. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 61. The applicant shall make provisions for the continuous and perpetual maintenance of all private on-site improvements, perimeter landscaping, access drives, and sidewalks. Ruokidon No. 2004-087 �. Gondldons of Approvd - RNAL ! Sh+ Dovdopmwn Pen It 2004-788 R.J.T. Homos L.L.C. Adopted: August 3, 2004 Page 15 FEES AND DEPOSITS 62. The applicant shall comply with the provisions of Section 13.24.180 (Fees and Deposits), LaMC. These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. 63. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). FIRE MARSHALL 64. For residential areas, approved standard fire hydrants, located at each intersection and spaced 330 feet apart with no portion of any lot frontage more than 165 feet from a hydrant. Minimum fire flow shall be 1000 GPM for a 2 - hour duration at 20 PSI. 65. For any buildings with public access i.e. recreational halls; clubhouses, etc. or buildings with a commercial use i.e. gatehouses, maintenance sheds, apartments, etc. Super fire hydrants are to be placed no closer than 25 feet and not more than 165 feet from any portion of the first floor of said building following approved travel ways around the exterior of the building. Minimum fire flow for these areas would be 1500 GPM for a 2 -hour duration at 20 PSI. Actual fire flow will be'determined during building plan check. 66. The water mains shall be designed to provide a for a potential fire flow of 2500 GPM and an actual fire flow available from any one hydrant connected to any given main of 1500.GPM for a 2 -hour duration at 20 PSI residual operating pressure. 67. Blue dot retro -reflectors shall be placed in the street 8 inches from centerline to the side that the fire hydrant is on, to identify fire hydrant locations. 68. City of La Quinta ordinance requires all buildings, other than single family, 5,000 'sq. ft. or larger to be fully sprinkled. NFPA 13 Standard. If required, sprinkler plans will need to be submitted to the Fire Department. Area separation walls may not be used to reduce the need for sprinklers. Resolution No. 2004087 CondMon: of Approval - FINAL Site Development Permit 2004-799 R.J.T. Homes L.L.C. Adopted: August 3, 2004 Page 18 69. Any turn or turn -around requires a minimum 38 -foot turning radius. 70. All structures shall be accessible from an approved roadway to within 150 feet of all portions of the exterior of the first floor. 71. The minimum dimension for access roads and gates is 20 feet clear and unobstructed width and a minimum vertical clearance of 13 feet 6 inches in height. Roads shall not exceed 1,320 feet without secondary access/egress. This access/egress may be restricted to emergency access only however, public egress must be unrestricted. 72. Any gate providing access from a public roadway to a private entry roadway shall be located at least 35 feet setback from the roadway and shall open to allow a vehicle to stop without obstructing traffic on the road. Where a one- way road with a single traffic lane provides access to a gate entrance, a 38 -foot turning radius shall be used. 73. Gates shall be automatic, minimum 20 feet in width and shall be equipped with a rapid entry system (KNOX). Plans shall be submitted to the Fire Department for approval prior to installation. Automatic gate pins shall be rated with a shear pin force, not to exceed 30 pounds. Gates activated by the rapid entry system shall remain open until closed by the rapid entry system. 74. The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. One set of water plans are to be submitted to the Fire Department for approval. 75. The applicant or developer shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or signs. 76. Building plan check is to run concurrent with the City plan check. Submittals are the responsibility of the owner. ` Remkidon No. 2004-087 CondRione of Approval - FINAL Sks DevNopn»nt Perm1t 2004-799 R.J.T. Homo L.L.C. I Adopted: August 3. 2004 Pegs 17 i SHERIFF DEPARTMENT 77. Final conditions will be addressed when building plans are reviewed. Prior to issuance of a building permit, applicant shall review building plans with the Sheriff's Department regarding Vehicle Code requirements, defensible space, and other law enforcement and public safety concerns. All questions regarding the Sheriff's Department should be directed to the Deputy at (760) 863-8950. COMMUNITY DEVELOPMENT 78. Landscaping plans are to be resubmitted for approval by the Architecture Landscape Review Committee. 79. Landscaping plans shall comply with the City's Water Efficient Landscaping Ordinance for this project. Said landscaping plans shall include a complete irrigation system showing location and size of water lines, valves, clock timers, type of sprinklers, etc. Prior to the issuance of any building permits the landscape plans shall also be approved by the Coachella Valley Water District prior to final approval by the -Community Development Department. 80. The applicant shall work with Public Works staff and Fire Marshall to assess the need and design for a secondary driveway exit/access and or emergency access for the project on Avenue 52 for this project. The design shall consider features as deemed appropriate by the Public Works staff and Fire Marshall. Precise location and design shall be subject to the approval the Public Works Department, and the Fire Marshall.