CC Resolution 1995-037^#Hy RESOLUTION 95-37
A RESOLUTION OF fliE CH'Y COUNCIL OF ThE
C[I'Y OF LA QUINTA, CALIFORNIA, APPROVING
SPECIFIC PLAN 94-025
CASE NO. SP 94-025- WINCHESThR DEVELOPMENT CORPORATION
WHEREAS, the Planning Commission of the City of La Quinta,
California, did, on the 28th day of March, and the 11th day of April 1995, hold a duly
noticed Public Hearing to consider the request of Winchester Development Corporation for
a 331.1 acre project, consisting of 277 residential units and 231.2 acres of open space
recreation on a site generally located west of Jefferson Street extended), south of 58th
Avenue, and south of The Quarry development, more particularly described as:
BEING A PO*ON OF SECTION 29, TOWNSHIPS 6
SOUTH, RANGE 7 EAST, S.B.B.M. ASSESSOR PARCEL
NUMBER 761-030-001
WHEREAS, the City Council of the City of La Quinta, California, did
on the 2nd day of May, and the 6th day June, 1995, hold a duly noticed Public Hearing to
consider the applicant's request and recommendation of the Planning Commission
concerning Specific Plan 94-025; and
WHEREAS, said Specific D,* lan request has complied with the
requirements of the California Environrn*n*ai Quality Act of 1970 as amended), and
adopted by City Council Resolutinn * in that the Community Development Department
has completed a Draft a*d. F**(JaI EIR, which have been reviewed and considered by the
Planning Commission of the City of La Quinta.
WHEREAS, at said Public Hearing, upon hearing and considerihg all
testimony and arguments, if any, of all interested persons desiring to be heard, saidCity
Council did find the following facts and reasons to justif' the approval of said Specific Plan.
1. The proposed Specific Plan, in conjunction with General Plan Amendment 94-047
and Change of Zone 94-077, is consistent with the goals and policies of the La
Quinta General Plan.
2. The Specific P]an, as conditioned, is compatible with the existing and anticipated area
development.
3. The project will be provided with adequate utilities and public services to ensure
public health and safety.
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4. Adherence to the mitigation measures identified in the Final EIR, which have been
incorporated into the Conditions of Approval, will ensure that all identified
significant impacts will be reduced to levels of non-significance, with the exception
of impacts to those issues, for which Statements of Overriding Considerations are
adopted by the La Quinta City Council.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the
City of La Quinta, California as follows:
1. That the above recitations are true and correct and constitute the findings of the
Council in this case;
2. That it does hereby certi* by separate resolution of the Final Environmental Impact
Report;
3. That it does hereby approve the above described Specific Plan request for the
reasons set forth in this Resolution, and subject to the Conditions of Approval
attached as Exhibit A*'.
PASSED, APPROVED, and ADOPTED at a regular meeting of the
La Quinta City Council, held on this 6th day of June, 1995, by the following vote, to wit:
AYES: Council Members Banqerter, Cathcart, Sniff, Mayor Pena
NOES: None
ABSENT: Council Member Perkins
ABSTMN:None
NA,
City of La Quinta, California
*jijJUHOLA, City Clerk
City of La Quinta, California
APPROVED AS TO FORMAT:
* /
DAWN HONEYWELL, City Attorney
City of La Quinta, California
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^#Hy Resolution No. 95-37
CITY COUNCIL RESOLUTION 95-37
* CONDITIONS OF APPROVAL. FINAL
SPECIFIC PLAN 94-025- Winchester Asset Development Corporation Green)
JUNE6, 1995
* Modified by the Planning Commission March28, 1995
1. Upon their approval by the City Council, the CIty Clerk is authorized to me these Conditions of
Approval with tile Riverside County Recorder for recordation agalnst the property to which
they apply.
2. Specific Plan 94-025 shall comply with the requirements and standards of the State Subdivision
Map Act and the City of La Quinta Land Division Ordinance, unless otherwise modified by the
following conditions.
3. The development shall comply with Exhibit A", the specific plan for Specific Plan 94-025. the
Fbial EIR and the following conditions, which shall take precedence in the event of any
conflicts with the provisions of the Specific Plan.
4. Exterior lighting for the project shall comply with the Dark Sky" Lighting Ordinance. Plans
shall be approved by the Community Development Department prior to issuance of a building
permit.
5. Construction shall comply with all local and State Building Code requirements as determined
by the Buildiug and Safety Director.
6.* This specific plan approval shall expire and become void within four years unless extended
by the Planning Commission through the approval of an annual program review. The annual
review shall be requested at least 30-days prior to tile expiration.
7. During annual review by tile Commission, the developerlappilcant shall be required to
demonstrate good faltil compliance with the terms of the specific plan. The
appllcant'developer of this project hereby agrees to furnish such evidence of compliance as
the City, in the exercise of its reasonable discretion, may require. Evidence of good faltil
compliance may include, but shall not necessarily be Ilmited to, good faith progress towards
implementation of and compliance with the requirements of the specific plan. Upon conclusion
of the annual review, the Commission may determine that the applicant has made good faltil
compilanceiprogress and may extend the specific plan for one year.
8. This approval shall be in compliance with the approvals of General Plan Amendment 94.047
and Change of Zone 94-077.
9. Applicantideveloper shall work with Waste Management of the Desert to implement provisions
of AB 939 and AD 1462. The appilcanUdeveloper is required to work with Waste Management
in setting up waste collection and recycling programs for this project
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Conditions of Approval
Specific Plan 94-1)25. Winchester Asset Management Development Corporation Green)
June 6, 19*5
10. If the applicant desires to phase Improvements and obligations required by the Conditions of
Approval, phasing plans shall be submitted to the Public Works Department for review and
approval by the City Engineer. The phasing plans are not approved until they are signed by
the City Engineer.
The applicant shall complete required Improvements and satisfy obligations ID the order of
the approved phasing plaL Improvements and obligations requrred of each phase shall be
complete and satisfied prior to completion of homes or occupancy of permanent buildings
within the phase unless a sub-phasing plan is approved by the City Engineer.
11. Prior to the issuance of a grading or building permit for construction of any building or use
contemplated by this approval, the applicant shall obtain permits andlor clearances from the
following public agencies:
* Ilire Marshal
* Public Works Department Grading Permit, Improvement Permit)
* Community Development Department
* Riverside County Environmental Health Department
* Desert Sands Unified School District
* Coachella Valley Water District CVWD)
* Imperial Irrigation District
* California Regional Water *uality Control Board NPDES Permit)
The applic ant Is responsible for any requirements of the permits or clearances from those
jurisdictions. If the requirements include approval of improvement plans, applicant shall
furnish proof of said approvals prior to obtaining City approvals and signatures on the plans.
Evidence of permits or clearances from the above jurisdictions shall be presented to the
Building Division at the time of the application for a building permit for the use contemplated
herewith.
12. Provisions shall be made to comply with the terms and requirements of the City's adopted
Infrastructure Fee program in effect at the time of issuance of building permits.
13. All adopted mitigation measures, as recommended in the DrawFinal EIR shall be incorporated
into all future project approvals relating to Specific Plan 94-025 where applicable andlor
feasible. It is understood that certain measures will not be applicable to certain site specific
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Resolution No. 95-37
Conditions of Approval
Specific Plan 94-a25 Winchester Asset Management Oevelopment Corporation Greenj
June 6, 1995
proposals, however, all development within the specific plan area shall be verified as in
conformance with Bald specific plan and the mitigation adopted within the flraftt'Final EIL
The Specific Plan flraft and Final EIR shall be used In the review of all project proposals In the
Specific Plan 94-025 areL Said InItigation measures are hereby incorporated into these
conditions by reference.
rn
14. Any proposed entry gates shall be subject to separate plot plan reviews to insure adequate
stacklng*queulng space, fire access, etc. Plans including guard houses or sImIlar structures
will also be subject to Planning Commission approval.
15. Separate plot plan review of any maintenance faclilty site(s) shall be required with action
taken by the Planning Commission, with a report or action to be sent to the City Council.
16. Building heights for residential uses shall be subject to height limits specified in the specific
plan, except that no building or structure, regardless of use, exceeding one story 20-feet in
height), shall be allowed within 200-feet of any perimeter property llnelpubllc street frontage.
All building heights shall be measured from finish grade elevation. All other residential
F
structures shall be limited to two stories, not to exceed 28-feet.
17. The milimum dwelling unit living area) size for all residential units shall be 1,400 square feet
excluding attached or detached parking garage).
18. All dwelling units shall have a minimum two car garage measuring 20-feet by 20-feet in
overall size. The garage can be either attached or detached.
19. The architectural style of the project shall be Spanish Colonial, Southwest Adobe, Pueblo, or
other styles approved by the Planning Commission.
20. All roofing material within the project shall be clay or concrete tile barreL The color of the
roof tiles shall consist of desert hues.
21. All residencesidwellings are required to have illuminated building address numbers per the
l,a Quinta Municipal Code.
22. All easements, rights-of-way and other property rights necessary to facilltate the ultilluate use
of the subdivision and functioning of improvements shall be dedicated, granted or otherwise
conferred, or the process of said dedication, granting, or conferral shall be ensured, prior to
approval of a final map or finng of a Certificate of Compilance for waiver of a final map. The
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Conditions of Approval
Specific Plan 94-025- Winchester Asset Management Development Corporation Green)
June 6,1995
conferral shall include irrevocable offers to dedicate or grant easements to the City for access
to and maintenance, constrnctlon, and reconstnictlon of all required improvements which are
located on privately-held lots or parcels.
23. If the applicant proposes vacation or abandonment of any existing rights-of-way or access
easements which will dlmlnish access rights toany properties owned by others, the applicant
shall provide to those properties alternate rights-or-way or access easements on ailginnents
approved by the City Council.
24. The applicant shall dedicate public street right-of-way and utility easements in conformance
with the City's General Plan, Municipal Code, applicable specific plans, and as required by the
City Engineer.
Dedication required of this development include:
A- Jefferson Street realigned) full-width right-of-way, width shall be determined in the
approved Jefferson Street Alignment Study.
Dedications shall include additional widths as necessary for dedicated right and left turn
lanes, bus turnouts, etc.
The applicant shall dedicate street rights-of-way prior to required approvals of any proposed
subdivision or improvements to land within the specific plan boundaries.
If the City Engineer determines that public access rights to proposed street rights-of-way
shown on the tentative map are necessary prior to approval of final maps dedicating the
rights-of-way, then developer shall grant temporary public access easements to those areas
within 60-days of written request by the City.
25. The applicant shall dedicate l*foot wide publlc utility easements contiguous with and along
both sides of all private streets.
26. The applicant shall dedicate 20-foot common area setback lots ac*acent to Jefferson Street.
If interior streets are private, the dedication shall be to a homeowners' associatioL If interior
streets are public, the dedication shall be to the City. The minimum width may be used as an
acreage width if a meandering wall design is approved.
Where sidewalks, bikepaths, andlor equestrian trails are required, the applicant shall dedicate
blanket easements over the setback lots for those purposes.
27. The applicant shall vacate vehicle access rights to Jefferson Street from lots abutting the
street. Access to the development from Jefferson Street shall be restricted to that shown on
the 1Clrculation" diagram in the specific plaL
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Resolution No. 95-37
Conditions of Approval
Specific Plan 94-025 Winchester Asset Management Development Corporation Green)
June 6,1995
28. The applicant shall dedicate easements necessary for placement of and access to utility lines
and structrres, park lands, dralnage basIns, common areas, and mailbox clusters.
29. The applicant shall cause no easements to be granted or recorded over any portion of this
property between the date of approval of this specific plan by the City Council and the date of
recording of any final map(s) covering the same portion of the property unless such easements
are approved by the City Engineer.
30. The applicant shall construct improvements andlor satisfy obligations, or enter Into a secured
agreement to construct improvements andlor satisfy obilgations required by the City for any
tentative tract map, parcel map, or approved phase of development prior to approval of the
map or phase or issuance of a certificate of compliance In-lieu of a final map.
Improvements to be made or agreed to shall include removal of any existing structures or
obstructions which are not part of the proposed improvements.
31. If improvements are secured, the applicant shall provide approved estimates of the
improvement costs. The estimates shall comply with the schedule of unit costs adopted by City
resolution or ordinance. For items not contained in the City's schedule of costs, estimates
shall meet the approval of the City Engineer.
Estimates for utilities and other improvements under the jurisdiction of outside agencies shall
be approved by those agencies.
32. If improvements are phased with multiple final maps or other administrative approvals plot
plans, conditional use permits, etc.), off-site improvements i.e., streets) and development-wide
improvements Le., perimeter walls, common area and setback landscaping, and gates) shall
be constructed or secured prior to approval of the first final map unless otherwise approved
by the engineer.
33. Improvement plans submitted to the City for plan checking shall be submitted on 24" I 36"
media in the categories of Rough Grading'1, Precise Grading", Streets and Draluage", and
tLandscaping". All plans shall have signature blocks for the City Engineer and are not
approved for construction until they are signed.
Streets and Drainage11 plans shall normally include signals, sidewalks, bike paths, gates and
entryways, parking lots, and water and sewer plans. Combined plans including water and
sewer improvements shall have an additional signature block for the CVWD. The combined
plans shall be signed by CVWD prior to their submittal for the City Engineer's signature.
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Conditions of Approval
Specific Plan 94.025 Winchester Asset Management Oevelopment Corporation Green*
June 6, 1995
Landscaping" plans shall normally Include landscaping Improvements, Irrigation, lighting,
and perimeter walls.
Plans for improvements not listed above, shall be In formats approved by the City Engineer.
34. The City may maintain digitized standard plans for elements of Constr'ictlon. For a fee
establlshed by city resolution, the developer may acquire tile standard plan computer mes or
standard plan sheets prepared by the City.
When final plans are approved by the City, the developer shall furnish accurate computer mes
of the complete, approved plans on storage media and in program format acceptable to the
City Engineer.
35. Graded but undeveloped land shall be maintained to prevent dust and blows and nuisances.
The land shall be planted with interim landscaping or provided with other wind and water
erosion control measures approved by the Community flevelopment and Public Works
Departments.
36. The appllc ant shall comply with the City's lll'lood Protection Ordinance.
37. A thorough preliminary engineering, geological and soils engineering investigation shall be
conducted. The report of the investigation the soils report") shall be submitted with the
grading pl*
38. A grading plan shall be prepared by a registered cIvil engineer and must meet the approval
of the City Engineer prior to issuance of a grading permit
The grading plan shall conform with the recommendations of the soils report and shall be
certified as adequate by a soils engineer or an engineering geologist A statement shall
appear on the final map(s), if any are required of this development, that a soils report has been
prepared pursuant to Section 17953 of the Health and Safety Code.
39** Duilding pad *cvatlon* on *ontigu*u* lo* 3hall not dlffcr by m*rz than thr*c * cLzpt for
lots within thi3 devol*pm*t but not 3haring comm*n *trc*t fr*ntage where the dlff*rential
3hall not zzo*d five fe*t
If the applicant 13 unable to comply with th* pad el*vation differ*ntial r*quirzment, the City
**ill* consider and may approvz alt*mative* that pr**crve *ommunlty * and buyer
3ati*facti*n with the propo*od dev*lopmont
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Resolution No. 95-37
Conditions of Appraval
Specific Plan 94-025 Winchester Asset Management Development Corporation 6reen)
June 6,1995
40. Prior to occupation of the project site for construction purposes, the appilcant shall submit
and receive approval of a Fugitive flust Cofltrol Plan prepared in accordance with Chapter 6.10,
La Quinta Municipal Code. In accordance wit" said Chapter, the appilcant shall furnish
security, in a form acceptable to the City, in an Imount sufficient to guarantee compilance
with the provisions of the permit.
41. Prior to issuance of any building permit the appilcant shall provide a separate document
bearing tile seal and signature of a California registered civil engineer, geotecliiijcal engineer,
or surveyor that lists actual building pad elevations. The document shall, for each building
pad in the development, state the pad elevation approved on the grading plan, the as-built
elevation, and shall clearly identify the difference, if any. The data shall be organized by
development phase and lot number and shall be cumulative if the data is submltted at
different times.
m
42* Stormwater falling on site during the peak 24-hour period of a 1DO.year storm shall be retained
on site rather than detained and released as proposed in the specific plan document* The
P
tributary drainage area for which tile developer Is responsible shall extend to the centerline
of adjacent publlc streets.
43. Stormwater shall normally be retained in common retention basins. Individual lot basins or
other retention schemes may be approved by the City Engineer for lots 2.5 acres in size or
larger or where the use of common retention is determined by the City Engineer to be
impractical.
44. If individual lot retention is approved, the following conditions shall apply:
A. Each private lot proposed for on-site retention shall be designed to receive and safely
convey stormwater in excess of retention capacity, including inflow from adjacent
properties. l'ront yards shall drain to the street unless constrained by the overall lay
of tile land. Basin capacity calculations and grading plans for each lot shall consider
previously-approved grading plans for adjacent properties and shall be submitted,
with copies of the previously approved adjacent lot plans, to the City Engineer for plan
checking and approval.
B. Prior to or concurrentiy with recordation of the flual subdivision map, a homeowners'
association or lot owner's association 11OA) shall be legally established and
Covenants, Conditions and Restriction CC & Rs) recorded. The CC & Rs shall stipulate
tile requirement for design, construction and maintenance of individual on lot basins
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Conditions of Approval
Specific Plan 94.025. Winchester Asset Management Oevelopment Corporation Green*
June 6, 19*5
and the required retention capacity for each individual lot. The CC & Rs shall grant
the HOA irrevocable rights to enter and maintain each individual retention basin and
all other grading and facilities necessary for the stormwater retention design
The CC & Rs shall establlsh, in an irrevocable manner that:
1. The HOA has responsibility for the overall retention capacity of the
development;
If the HOA falls to maintain the overall retention capacity, the City shall have
the right to seek other remedies to restore andlor maintain the overall
capacity or to establlsh or expand downstream facilities to mitigate the off
site effects of the HOAtS failure to maintain the overall capacity; and;
3. The HDA shall promptiy reimburse the City for any and all costs incurred in
exercising such right.
C. The final subdivision map shall establlsh a perpetual easement granting the City the
right to enter and maintain retention basins and other daainage facilities and grading
as necessary to preserve or restore the approved stomiwater conveyance and
retention design with no compensation to any property owner of the HOA.
45. In design of retention facilities, the basin percolation rate shall be considered to be zero unless
the appllc ant provides site.speciflc data that indicates otherwise.
Retention basin slopes shall not exceed 3:1. If retention is on individual lots, the retention
depth shall not exceed two feet. If retention Is in one or more common retention basins, the
retention depth shall not exceed six feet.
46. A trickling sand filter and Ieachfleld of a design approved by the City Engineer shall be
Installed to percolate nuisance water. The sand mter and leach field shall be sized to
percolate 22 gallons per day per 1,000 square feet of drainage &eL
47. No fence or wall shall be constrncted around retention basins except as approved by the
Community Development Director and the City Engineer.
48. The design of the development shall not cause any increase in flood boundaries, levels or
frequencies in any area outside the development.
49. The development shall be graded to permit storm flow in excess of retention capacity to flow
out of the development through a designated overflow outlet and into the Iiistoric drainage
relief route.
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Resolution No. 95-37
Conditions of Approval
Specific Plan 94.025- Winchester Asset Management Development Corporation *GreenJ
June 6, 1995
50. Storm drainage historically received from adjoinlug property shall be received and retained
or passed through into the historic downstream drainage relief route.
51. If any portion of the 100-year, *hour storm flow from this development is to be conveyed
dlrectly or indirectly to the Whitewater Storm Evacuation Channel or the La Quinta Evacuation
Channel or will otherwise drain to water bodies subject to the NPflES, the applicant may be
required to design and install ftrst-flush storage, olliwater separation devices, or other
screening or pretreatment method(s) to nihilmize the potential for conveyance of stormwater
contamination to off-site locations. Drainage to off-site locations an methods of treatment or
screening shall meet the approval of the City Engineer and CVWD.
52. MI existing and proposed utilities within or Immediately adjacent to the proposed development
shall be installed underground. mgh voltage power lines wMch the power authority will not
accept underground are exempt from this requirement.
53. in areas where hardscape surface Improvements are planned, underground utilities shall be
installed prior to construction of the surface improvements. The appilcant shall provide
certified reports of utility trench compaction tests for approval of the City Engineer.
54** The City is contemplating adoption of a major infrastructure and thoroughfare improvement
progr* If the program is in effect 60 days prior to recordation of any final map or issuance
of a Certificate of Compliance for any waived final map, the development or portions thereof
shall be subject to the provisions of the ordinance.
If this development Is not subject to a major thoroughfare improvement program, the
applicant shall design and construct street improvements as listed below.
55. Improvement plans for all on- and off-site streets and access gates shall be prepared by a
registered civil engineer. Improvements shall be designed and constructed in accordance with
the La *uinta Municipal Code, adopted Standard and Supplemental Drawings and
Specifications, and as approved by the City Engineer.
Street right-of-way geometry for cul-de-sacs, knuckle turns and corner cut-backs shall conform
with Riverside County Standard Drawings #800, #801, and #805 respectively unless otherwise
approved by the City Engineer.
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Conditions of Approval
Specific Plan 94-025 Winchester Asset Management fl*veIopment Corporation Green)
Jun96, 1995
Street pavement sections shall be based on a Caltrans design procedure for a 20-year ilfe and
shall consider soil strength and anticipated traffic loading, including site and building
construction traffic. The minimum pavement sections shall be as follows:
Residential & Parking Areas 3*Q't Lc.14.50t1 Lb.
Collector 4.O"15.OO"
Secondary Arterial 4.O"16.D0"
Primary Ar*erial 4.5"I6.DD"
Major Arterial 5.5,'I6.50"
If tile applicant proposes to construct a partial pavement section which wili be subjected to
traffic loadings, the partial section shall be designed with a strength equivalent to the 2O*year
design stren*
56. Improvements shall include all appurtenances such as traffic signs, channelization markings,
raised medians If required, street name signs, sidewalks, and malibox clusters approved in
design and location by the U.S. Post Office and the City Engineer. Mid-block street llghting is not
required.
57. The City Engineer may require improvements exiending beyond subdivision boundaries such as,
but not limited to, pavement elevation transItions, street width transitions, or other incidental
work which wlll Insure that newly constructed Improvements are safely Integrated with existing
Improvements and conform with the City's standards and practices.
58. The following mimimum street improvements shall be constructed to conform with the General
Plan street type noted In parentheses:
A. OFF-SITE STREETS
1. 58th Avenue, Jefferson Street and 82nd Avenue have several alignment issues that
have been addressed by the Jefferson Street Alignment Study which identifies a
new alignment to resolve those issues.
Development of Phases II and III, as defined In the Phasing Plan" diagram of this
specific plan, shall not begin until at least two lanes of the realigned streets have
been installed from 58th Avenue to the south line of Section 29.
2- Jefferson Street adjacent to this development). Improvement section as determined
by the Jefferson Street Ailgnment Study.
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it II *
Resolution No. 95-37
Conditions of App rova
Specific Plan 94-D25 Winchester Asset Management flevelopment Corporation Green)
June 6, 1g*5
B. PRIVATE STREETS AND CUL DE SAC
1. Residential *feet wide If double loaded 1,ulldhigs on both sides), 32-feet if single
loaded.
2. Collector *3D0 homes or 3,000 vpd) 40-feet wide.
59. All streets proposed for residential or other access drives shall be designed and constructed
with curbs and gutters or shall have other approved methods to convey nuisance water without
ponding in yard or drive areas.
60. Access points and turning movements of traffic shall be restricted to locations shown on the
Circulation" diagram of the specific plan.
61. PrIor to occupancy of completed buildings within the development, the appicant shall install
traffic control devices and street name signs along access roads to those buildings.
LA****ANNfi
62. The applicant shall provide landscape improvements in the perimeter setback areas or lots
along Jefferson Street.
63. Landscape and IrrIgation plans for landscaped lots, landscape setback areas, medians,
common retention basins, and park facilities shall be prepared by a licensed landscape
architect.
Landscape and Irrigation plans shall be approved by the Communlty Development Department.
Landscape and Irrigation construction plans shall be submltted to the Public Works Department
for revlew and approval by the City Engineer. The plans are not approved for construction until
they have been approved and signed by the City Engineer, the Coachella Valley Water District,
and the Riverside County Agricultural Commlssioner.
64. Landscape areas shall have permanent IrrIgation improvements meeting the requirements of
the City Engineer. Use of lawn shall be minimized with no lawn or spray IrrIgation within 5-feet
of curbs along public streets.
65. Slopes shall not exceed 3:1 in perimeter setbacks, medians and other publicly- or commonly.
maintained landscape areas.
66. Unless otherwise approved by the City Engineer, common basins and park areas shall be
designed with a turf grass surface which can be mowed with standard tractor-mounted
equlpmout.
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^#HyConditions of Approval
Specific Plan 94-025* Winchester Asset Management evelopment Corporation Creen*
June B, 1B95
67. The applicant shall insure that landscaping plans and utility plans are coordinated to provide
visual screening of above-ground utIlity structures.
68. Prior to approval of building permits the appilcant shall prepare a water conservation plan
which shall include consideration of:
A. Methods to minimize the consumption of water, Including water saving features
incorporated into the design of the structures, the use of drought tolerant and law-water
usage landscaping materials, and programs to increase the effectiveness of landscape
and golf course Irrigation, as recommended by CVWD and the State Department of Water
Resources.
B. Methods for maximizing groundwater recharge, Including the construction of
groudwater recharge facillties.
C. Methods for minimizing the amount of water used for on-site irrigation, including the use
of reclaimed water from sewage treatment facmues. The water energy plan shall be
subject to review and acceptance by CVWD prior to final approval by the City Engineer.
69. Desert or native plant species and drought resistant planting materials shall be requlred for at
least 90% of common planting areas. Provisions shall also be made for planting materials
which provide forage and nesting areas for nearby wildlife.
70. The applicant shall submit a copy of the proposed grading, landscaping and Irrigation plans
to the CVWD for review and approval with respect to the District's Water Management PrograIL
PUBLIC SERVICES FIRE MARSHAL:
71. All water mains and fire hydrants providing the required fire flows shall be constructed in
accordance with the City Fire Code in effect at the time of development
72. The level of service required for this project shall be aligned with the criteria for Catalog II-
Urban as outlined in the Fire l'rotection Master Plan and as follows:
A. Fire station located within three miles.
B. Receipt of full 1first alarm" assignment within 15 minutes.
Impacts to the Fire Department are generally due to the increased number of emergency and
public service calls generated by additional buildings and human populatioL A fiscal analysis
for this project shall identify a funding source to mitigate any impacts associated with any
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Resolution No. 95-37
Conditions of Approval
Specific Plan 94-025. Winchester Asset Management aevelopment Corporation **reen*
June 6, 1995
capital costs and the annual operating costs necessary for an increased leVel of service. Said
analysis shall be subject to review and approval by the Riverside County Fire Departrnent and
the City of La ulnta.
COACHELLA VAllEY WATER DISTRICT:
73. The appilcant shall comply with the requirements of the CVWD as stated in the District's letter
dated December28, 1994, attached to these Conditions of Approval. Dunlng project development
all Irrigation facIlities shall be designed to utilize reclaimed water sources when such sources
become available.
74. The appilcant shall comply with the requirements of the Imperial Irrigation District as stated
in the District1s letter dated November 15, 1994, attached to these Conditions of Approval.
75. Prior to any final map approval by the City Council, the appilcant shall meet the parkiand
dedication requirements as set forth in Section 13.24.030, La *ulnta Munlcipal Code and in
compilance with the goals and poilcies of the La *uinta Parks and Recreation Master Plan.
76. The appilcant shall provide publlc transit amenities as required by Sunilne Transit and'or the
City Engineer. These amenities shall include, as a minlmum, a bus turnout location and
passenger waiting shelter. The location and character of the turnout and shelter shall be as
determined by Sunline Transit and the City Engineer.
QUALITY ASSURANCE
77. The applicant shall employ constriction quality-assurance measures which meet the approval
of the City Engineer.
78. The appilcant shall employ or retain California registered civil engineers, geotechnical
engineers, or surveyors, as appropriate, who will provide, or have ills or her agents provide,
sufficient supervision and verification of the construction to be able to furnish and sign
accurate record drawings and certify compilance of all work with approved plans,
specifications and applicable codes.
79. Upon completion of construction, the appilcant shall furnish the City reproducible record
drawings of all plans which were signed by the City Eii*eer. Each sheet of the drawings shall
have the words 11 Re cord Drawings," 1As*Bullt" or 1'As-Constructed" clearly marked on each sheet
and be stamped and signed by the engineer or surveyor certifying to the accuracy of the
drawings.
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Conditions of Approval
Specific Plan 94.025 Winchester Asset Management aevelopment Corporation Greenl
June 6,1995
MAINTENANCE
80. The applicant shall make provisions for continuous maintenance of landscaping and related
improvements in landscaped setbacks, retention basIns and other public or common areas until
those areas have been accepted for maintenance by a homeowner's association developments
with private andlor gated interior streets) or the City's Landscape and Ughting District
developments without private or gated interior streets* The applicant shall maintain all other
improvements until final acceptance, by the City Council, of all improvements within each map
or phase.
81. The applicant shall provide an Executive Summary Maintenance Booklet for streets,
landscaping and related improvements, perimeter walls, drainage facilities, or any other
improvements to be maintained by an HOIL The booklet should include drawings of the
facmties, recommended maintenance procedures and frequency, and a costing algorithm with
fixed and variable factors to assist the HOA in pianung for routine and long term maintenance.
FEES AND DEPOSITS
82.* The applicant shall pay all deposits and fees required by the City for plan checklug and
construction inspection. Deposit and fee amounts shall be those in effect when the applicant
makes application for the plan checks and permits. The applicant shall additionally pay any
fees of any nature requlred by the City at the time of recording of the final map or the issuance
of a building permit according to the fee requirements in effect at the time of issuance or
approvals for those items.
83. Prior to approval of a final map or completion of any approval process for modification of
boundaries of the property subject to these conditions, the applicant shall process a
reapportionment of any bonded assessment(s) against the property and pay all costs of the
reapportionment.
84. In order to mitigate impacts on public schools, applicant shall comply with the following:
Prior to the issuance of any building permits, the applicant shall provide the Community
Development Department with wriuen clearance from the DSUSD stating that the per.unit
impact fees have been paid."
85. The California Fish and Game Environmental fiiing fees shall be pald. The fee is $850.00 plus
$7&00 for the Riverside County document processing. The fee shall be paid within *hours after
review by the City Council.
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Resolution No. 95-37
Conditions of Approval
Specific Plan *4-()25 Winchester Asset Management Uevelopment Corporation *areenI
June B, 1995
MISCELLANEOUS
88. The applicant shall comply with applicable provisions of the National Pollution Discharge
Elimmation system NPDES) and the City's NPDES permit.
87. If the City finds it necessary to revise or abandon the Jefferson Street specific alignment
contemplated at the time of approval of this specific plan, the applicant shall revise tills specific
plan as required by the City to fully address revised access routing.
88** For all open space designated areas that are 20.percent or more in slope, a conservation
easement shall be prepared for City review and approval prior to recordation of the final map
recordation and shall then be recorded with the County Recorder's Office.
89** The developer agrees to indenmify, defend, and hold harmless the City of La Quinta in the event
of any legal claim or litigation arising out of the City's approval of the Final EUL, the General
Plan Amendment andlor the Specific Plan for thls project.
90.* The developer shall submit to the Community Development Department a detailed construction
plan for equestrian trail accommodation into the project. This plan shall include access,
F
signage, and detailed desigIL Tills plan shall be proved prior to approval of any tentative tract
for the project. The trail can either traverse the mountain area or be placed along Jefferson
Street.
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