CC Resolution 1998-110d_V RESOLUTION 98-110
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING AMENDMENT #2
OF TENTATIVE TRACT 28470 FOR CONDITION 52 TO
ALLOW FOR COMPLETION OF A PORTION OF THE
PERIMETER WALL PRIOR TO ISSUANCE OF A
CERTIFICATE OF OCCUPANCY OF THE 10TH
RESIDENTIAL UNIT.
CASE NO TRACT 28470 AMENDMENT #2
TRADITION CLUB ASSOCIATES, LLC.
WHEREAS, the City Council of the City of La Quinta, California, did on
the 6?h day of October, 1 998, hold a duly noticed Public Hearing to consider an
amendment to Condition 52 of Tentative Tract 28470, generally located at the
southern terminus of Washington Street and Avenida Bermudas; and
WHEREAS, the Planning Commission of the City of La Quinta, California
did, on the 8th day of September, 1 998, hold a duly noticed Public Hearing to consider
an amendment to Condition 52 of Tentative Tract 28470, wherein Planning
Commission Resolution 98-063 recommending approval to the City Council was
approved by a vote of 5 to 0; and,
WHEREAS, the Planning Commission did recommend to the City Council
approval of Tentative Tract 28470 on March 4, 1 997; and,
WHEREAS, the City Council did approve Tentative Tract 28470 on April
1, 1997; and,
WHEREAS, said Tract Map has complied with the requirements of The
Rules to Implement the California Environmental Quality Act of 1 970" as amended
Resolution 83-63). The Community Development Department has prepared an
Environmental Assessment 96-333 for this project which states the project will not
have a significant impact on the environment based on Conditions; and,
WHEREAS, at the Public Hearing upon hearing and considering all
testimony and arguments of all interested persons desiring to be hard, said City
Council did make findings to justify the approval of said amendment to Tentative Tract
Map; and,
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d_VResolution 98-110
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Page 2
WHEREAS, at said Public Hearing said amendment was approved by the
La Quinta City Council based on said findings and subject to certain conditions,
1. The design and improvements of the proposed Tentative Tract 28470
Amendment #2 are consistent with the current goals and objectives of the La
Quinta General Plan in that the subdivision will result in the development of a
one story, single family development, within a gated community. A portion of
the Tradition Club property is outside of the gated community but will be
included within the perimeter wall system required for sound attenuation. In
1985, the realignment of 52nd Avenue was approved by City Council to
accommodate development of the Tradition Club property.
2. Tentative Tract 28470, Amendment #2 is consistent with current standards of
the Municipal Zoning Ordinance for a project located within the RL Residential
Low Density) Zoning District, as the amendment will not modify the RL
development standards.
3. Tentative Tract 28470, Amendment #2 is consistent with the standards of the
City's Subdivision Ordinance in that all proposed lots meet the required
dimensions, slope gradients, and design for access and circulation, and the
proposed amendment will not modify established lot lines.
4. The design of Tentative Tract 28470, Amendment #2 and its related
improvements, are not likely to cause serious public health problems, or
adversely impact the general public welfare or safety, in that the Fire
Department and the City's Building & Safety Department have reviewed the
project for these issues with no significant concerns identified. The completion
of the perimeter wall along the north and northwest property line of the
triangular parcel nearest Desert Club Drive, on the north side of 52nd Avenue,
shall be completed prior to Final Inspection of the tenth residential unit within
the Tradition Club.
5. The design of the subdivision amendment, or the proposed improvements, are
not likely to cause substantial environmental damage, or substantially, and
unavoidably injure fish or wildlife, or their habitat, in that Environmental
Assessment 96-333, prepared for Tract 28470 did not identify any significant
impacts for this issue.
6. 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 subdivision, as no changes are proposed.
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d_V Resolution 98110
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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
said City Council in this case;
2. That it does hereby approve the above described Tentative Tract Amendment,
for the reasons set forth in this Resolution and subject to the attached
Conditions of Approval.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
City Council, held on this 6th day of October, 1 998, by the following vote, to wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: None
City of La Quinta, California
ATTEST:
Clerk
A UN D RA
City of La Quinta, California
APPROVED AS TO FORM:
4?11k?
DAWN C. HONEYWELL, City Attorney
City of La Quinta, California
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d_V RESOLUTION 98-011
CONDITIONS OF APPROVAL-FINAL
TRACT 28470- AMENDMENT 2
TRADITIONS CLUB ASSOCIATES, LLC
OCTOBER 6,1998
GENERAL CONDITIONS OF APPROVAL
1. Upon their approval by the City Council, the City Clerk is authorized to file these
Conditions of Approval with the Riverside County Recorder for recordation against
the properties to which they apply.
2. Tentative Tract Map 28470 shall comply with the requirements and standards. of
66410-66499.58 of the California Government Code the Subdivision Map Act)
and Chapter 13 of the La Quinta Municipal Code LQMC) unless otherwise modified
by the following conditions.
3. Prior to the issuance of a grading permit 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.
* Fire Marshal
* Public Works Department Grading Permit, Improvement Permit)
* Community Development Department
* Riverside Co. Environmental Health Department
* Desert Sands Unified School District
* Coachella Valley Water District CVWD)
* Imperial Irrigation District
* California Regional Water Quality Control Board NPDES Permit)
The applicant is responsible for any requirements of the permits or clearances from
those jurisdictions. If the requirements include approval of improvement plans,
applicant shall furnish proof of said approvals prior to obtaining City approval of the
plans.
For projects requiring NPDES construction permits, the applicant shall include a
copy of the application for the Notice of Intent with grading plans submitted for plan
checking. Prior to issuance of a grading or site construction permit, the applicant
shall submit a copy of the proposed Storm Water Pollution Protection Plan for
review by the Public Works Department.
4. 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.
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d_VResolution 98-110
Conditions of Approval Final
Tentative Tract 28470 Amendment 2
October 6. 1 g98
Page 2
PROPERTY RIGHTS
5. All easements, rights-of-way and other property rights required of the Tentative Map
or otherwise necessary to facilitate the ultimate use of the development and
functioning of improvements shall be dedicated, granted or otherwise conferred, or
the process of said dedication, granting, or conferral shall be ensured, prior to
approval of a final map or filing of a Certificate Of Compliance for Waiver of a Final
Map. The conferral shall include irrevocable offers to dedicate or grant easements
to the City for access to and maintenance, construction, and reconstruction of all
essential improvements which are located on privately-held lots or parcels.
6. If the applicant proposes vacation or abandonment of any existing rights-of-way or
access easements which will diminish access rights to any properties owned by
others, the applicant shall provide approved alternate rights-of-way or access
easements to those properties.
7. The applicant shall dedicate public and private street right-of-way and utility
easements in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and as required by the City Engineer.
Dedications required of this development include:
A. 52nd Avenue from the west property boundary to Washington Street
Primary Arterial) Fifty-five-foot right-of-way on south side of existing
centerline.
B. 52nd AvenueIWashington Street Intersection As required by the City
Engineer.
C. 52nd Avenue from Washington Street to east property boundary Major
Arterial) Sixty foot right-of-way on south side of existing centerline.
D. Frances Hack Lane Old 52nd Avenue) from Avenida Bermudas to an
easterly terminus to be determined by fire station access needs right-of-way
to accommodate applicant's half of a 324oot-wide street with cul de-sac plus
an eight foot parkway.
E. Avenida Nuestra from Calle Guatemala to Calle Kalima Local Street) Right-
of-way to accommodate the applicant's half of a 32-foot-wide street.
F. Avenida Bermudas Secondary Arterial) Fifty foot half-width right-of-way
along the full frontage of this map.
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d_V Resolution SB-i 10
Conditions of Approval Final
Tentative Tract 28470 Amendment 2
October 6. 1998
Page 3
G. Avenida Bermudas Easements, as required by the City Engineer, over the
storm drainage system connecting Avenida Bermudas to the on-site regional
stormwater system.
H. A drainage easement to convey off-site storm water from the storm drain
located on the south side of 52nd Avenue, near Fritz Burns Park, to the golf
course retention area located inside Tract 28470.
I. Avenida Bermudas, 52nd Avenue, and Lot 0' Easements for emergency
access drives.
Dedications shall include additional widths as necessary for dedicated right and left
turn lanes, bus turnouts, etc.
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, the applicant shall grant temporary public access
easements to those areas within 60 days of written request by the City.
8. The applicant shall dedicate 1 0 foot public' utility easements contiguous with and
along both sides of all private streets.
9. The applicant shall create perimeter setbacks, or minimum width as noted, adjacent
to the following street rights-of-way;
A. 52nd Avenue 20-feet
B. Avenida Bermudas 1 0-feet with the exception of the southwest corner
where minimal landscape will be provided between the sidewalk and the wall
C. Avenida Nuestra as necessary to accommodate slope from south curbline
to wall.
D. Remove the existing sidewalk and replace with a new meandering sidewalk
not less than five 5) feet wide and not to exceed six 6) feet wide.
For developments with public interior streets,,perimeter setback lots shall be
dedicated to the City. For developments with private interior streets, perimeter
setback lots shall remain in private ownership.
Where public sidewalks are required on privately-owned setback lots, the applicant
shall dedicate blanket sidewalk easements over the setback lots.
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Conditions of Approval Final
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Page 4
10. The applicant shall vacate abutter's rights-of-access to 52nd Avenue, Avenida
Bermudas, Frances Hack Lane, Avenida Nuestra, and the access drive from 52nd
Avenue to the Fire Station. Access to these streets shall be restricted to access
points approved by the City.
11. The applicant shall dedicate any easements necessary for placement of and access
to utility lines and structures, drainage basins, mailbox clusters, park lands, and
common areas.
12. The applicant shall cause no easements to be granted or recorded over any portion
of this property between the date of approval 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.
13. Sixty days after recordation of any final map, the applicant/developer shall process
a Lot Line Adjustment along the north property line where it is contiguous to Lot 5,
Block 6 of the Desert Club Tract Unit #2, to provide a five foot setback for the
existing home that abuts-the property line. The common address of the subject
property is 51-485 Calle Guatemala.
FINAL MAP(S) AND PARCEL MAP(S)
14. As part of the filing package for final map approval, the applicant shall furnish
accurate AutoCad files of the complete map, as approved the City's map checker,
on storage media and in a program format acceptable to the City Engineer. The
files shall utilize standard AutoCad menu choices so they may be fully retrieved into
a basic AutoCad program.
IMPROVEMENT PLANS
15. Improvement plans submitted to the City for plan checking shall be submitted on 24'
x 36' media in the categories of Precise Grading," Streets & Drainage," and
Landscaping." Grading, street and drainage plans shall be prepared by
professional engineers registered to practice in California. Landscaping plans shall
be prepared by licensed landscape architects. All plans except precise grading
plans shall have signature blocks for the City Engineer. Precise grading plans shall
have signature blocks for Community Development Director and the Building
Official. Plans are not approved for construction until they are signed.
Streets and Drainage' plans shall- normally include signals, sidewalks, bike paths,
gates and entryways, and parking lots.
Landscaping" plans shall normally include landscape improvements, irrigation,
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Conditions of Approval Final
Tentative Tract 28470 Amendment 2
October 6.1998
Page 5
lighting, and perimeter walls.
Plans for improvements not listed above shall be in formats approved by the City
Engineer.
16. The City may maintain standard plans, details and/or construction notes for
elements of construction For a fee established by City resolution, the applicant
may acquire standard plan and/or detail sheets from the City.
17. When final plans are approved by the City, and prior to approval of the final map,
the applicant shall furnish accurate AutoCad files of the complete, approved plans
on storage media acceptable to the City Engineer'. The files shall utilize standard-
AutoCad menu choices so they may be fully retrieved into a basic AutoCad
program. At the completion of Construction and prior to final acceptance of
improvements, the applicant shall update the files to reflect as constructed
conditions including approved revisions to the plans.
IMPROVEMENT AGREEMENT
18. The applicant shall construct improvements and/or satisfy obligations, or furnish an
executed, secured agreement to construct improvements and/or satisfy obligations
required by the City prior to agendization of a final map or parcel map or issuance
of a Certificate of Compliance for a waived Parcel Map. For secured agreements,
security provided shall remain in effect until explicitly waived, reduced or released
by the City regardless 0 t a passage 0 time, changes to or expiration of the
improvement agreement or failure, of the secured party to make premium payments
or fulfill other obligations to the surety. Reductions and releases of security shall
conform with Chapter 13, La Quinta Municipal Code LQMC).
Improvements to be made or agreed to shall include removal of any existing
structures or obstructions which are not part of the proposed improvements.
19. If improvements are secured, the applicant shall provide approved estimates of
improvement costs. Estimates shall comply with the schedule of unit costs adopted
by City resolution or ordinance. For items not listed in the City's schedule,
estimates shall meet the approval of the City Engineer.
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Estimates for utilities and other improvements under the jurisdiction of outside
agencies shall be approved by those agencies. Security is not required for
telephone, gas, or TV. cable improvements. However, tract improvements shall not
be agendized for final acceptance until the City receives confirmation from the
telephone authority that the applicant has met all requirements for telephone service
to lots within the development.
20. If the applicant desires to phase improvements and obligations required by the
Conditions of Approval and secure those phases separately, a phasing plan shall
be submitted to the Public Works Department for review and approval by the City
Engineer.
The applicant shall complete required improvements and satisfy obligations as set
forth in the approved phasing plan. Improvements and obligations required of each
phase shall be completed and satisfied prior to completion of homes or occupancy
of permanent buildings within the phase unless a construction sequencing plan for
that phase is approved by the City Engineer.
If the applicant fails to construct improvements or satisfy obligations in a timely
manner or as specified in an approved phasing plan, the City shall have the right to
halt issuance of building permits, completion of final inspections on buildings, or
otherwise withhold approvals related to the development of this project until the
applicant makes satisfactory progress on the improvements or obligations or has
made other arrangements satisfactory to the City.
21. If improvements are phased with multiple final maps or other administrative
approvals Plot Plans, Conditional Use Permits, etc.), off-site improvements and
development-wide improvements i.e.: retention basins, perimeter walls &
landscaping, gates, etc.) shall be constructed or secured prior to approval of the first
final map unless otherwise approved by the City Engineer.
22. Prior to agendization of any final map within this development, the applicant shall
pay cash or enter into a secured agreement, approved by the City to pay for
applicant's required share of improvements which have been or will be constructed
by others participatory improvements).
Participatory improvements for this development include:
A. Intersection of 52nd Avenue and Washington Street 50% of the cost to
design and construct traffic signals.
B. Avenida Bermudas 50% of the cost of street and drainage improvements
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Conditions of Approval Final
Tentative Tract 2B470 Amendment 2
October 6, 199B
Page 7
previously constructed by the City along the Avenida Bermudas frontage of
this development.
C. 52nd Avenue 100% of the cost of existing street improvements along the
52nd Avenue frontage of this development.
The applicants obligations for all or a portion of the participatory improvements
may, at the City's option, be satisfied by participation in a major thoroughfare
improvement program if this development becomes subject to such a program.
GRADING
23. Graded, undeveloped land shall be maintained to prevent dust and blowsand
nuisances. The land shall be planted with interim landscaping or provided with
other wind and water erosion control measures approved by the Community
Development and Public Works Departments.
24. Prior to occupation of the project site for construction purposes, the applicant shall
obtain a Fugitive Dust Control Permit in accordance with Chapter 6.16, LQMC. The
application for the permit shall include a Fugitive Dust Control Plan and Security, in
a form acceptable to the City, in an amount sufficient to guarantee compliance with
the provisions of the permit.
25. The applicant shall comply with the City's Flood Protection Ordinance. The
applicant shall apply for Conditional Letters of Map Revision from FEMA for all lots
near existing special flood hazard areas SFHAS) within the development as shown
on the Flood Insurance Rate Maps). Prior to issuance of any building permits for
these lots, the applicant shall have received Belief Letters from FEMA for those lots.
Prior to final inspection of homes on the lots, the applicant shall provide FEMA with
the required as-built information to receive FEMA letters removing the structures
from the SFHAS.
26. The applicant shall conduct a thorough preliminary geological and soils engineering
investigation and shall submit the report of the investigation the soils report') with
the grading plan.
27. Prior to issuance of a grading permit, the applicant shall submit a grading plan
meeting the approval of the City Engineer. 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.
28. The applicant shall obtain approval of the grading plan from Coachella Valley Water
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Conditions of Approval Final
Tentative Tract 29470 Amendment 2
October 6.1999
Page B
District CVWD).
29. Building pad elevations on contiguous lots shall not differ by more than three feet
except for lots within this development, but not sharing common street frontage,
where the differential shall not exceed five feet.
If the applicant is unable to comply with the pad elevation differential requirement,
the City will consider and may approve alternatives that preserve community
acceptance and buyer satisfaction with the proposed development.
30. Prior to issuance of building permits, the applicant shall provide building pad
elevation certifications which are stamped and signed by a California registered civil
engineer or surveyor. The document shall list, by lot number, the pad elevations
approved on the grading plan, the as-built elevations, and the difference between
the two, if any.
DRAINAGE
31. Stormwater falling on site during the peak 24-hour period of a 1 00-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.
32. All storm water exiting the storm drain located on the south side of 52nd Avenue
shall be routed to an acceptable retention area located inside Tract 28470.
33. 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.
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 outlet 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. This
drainage shall include the current inflow to the on-site regional stormwater system
from the developed area to the west.
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Conditions of Approval Final
Tentative Trn? 2S470 Amendment 2
October 6,1998
Page 9
37. If any storm water or nuisance water from this development is proposed to drain to
off-site locations, the applicant may be required to design and install first-flush
storage, oillwater separation devices, or other screening or pretreatment method(s)
to minimize conveyance of contaminants to off-site locations. Drainage to off-site
locations and methods of treatment or screening shall meet the approval of the City
Engineer.
UTILITIES
38. All existing and proposed utilities within or adjacent to the proposed development
shall be installed underground. High-voltage power lines which the power authority
will not accept underground are exempt from this requirement.
39. In areas where hardscape surface improvements are planned, underground utilities
shall be installed prior to construction of surface improvements. The applicant shall
provide certified reports of utility trench compaction tests for approval of the City
Engineer.
STREET AND TRAFFIC IMPROVEMENTS
40. The City is contemplating adoption of a major thoroughfare improvement program.
If the program is in effect 60 days prior to recordation of any final map or issuance
of a certificate of compliance for any waived final map, the development or portions
thereof may be subject to the provisions 0 the ordinance.
If this development is not subject to a major thoroughfare improvement program, the
applicant shall be responsible for all street and traffic improvements required herein.
41. The applicant shall reimburse the successors or assigns of Landmark Land
Company, upon written demand with proof of their rights if any, for the purpose
of this issue) in the amount of $ 118,275 for the improvements to 5 2nd Avenue
which were previously installed west of the boundary of Tract 24889124890. If
Landmark Land Company or its successors or assigns, have been reimbursed by
the City, the applicant shall reimburse the City for those costs. If no notification is
received within 90-days following the recordation. of the first final map, this
condition no longer applies.
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Resolution 98-110
Condition? of Approval Final
Tentative Tract 28470 Amendment 2
October 6.1998
Page 10
42. Prior to recordation of the first final map f or this development, the applicant shall
reimburse or secure reimbursement of the City and/or its redevelopment district
for costs incurred in improvements to 52nd Avenue $149,040) and Avenida
Bermudas $246,525). The developer is eligible for credits equal to the cost of
removing and replacing the sidewalk along Avenida Bermudas as required in
Condition 9. The listed amounts include the cost of storm drain improvements
associated with those street projects.
If the applicant provides security in lieu of reimbursement, the applicant shall
provide the actual cash reimbursement prior to recordation of any final map which
by itself, or in combination with previously-recorded maps under this tentative map,
creates lots or fifty or more percent 50%) of the dwelling units proposed for this
development.
The City shall have the option of accepting additional landscaping and related
street improvements along 52nd Avenue adjacent to Fritz Burns Park, which would
not normally be required as a condition of approval for this project, and providing
a credit against the reimbursements otherwise required under this Condition in an
amount equal to the value of the additional improvements approved by the City
Engineer and installed by the applicant.
43. The following minimum street improvements shall be constructed to conform with
the General Plan street type noted in parentheses:
A. OFF-S!TE STREETS
1). 52nd Avenue from the west property boundary to Washington Street
Primary Arterial) Install all remaining improvements for 86-feet curb
to curb improvement plus sidewalk, walls along both sides of the
street and a raised landscape median, and landscaping in setback
areas.
2). 52nd AvenueIWashington Street Intersection As required by the City
Engineer.
3). 52nd Avenue from Washington Street to east property boundary
Major Arterial) Install all remaining improvements for major arterial
51 feet half street) on south side, remaining improvements to
existing roadway on north side, sidewalk and walls along both sides,
raised landscape median, and landscaping in setback areas.
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Conditions of Approval Final
Tentative Tract 28470 Amendment 2
October 6, 1998
Page 11
4). Frances Hack Lane Old 52nd Avenue) from Avenida Bermudas to an
easterly terminus to be determined by fire station access needs
Construct 32-feet curb-to-curb local street with landscaping in
parkways.
5). Avenida Nuestra from Calle Guatemala to Calle Kalima Local Street)
Construct the south side of a 32-feet curb-to-curb local street
including landscaped setback.
B. PRIVATE STREETS AND CULS-DE-SAC
1). Entry street divided with tw,o 24-feet lanes, unless reduced widths
are approved by the Fire Department.
2). Primary circulation streets 36-feet wide
3). Residential 36 feet wide if double loaded buildings on both sides),
32 feet if single loaded
4). Cul de sac curb radius 38-feet
Bus turnouts, turn lanes, acceleration/deceleration lanes and/or Other features
contained in the approved construction plans may warrant additional street widths
or other measures as determined by the City Engineer.
44. Access points and turning movements of traffic shall be restricted as follows:
A. Main access drive at the intersection of Washington and 52nd Avenue
Unrestricted. The applicant shall provide stacking room in the guardhouse
lane for a minimum of three entering vehicles.
B. Emergency access drives from Aven ida Bermudas, Frances Hack Lane, and
maintenance yard entry drive as approved by the Riverside County Fire
Department and the Director of Public works.
C. delete)
D. Maintenance yard access drive. The turning movements at the 52nd Avenue
intersection shall be restricted to right turn movements only.
45. Improvements shall include all appurtenances such as traffic signs, channelization
markings, raised medians if required, street name signs, sidewalks, and mailbox
clusters approved in design and location by the U.S. Post Office and the City
Engineer. Mid-block street lighting is not required.
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46. The City Engineer may require improvements extending beyond development
boundaries such as, but not limited to, pavement elevation transitions, street width
transitions, or other incidental work which will ensure that newly constructed
improvements are safely integrated with existing improvements and conform with
the City's standards and practices.
47. Improvement plans shall be prepared for all on- and off-site street and access
gates. Improvements shall be designed and constructed in accordance with the
LQMC, adopted standard and supplemental drawings and specifications, and as
approved by the City Engineer.
48. Street right-of-way geometry for cul-de-sacs, knuckle turns and corner cutbacks
shall conform with Riverside County Standard Drawings #800, #801, and #805
respectively unless otherwise approved by the City Engineer.
49. All streets proposed to serve residential or other access driveways shall be
designed and constructed with vertical curbs and gutters or shall have other
approved methods to convey nuisance water without ponding in yard or drive areas
and to facilitate street sweeping.
50. Street pavement sections shall be designed using the Caltrans procedure for a 20-
year life and shall consider site-specific data including soil strength and anticipated
traffic loading including construction and home building activity). If streets are
initially constructed with only a portion of the full thickness of pavement, the
following shall apply:
A. The pavement design shall consider the effect of construction and other
traffic loadings on the partial pavement for the maximum period of time the
applicant desires to delay the final lift.
B. If the delayed lift is less than I 1/2-inches in thickness, the lift shall not be
placed between October 15 and March 15 unless approved by the City
Engineer.
Minimum structural sections for A.C. pavement shall be as follows:
Residential & Parking Areas 3.0" a.c.14.50" a.b.
Collector 4.0"15.00"
Secondary Arterial 4.0"16.00"
Primary Arterial 4?5"I6.00"
Major Arterial 5.5"/6. 50"
The applicant shall submit current no more than two years old) mix designs for
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base materials, Portland cement concrete and asphalt concrete, including complete
mix design lab results, for review and approval by the City. For mix designs over six
months old, the submittal shall include recent no more than six months old at the
time proposed for construction) aggregate gradation test results to confirm that the
mix design gradations can be reproduced in production of the base or paving
material. Construction operations shall not be scheduled until mix designs are
approved.
51 Prior to occupancy of homes or other permanent buildings within the development,
the applicant shall install all street and sidewalk improvements, traffic control
devices and street name signs along open access routes to those buildings. If on-
site streets are initially constructed with only a portion of the full thickness of
pavement, the applicant shall complete the pavement when directed by the City but
in any case prior to final inspections of any of the final ten percent of homes within
the tract see provisions of above condition on street pavement sections).
LANDSCAPING AND WALLS
52. A. Prior to issuance of the Certificate of Occupancy for the clubhouse, the
applicant shall construct a minimum six foot high solid meandering masonry
wall adjacent to Avenida Bermudas, along the south side of 52nd Avenue,
and the portion of the east boundary not abutting the mountains. These
walls shall be in compliance with the location, design, and materials as
approved by the City Council.
B. Prior to final inspection for the tenth residential unit, a perimeter wall along
the north property line shall be constructed utilizing the following design
features:
1. The existing wall design located at the southern terminus of
Washington Street, shall be continued along both sides of
Washington Street and around the corners for a short distance to be
determined by the Community Development Director.
2. Westward from Washington Street, along the north property line, the
applicant shall utilize the approved perimeter wall design to be
constructed along Avenida Bermudas, to the northwest corner, then
proceed southward along the West boundary to the ultimate right-of-
way on the north side of 52nd Avenue.
3. Eastward from Washington Street, along the north property line, the
applicant shall utilize the applicant's wall design found along the north
side of 52nd Avenue to complete a perimeter wall.
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The location, design, and materials on the north property line wall shall be subject
to review and approval of the Community Development Director prior to recordation
of the first final map.
53. The applicant shall provide landscape improvements in the perimeter setback areas
or lots along Avenida Bermudas, Avenida Nuestra, Frances Hack Lane, and both
sides of 52nd Avenue. The applicant shall maintain the landscape improvements
in the setbacks along 52nd Avenue, Avenida Bermudas and Frances Hack Lane in
perpetuity, or may provide for a Homeowners Association HOA) to maintain said
land, except for the Avenida Nuestra Parkway.
54. Landscape and irrigation plans shall be prepared for landscaped lots, landscape
setback areas, common areas, medians, perimeter park-ways, and retention basins.
The plans shall be submitted to the Public Works Department for plan checking.
The plans are not approved for construction until they have been approved by the
Community Development Department and signed by the City Engineer, the
Coachella Valley Water District, and the Riverside County Agricultural
Commissioner.
55. Slopes shall not exceed 5:1 within public rights-of-way and 3:1 in landscape
setbacks.
56. 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 five feet of curbs along public streets.
57. The applicant shall ensure that landscaping plans and utility plans are coordinated
to provide visual screening of above-ground utility structures.
PUBLIC SERVICES
58. The applicant shall provide public transit amenities as required by Sun Line Transit
and/or the City Engineer which may include a bus turnout 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
59. The applicant shall employ construction quality-assurance measures which meet
the approval of the City Engineer.
60 The applicant shall arrange and bear the cost of measurement, sampling and
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testing not included in the City's permit inspection program but which are required
by the City as evidence that materials and their placement comply with plans and
specifications.
61. The applicant shall utilize qualified California-Registered civil engineers,
geotechnical engineers, or land surveyors, as appropriate, to provide, or have their
agents provide, sufficient supervision and verification of the construction to be able
to furnish and sign accurate record drawings.
62. Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all plans which were signed by the City Engineer. Each sheet
of the drawings shall have the words' Record Drawings,' As-Built" or As-
Constructed" clearly marked on each sheet and be stamped and signed by the
engineer or surveyor. The applicant shall submit. revised AutoCad files of the
improvements as constructed.
MAINTENANCE
63. The applicant shall make provisions for continuous maintenance of improvements
by the creation of a Homeowner's Association HOA). The applicant shall maintain
off-site public improvements until final acceptance of improvements by the City
Council.
64. The applicant shall provide a recommended maintenance booklet for streets,
landscaping, perimeter walls, drainage facilities, andlor other improvements to be
maintained by the Homeowners Association HOA). The booklet should include
drawings of the facilities, recommended maintenance procedures and frequency,
and a costing algorithm with fixed and variable factors to assist the HOA in planning
for routine and long term maintenance.
FEES AND DEPOSITS
65. The applicant shall pay all deposits and fees required by the City for plan checking-
and construction inspection. Deposit and fee amounts shall be those in effect when
the applicant makes application for plan checking and permits.
FIRE MARSHAL
66. Schedule A) fire protection approved Super fire hydrants, 6' x 4' x 2-1/2') will be
located at each street intersection spaced not more than 330 feet apart in any
direction with any portion of any frontage more than 165 feet from a fire hydrant.
Minimum fire flow will be 1,000) g.p.m. for a 2-hour duration at 20 psi. Additional
fire flow will be required for multi-family or maintenance use.
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67. Prior to recordation of the final map, applicant/developer will furnish one blueline
copy of the water system plans to the Fire Department for reviewlapproval. Plans
will conform to the fire hydrant types, location and spacing, and the system will meet
the fire flow requirements. Plans will be signedlapproved by a registered civil
engineer and the local water company with the following certification: I certify that
the design of the, water system is in accordance with the requirements prescribed
by the Riverside County Fire Department."
68. The required water system including fire hydrant will be installed and accepted by
the appropriate water agency prior to any combustible building material being
placed on an individual lot.
69. A temporary water supply for fire protection may be allowed for the construction of
the model units only. Plans for a temporary water system must be submitted to the
Fire Department for review prior to issuance of building permits.
TRACT AND BUILDING DESIGN
70. This approval does not authorize the construction of a golf clubhouse, cart barn,
half-way house, gatehouse, and a maintenance facility at the general locations
shown on Exhibit A. These buildings' specific locations, design, height, and size
shall be subject to separate Site Development Permit.
71. The development of custom, single-family lots shall be governed by the following:
A. The applicant shall. establish a Design Review Committee to review and
approve all development within Tentative Tract 28470. The main objectives
of this Committee shall be to assure that building architecture, building
materials and colors, building height and setbacks, and landscaping design
follow appropriate design themes throughout the tract. Procedures and
operation of the committee shall be set forth in the Tract's Conditions,
Covenants, and Restrictions CC & R's) to be administered by the
Homeowner's Association HOA).
B. Applicant shall establish within the CC&R's site design standards appropriate
to the residential lots, including but not limited to, front, side and rear
setbacks, lot coverage, etc. Standards shall be reviewed and approved by
the Community Development Department as part of its review of the CC&R's,
but to be no less restrictive than the R-L Zone Standards, as appropriate.
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C. Prior to issuance of an occupancy permit for any house within Tentative
Tract 28470, Iandscapinglg round cover shall be installed and appropriately
maintained. Type of planting, method of installation, and maintenance
techniques shall be subject to plan approval by the Community Development
Department.
D. All roof-mounted equipment shall be screened from view at all sides by
design of the house. All ground-mounted mechanical equipment shall be
screened from view by methods approved by the Community Development
Department.
E. The minimum dwelling unit living area) size for all residential units she 11
be 1,200 square feet excluding attached or detached parking garage).
F. All dwelling units shall have a minimum two car garage measuring 20feet by
20-feet- in overall size. The garage can be either attached or detached.
G. The architectural style of the project shall be Spanish Colonial, Southwest
Adobe, Pueblo, or other styles approved by the development's Design
Review Board.
H. All roofing material within the project shall be clay or concrete tile barrel. The
color of the roof tiles shall consist of desert hues.
72. Any minor changes in, lot mix, sizes, lines, or shapes, or street alignments, shall be
reviewed and approved by the Community Development Department prior to any
final map approvals for recordation.
73. Prior to recordation of final map, hillside conservation easements on Lots 27, 28,
29 and 30 shall be dedicated to the City for all areas located inside the Hillside
Conservation District. The same shall be done for-Lots 233, 234, and 235.
74. Prior to recordation of the final map, a Hillside Conservation Easement shall be
dedicated to the City for all the remainder area, Lot 250, within the Hillside
Conservation Overlay District or other options contained in Zoning-Code Section
9.140.40.N.
75. Class 11 bike lanes shall be installed on the east side of Avenida Bermudas
adjacent to the tract and on both sides of 52nd Avenue between Washington Street
and Avenida Bermudas.
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76. The maximum pad elevation measured at the center of the building pads within 175
feet of Avenida Bermudas shall be: a) no more than one 1) foot higher than the top
of the east curb on Avenida Bermudas, or b) no higher than the existing elevation
at said location prior to December 1,1996, whichever is higher.
77. The existing light pole and luminaire located at the 52nd AvenueIWashington Street
intersection shall be removed when the traffic signal is installed.
78. The triangular island in the 52nd Avenuelwashington Street intersection shall be
landscaped.
79. For a distance of 150 feet east of the ultimate right-of-way of Avenida Bermudas,
single family residences shall be restricted to a maximum of 17 feet in height, with
a maximum height of 24 feet over the remaining property excluding chimneys per
Uniform Building Code) subject to the requirements of the Zoning Ordinance, for
Lots 85 94,177 189, and 209 219.
WALLS. FENCING. SCREENING. AND LANDSCAPING
80 Applicant/Developer shall submit final landscape plans for all golf course
landscaping, which shall be designated to feature drought tolerant plant species,
and the latest water conserving irrigation technology. The plan(s) shall be subject
to initial review by the Community Development Department, with subsequent final
review and acceptance by the Coachella Valley Water District prior to landscape
construction. Evidence of CVWD acceptance shall be submitted to the Community
Development Department.
81 Adequate provision shall be made for continuous. maintenance of all landscaping
and related features by the Homeowner's Association HOA).
82. All lighting facilities shall comply with Chapter 9.2 1 0 Outdoor Light Control) and
be designated to minimize light and glare impacts to surrounding property. All
lighting to be installed shall be subject to review and approval by the Community
Development Department.
83. The existing trees on the site shall be incorporated into the landscape plan as
required by Certificate of Appropriateness 96-00 1, and Site Development Permit
96-599. A tree retention plan shall be submitted to staff as part of the final
landscape plan and prior to any site grading. Citrus trees in the vicinity of the
Hacienda del Gato shall be preserved.
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MANAGEMENT
84. Prior to the recordation of the final map, the Applicant shall submit to the
Community Development Director the following documents which shall demonstrate
to the satisfaction of the City that the open space/recreation areas, common areas,
and private streets and drives shall be maintained in accordance with the intent and
purpose of this approval.
A. The document to convey title;
B. Covenants, Conditions, and, Restrictions to be recorded; and,
The approved Covenants, Conditions, and Restrictions shall be recorded at the
same time that the final subdivision map is recorded.
A Homeowners Association, with the unqualified right to assess the owners of the
individual units for reasonable maintenance costs, shalt be established and
continuously maintained. The association shall have the right to lien the property
of any owners who default in the payment of their assessments. Such lien shall not
be subordinate to any encumbrance other than a first deed of trust, provided that
such deed of trust is made in good faith and for value and is of record prior to the
lien of the homeowners association.
85. Appropriate approvals shall be secured prior to establishing any construction or
sales facilities, and/or signs on the, subject property.
86. All historical plaques or monuments which are erected on the property shall be
approved by the La Quinta Historic Preservation Commission prior to installation.
The project CC & R's shall include information on the historical nature of the site
and identify the three subject sites CA-RIV-1 179, CA-RIV-2823, and CA-RIV-2826)
plus information about the Hacienda del Gato residence.
87. The applicant shall provide verification to the Community Development Department
of the completion of the capping of archaeological site CA-RIVi 179 by the project
archaeologist. A conservation easement for preservation in perpetuity shall be
dedicated to the City of La Quinta shall be recorded over the capped site.
88. The applicant shall submit plans for street lighting along roads, if any, for review and
approval by the Community Development Department.
89. The requirements of the City's Off-Street Parking Ordinance shall be met
concerning all supplemental accessory facilities e.g., clubhouse, cart barn,
maintenance facility, etc.).
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90. The applicant shall work with Waste Management of the Desert to implement
provisions of AB 939 and AB 1462. The Applicant is required to work with Waste
Management in setting up the following programs for this project:
A. Developer shall prepare a plan to provide enlarged trash enclosures for
inclusion of separate facilities for storage of recyclables such as glass,
plastics, newsprint and steel and aluminum cans.
B. Developer shall provide proper on-site storage facilities within the project for
green waste associated with golf course and common area maintenance.
Compost materials shall be stored for pick-up by Waste management, or an
authorized hauler for transport to an appropriate facility.
C. Curbside recycling service shall be provided in areas where no centralized
trash/recycling bins are provided or utilized.
91 All residences/dwellings are required to have illuminated building address numbers
per the La Quinta Municipal Code.
92. Property lines and perimeter walls for all residential units shall be located at the top
of the graded slope for each parcel.
93 The California Fish and Game Environmental filing fees shall be paid. The fee is
$1,250 plus $78.00 for the Riverside County document processing. This fee shall
be payable to Riverside County Clerk". The fee shall be paid to the Community
Development Department within 24 hours after review by the City Council.
94. The applicant shall pay park fees in-lieu of parkland dedication per Chapter
13.48 of the Subdivision Ordinance.
95. The applicant shall comply with the mitigation measures contained in the Mitigation
Monitoring Plan attached to Environmental Assessment 96-333.
96. During grading activities, the project site shall be monitored by a professionally
qualified archaeological monitor. The monitor is authorized to temporarily divert or
stop equipment in order to investigate and mitigate exposed cultural deposits. A
final report of the monitoring activities shall be submitted to the City's Historic
Preservation Commission for review.
97. Developer agrees to indemnify; defend and hold harmless the City of La Quinta in
the event of any legal claim or litigation arising out of the City's approval of the
Mitigated Negative Declaration, the Conditional Use Permit, and/or the Tract Map
for this project.
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