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1988 08 09 PCr N- ® A G E N D OF PLANNING COMMISSION - CITY OF LA QUINTA A Regular Meeting to be held at the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California August 9, 1988 - 7:00 p.m. I. CALL TO ORDER Flag Salute II. ROLL CALL III. HEARINGS - NONE IV. PUBLIC COMMENT This is the time set aside for citizens to address the Planning Commission on matters relating to City planning and zoning which are not Agenda items. Persons wishing to address the Planning Commission under Public Comment and scheduled Agenda items should use the form provided. Please complete one form for each item you intend to address and submit the form to the Planning Director prior to the beginning of the meeting. Your name will be called at the appropriate time. When addressing the Planning Commission, please state your name and address. The proceedings of the Planning Commission meeting are recorded on tape and comments of each person shall be limited. V. CONSENT CALENDAR Minutes of the ]Planning Commission meeting of July 26, 1988. MR/AGENDA.809 C� 0 VI. BUSINESS A. Item: Tentative Tract 21.381 Applicant: Sunrise Company Location: Within PGA West Project: New unit types 1. Staff Report 2. Commission Discussion 3. Motion for Commission Action B. Item: Tentative Tract 21555 Applicant: Dennis Freeman/Freeman Realty & Development Location: Northeast corner of Washington Street and Sagebrush Avenue Project: Review of Phase One development information 1. Staff Report 2. Commission Discussion 3. Motion for Commission Action C. Any action relating to Study Session items. VII. OTHER -- None VIII. ADJOURNMENT ITEMS FOR AUGUST 9, 1988, 4:00 P.M. STUDY SESSION ** DISCUSSION ONLY ** 1. All Agenda Items. 2. Identification of Future Commission Agenda Items. MR/AGENDA.809 • 9 VI. BUSINESS A. Item: Tentative Tract 21381 Applicant: Sunrise Company Location: Within PGA West Project: New unit types 1. Staff Report 2. Commission Discussion 3. Motion for Commission Action B. Item: Tentative Tract 21555 Applicant: Dennis Freeman/Freeman Realty & Development Location: Northeast corner of Washington Street and Sagebrush Avenue Project: Review of Phase One development information 1. Staff Report 2. Commission Discussion 3. Motion for Commission Action C. Any action relating to Study Session items. VII. OTHER - None VIII. ADJOURNMENT ITEMS FOR AUGUST 9, 1988, 4:00 P.M. STUDY SESSION IEVISED ** DISCUSSION ONLY ** 1. All Agenda Items. 2. Identification of Future Commission Agenda Items. MR/AGENDA.809 • 0 V MINUTES PLANNING COMMISSION - CITY OF LA QUINTA A regular meeting held at the La Quinta City Hall 78-105 Calle Estado, La Quinta, California July 26, 1988 I. II. CALL TO ORDER 7:00 p.m. A. The meeting was called to order at 7:00 p.m. by Chairman Walling. The Flag Salute was led by Commissioner Moran. ROLL CALL A. Chairman Walling requested the roll call. Present: Commissioners Steding, Bund, Zelles, Moran, and Chairman Walling. B. Staff Present: Planning Director Murrel Crump, and Principal Planner Jerry Herman. HEARINGS - None Chairman Walling introduced the Public Hearing Item as follows: A. Plot Plan 85-254, Condition Amendment; a request by Landmark Land Company for an amendment to a condition pertaining to a two-year time limit for commencement of construction, for a location north of Calle Tampico, west of Washington Street, and east of Desert Club Drive, to be known as the Village Pointe Apartments. 1. Planning Director Murrel Crump presented the information contained in the Staff Report, a copy of which is on file in the Planning and Development Department. 2. Chairman Walling opened the Public Hearing. Mr. Michael Bradley, an attorney representing Landmark Land Company, addressed the Commission, expressing that they do not support the modifications to the conditions to October 28, 1989. MR/MIN07-26.DFT -1- 0 0 IV. v. VI. 3. There being no further public comment, Chairman Walling closed the Hearing and opened the matter for Commission discussion. The Commission then discussed the request as presented. 4. A Minute Motion was made by Commissioner Steding and seconded by Commissioner Moran to approve the Condition Amendment to Plot Plan 85-254, extending the two-year time limit for commencement of construction to October 28, 1989, and including the clean-up of the various conditions, as recommended. Commissioner Zelles requested that a roll call vote be held. The motion was adopted by a four -to -one vote, with Commissioner Zelles voting against. PUBLIC COMMENT No one wished to address the Commission. CONSENT CALENDAR A motion was made by Commissioner Moran and seconded by Commissioner Bund to approve the minutes of July 12, 1988. Unanimously approved, with Commissioner Steding abstaining. BUSINESS Chairman Walling introduced the Business Item as follows: A. Plot Plan No. 88-395/Sign Adjustment Application No. 88-068; a request by Haugaard Elrod Architecture/Downey Savings & Loan and William Burnett to establish a Thrifty Jr. drug store (retail use) within four individual tenant spaces, totaling +10,059 square feet; and for an adjustment from the sign regulations for additional sign area to accommodate a corporate identification sign; located in Spaces Q, R, S, & T of Plaza La Quinta. 1. Planning Director Murrel Crump presented the information contained in the Staff Report, a copy of which is on file in the Planning and Development Department. 2. Mr. Larry Powell, Downey Savings and Loan, briefly addressed the Commission. MR/MIN07-26.DFT -2- 3. The Commission discussed the request as presented. 4. A Minute Motion was made by Commissioner Zelles and seconded by Commissioner Moran to approve Plot Plan No. 88-395/Sign Adjustment Application No. 88-068, subject to conditions. Unanimously adopted. VII. OTHER - None VIII. ADJOURNMENT A motion was made by Commissioner Moran and seconded by Commissioner Steding to adjourn to a regular meeting on August 9, 1988, at 7:00 p.m., in the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California. This meeting of the La Quinta Planning Commission was adjourned at 8:00 p.m., July 26, 1988. MR/MIN07-26.DFT -3- � o MEMORANDUM CITY OF LA OUINTA V1. A. TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: PLANNING AND DEVELOPMENT DEPARTMENT DATE: AUGUST 9, 1988 SUBJECT: NEW UNIT TYPES FOR TRACT NO. 21381 BACKGROUND Tentative Tract Map No. 21381 received final approval on March 18, 1986, for 138 condominium units. The tract was approved for 76 Legend and 62 Classic units. Currently, 84 units are constructed or under construction (64 Legends, 20 Classics). The Tentative Tract Map was recorded in the following phases: Phase I - May 30, 1986 Phase II - April 28, 1987 Phase III - August 19, 1988 REQUEST The Sunrise Company, represented by Mr. Allen Levin, is requesting approval to: 1. Introduce a one --story detached condominium ranging in size from 2,200 square feet to 2,900 square feet. The new unit type is called "The Fairways". Floor plans elevations, and a site plan are attached. 2. Increase the number of approved units from 138 to 142. 3. Permit the use of the 15-foot front yard setback for units Fl and F2A. ANALYSIS 1. Condition No. 22 required the Developer to comply with Exhibits "A", "B", and "C". Exhibit "A" is the Tract Map, and "B" and "C" are the description brochures for the Legend and Classic units. BJ/MEMOJH.003 The Specific Plan itself identified a wide range of unit types to be constructed within PGA West. The new design may generally be deemed to be in conformance with the Specific Plan.; therefore, with a change in the Applicant's marketing approach, revised unit offerings is an appropriate subject for the Commission to entertain. 2. Condition No. 25 allows the Planning and Development Director to grant a 10 percent change in the unit count, provided the change is consistent with the overall character of the project. The request is for four additional units, or less than a three -percent increase. 3. Condition No. 24 permitted some of the Classic and Legend units to be within 15 feet of the curb line of the private streets. The Applicant is requesting permission to use this variation for the F1 and F2 alternate plans, constituting 16 units; these units will have side entry garages. A 20-foot parking area will still be provided in front of the garage entry. All other units with direct access to the garage will be set back 20 feet. RECOMMENDATION By Minute Motion: 1. Concur with the Planning Director's intention to grant a four -unit increase, as permitted in Condition No. 25; 2. Approve the new unit type ("The Fairways") for Tentative Tract No. 21381 (modification to Condition No. 22); and, 3. Grant the use of the 15-foot front yard setback for the F1 and F2 alternate buildings, where needed. BJ/MEMOJH.003 -2- • • SUMISE COMPANY ? ,_:. '�j<17Vt July 13, 1S,H Lair, Murrel Cr*:amp Planning :Director City of La Quinta 78­105 Calle Hstado a Qui.nta, CA 9225:3 FIE: Tract No,. 21381-2 and 213PI-3 :Dear YX. Crump; We have recently introduced a new product type at PGA? wcst is calleC They Fairways. This is a "jingle -family'° type of detached condominium unit ranging in size from appr0.x1'inately 2,2C0 square feet to 2,,900 square feet. Currently we have plotted these ur3._L cn the ArroiC Palmer course witli.ir. Lhe lin.its of '--he above referenced recorded tracts. Attached are copies of- the sales ref_ererice materials showing 'Floorpla.ns and bu-;ld.inq- elevations as well a.s additior.al details on the features of this product type. Also enclosed is site map wh_i.ch ind.ica�tcs (areas shown. i_n yellow; the plotting lccoticu) c.f �C'he Fairttays„ The approval of `.Tentative Map No. 21381 allowed for 138 condominium ur.i_ts. Currently we have already completed or have under construction a total of 84 L.nits within the liritd of this tract. The proposed plotting of The Fairways includes: 22 units in Lcts 3--6 (Lots 1 and 2 of Tract No. 21381-3) 0hele previously there were 28 Legends units; and 36 units in Lots :1_6-31 (Lets 2--4 of Tract No. 21381--2) where previously -1.hcre were 30 Classics units. This brings the total number of 'i,i.nits 4*or Tract No. 2138:1 tc 142 units. Condition No. 25 of the C`ondi_tions o_7 Approval allows for a 10% i.ncrea.se i_n the numl.)cr of units, Lubject to the Planning Director's approval., The proposed total o_` 142 units ''_s less than a 3% increase over the approved total of 1-SE units. Ve xespectfu .:,.v request -hat you review and approve this new product type and th.e changes in_ unit count. 6?e also request -._he approval of a. 1.5--Foot setback (measured from back cif curb) _Tor J_h-,ise units which have a. side -entry garage (the F1 pi_ai- and the F2-Alternate_ .Pla.n) . Those garages which take access clirectlN, from the street will still have a 20- foci_ setback, 75-005 Country Club Drive, Palm Desert, California 9226o, Telephone (619) 568-2828 Builder of America's Finest Country Club Communities A_r. Murrel Crump July 13, 1938 Page 2 As we are anxious to begin construction of these units in the next 30 to 60 days, your expeditious handling of this request __s creatly E,pPreeiateC. If you have any questions, or .recTu;re any additiorlE.' information in order to grant this request, please contact the undersigned. Sincerely, SUNTRTSE COMP Tvy ,Allan R. Iev�in, P.E. Vlce--President, Engineering ARL:pc cc: Jack Con] -on - Sunrise Co. Phil Smith - Sunrise Co„ j u_ t � , CONDITIONS OF APPROVAL -• TENTATIVE TRACT MAP NO 21381 March 18, 1986 General 1. Tentative Tract Map No. 21381, shall comply with the requirements and standards of the State Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless otherwise modified by the following conditions. 2. This tentative tract map approval shall expire two years after the original date of approval by the La Quinta City Council unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. 3. Tract phasing plans, including phasing of public improvements, shall be submitted for review and approval by the City Engineer and the Community Development Department. 4. Prior to the issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following public agencies: * City Fire Marshal. * City Engineer * Community Development Department, Planning Division * Coachella Valley Water District * Riverside County Environmental Health Department * Desert Sands Unified School District Evidence of said permits or clearances from the above mentioned agencies shall be presented to the Building Division at the time of the application for a building permit for the use contemplated herewith. 5. The final map, or any portion thereof, shall not be recorded until and unless Parcel Map No. 21055 has been recorded. Soils and Geology 6. Prior to issuance of any building permit, the Applicant shall submit a grading plan for review and approval by the City Engineer. The grading plan shall be prepared by a Registered Civil Engineer; and adequate provision shall be made to supervise the grading and drainage improvement construction and certify that the constructed condition at the rough grade stage are as per the approved plans and grading permits. •( 0/ t CONDITIONS OF APPROVAL TENTATIVE TRACT MAP NO. 21381 March 18, 1986 Page 2 Certification at the final grade stage and verification of pad elevations is also required prior to final approval of grading construction. 7. A thorough preliminary engineering geological and soils engineering investigation shall be prepared and submitted for review and approval by the City Engineer prior to issuance of any building permits. Pursuant to Section 11568 of the Business and Professions Code, the soils report certification shall be indicated on the final subdivision map. Hydrology/Water Conservation 8. Drainage disposal facilities shall be provided as required by the City Engineer. 9. Prior to approval of any portion of the final tract map, the Applicant shall prepare a hydrological analysis for approval by the City Engineer which will indicate method and design to protect the development from the 100-year flood and any flooding caused from a breach of embankment of Lake Cahuilla or the Coachella Canal. This plan shall be consistent with the purposes of any similar plans of the Redevelopment Agency and/or the Coachella Valley Water District. 10. Prior to approval of building permits, the Applicant shall prepare a water conservation plan which will adequately indicate the following: a. Methods to minimize the consumption of water usage including, but not limited to, water saving fixtures, drought -tolerant and native landscaping, and programs to minimize landscape irrigation b. Methods for minimizing the effects of increased on -site surface water runoff and increased groundwater recharge. 11. That surface runoff water from landscape irrigation systems shall be :minimized with the installation of drip, bubbler systems and other water conservation measures. Also, that a system of catch basins shall be incorporated into the landscaped common areas of the project in order to contain on -site surface water runoff. 12. The Applicant shall utilize dust control measures in accordance with the Municipal Code and the Uniform Building Code and subject to the approval of the City Engineer CONDITIONS OF APPROVAL TENTATIVE TRACT MAP NO. 21381 March 18, 1986 Page 3 Traffic and Circulation 13. The Applicant shall develop all road (private streets) applicable to Tentative Tract No. 21381 to the requirements of the City Engineer and the standards of the La Quinta Municipal Code. The street improvement plans shall be prepared by a Registered Civil Engineer. Street improvements including traffic signs and markings shall conform to City standards as determined by the City Engineer and as adopted by the La Quinta Municipal Code. 14. The Applicant shall. comply with the following requirments regarding private street improvements: a. All roadways within Tentative Tract No. 21381 shall be developed in accordance with the design standards specified in Specific Plan No. 83-002 (PGA West Specific Plan) as conditionally approved. b. All roadways within Tentative Tract No. 21381 shall remain private and be maintained as such. c. Temporary cul-de-sacs of at least 90' in diameter shall be provided at the end of sections A-4 and A-9 per Exhibit "A". As an alternative to cul-de-sac improvements, the Applicant may improve "Firestone" and "Riviera" streets northerly to all-weather streets, per Exhibit "A", to connect to fully improved access to PGA Boulevard. A plan for cul-de-sac and/or all-weather access alternatives shall be submitted for - review and approval by the City Fire Marshal and City Engineer prior to recordation of Tentative Tract Map No. 21381. All improvements as specified by the City Fire Marshal and City Engineer shall be made prior to issuance of building permits for Tentative Tract No. 21381. d. A plan indicating proposed parking along the private road system shall be submitted for review and approval by the Community Development Department prior to issuance of a building permit. The plan shall designate all "no parking" areas and show a method of indentifying them. "No parking" areas shall be designated along the main entrance way into tract along all 24' wide or less roadways. The City Engineer may approve any other medthod to limit parking along these narrow street sections. e. The width of all interior drives where residential units are to be located along, shall be a minimum of 32-feet. CONDITIONS OF APPROVAL TENTATIVE TRACT MAP NO. 21381 March 18, 1986 Page 4 15. Prior to issuance of a building permit, a plan shall be submitted for review and approval by the Community Development Department indicating non -automotive means of transportation within the project including, but not limited to, bicycle and pedestrian paths. Public Services and Utilities 16. The Applicant shall comply with the requirements of the City Fire Marshal.. The following conditions shall be met/certified prior to the issuance of any building permit within Tract No. 21381, except that the Fire Marshal may approve alternate means of compliance where deemed appropriate and equivalent to these standards: a. Fire Hydrants -Install super fire hydrants (6" x 4" x 2 1/2" x 2 1/211) at each street intersection. In no event shall the hydrants be installed at intervals exceeding 330-feet between hydrants. b. All water mains shall be capable of providing a potential fire flow of 2500 GPM and an actual fire flow of 1500 GPM from any one hydrant connected to any given water main for a two hour duration at a 20 PSI residual operating pressure. r CONDITIONS OF APPROVAL TENTATIVE TRACT MAP NO. 21381 March 18, 1986 Page 5 c. All fourplex units within Tentative Tract No. 21381 shall be area separated with two (2) hour walls into two (2) equal compartments. d. The Applicant shall furnish two copies of water system plans to the Fire Department for review and approval. Plans shall conform to water main, specifications and fire hydrant types, location, and spacing; the water system shall meet fire flow requirements. Plans shall be signed by a Registered Civil Engineer and approved by the Coachella Valley Water District. e. Prior to arrival of combustible materials on the construction site, the above a. and b. fire protection conditions must be operating. Adequate fire protection facilities, temporary or permanent, should be operating to the satisfaction of the Fire Marshal. 17. The Applicant shall comply with the requirements of Coachella Valley Water Distract. a. The water and sewage disposal systems shall be installed in accordance with the requirements of the City and the Coachella Valley Water District. b. When there are identified conflicts with existing CNWD facilities, the City will withold the issuance of any building permit until arrangements have been made with the District for the relocation of these facilities. 18. The Applicant shall comply with the requirements of Imperial Irrigation District prior to issuance of building permits. Applicant shall provide written clearance to the City Community Development Department that Imperial Irrigation District can provide service to this development. 19. All utility improvements to the project shall be installed underground. Schools 20. In order to mitigate impacts on public schools, the Applicant shall comply with the following: a. Prior to recordation of the final map, the Applicant shall enter into an agreement to pay School Mitigation Developer Fees with the Desert Sands Unified School District (DSUSD). CONDITIONS OF APPROVAL TENTATIVE TRACT MAP NO. 21381 March 18, 1986 Page 6 b. Prior to the issuance of any building permits within Tentative Tract Map No. 21381, the Applicant shall provide the Director of Community Development with written clearance from the DSUSD stating that the per unit impact fees have been paid. Management 21. 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 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 c. Management and maintenance agreement to be entered into with the unit/lot owners of this land division. 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 shall be established and continuously main- tained. The association shall have the right to lien the property of any owners who default in the payment of their assessments. Such lien shall be subordinant to any encumbance 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. Building and Site Design 22. The development of the site and buildings shall comply with Exhibits A,B and C pursuant to Community Development Department Tentative Tract Map No. 21381 file as conditionally approved. The following building and site design conditions shall take precedence in the event of any conflicts with the provisions of the tentative tract map. 23. All roof -mounted mechanical equipment shall be screened from view at all sides by the roof design. Any ground -mounted mechanical equipment shall be screened from view by methods approved by the Community Development Department. CONDITIONS OF APPROVAL TENTATIVE TRACT MAP NO. 21381 March 18, 1986 Page 7 24. The following setback criteria shall be applied to site design: a. A minimum front yard setback of 20-feet shall be required on all residential units with exceptions to the following circumstances: * 15-foot front yard setback for the "Classics" Units which incorporate gatehouses. * 15-foot front yard setback for the "Legends" 40 Plan which have a. protruding golf cart storage. b. A minimum sideyard setback of five (5) feet (10 feet between building complexes) shall be required on all residential units. 25. Any minor changes in the Tentative Tract maps including, but not limited to, total number of units, unit locations, unit orientation, unit mix changes, exterior building color changes, changes in lot lines, lot shape modifications, changes in lot dimensions and street alignment alterations shall be subject to the approval of the Community Development Director. A change in the total number of units shall not exceed ten percent (10%) of the approved total. All changes shall be deemed compatible with approved unit designs, and shall be consistent with the overall character of the project. 26. All buildings, other than the residential structures indicated on the tract map for approval shall require a separate submittal of plot plan applications and/or other development request applications as deemed necessary by the Community Development Department. Noise 27. Prior to building permit approval, building setbacks, engineering design, orientation of buildings, and noise barriers shall be utilized to reduce noise impacts from nearby existing and future roadways to within the State standards. 28. Prior to approval of precise development plans, the Applicant will demonstrate that residential structures satisfy the State's indoor criterion. Where exposed to noise levels in excess of State standards, Applicant shall install special design features such as double -glazed windows, mechanical ventilation, special roof venting, increased insulation, weatherstripping, or combinations of these and similar measures. • I ".. a( - CONDITIONS OF APPROVAL TENTATIVE TRACT MAP NO. 21381 March 18, 1986 Page 8 Archaeology 29. If buried remains are encountered during development, a qualified archaeologist shall be contacted immediately and appropriate mitigation measures shall be taken. Miscellaneous 30. No occupancy permit will be issued for any dwelling unit until the surrounding golf course and common landscaped areas have been planted and matured to mitigate localized blowing dust. 31. Prior to :Final map recordation, the Applicant shall submit a tentative time schedule of tract map development phasing as it relates to the phased implementation of Specific Plan No. 83-002. This schedule shall be subject to review and approval by the Community Development Department. 32. Prior to .issuance of building permits, the Applicant shall submit preliminary landscape plans to the Community Development Department for review and approval. Desert or native plant species and drought -resistant plant materials shall be in- corporated into the landscaping plans of the project. All lots shall be maintained with apropriate landscaping/groundcover. Prior to issuance of an occupancy permit for any condominiums within Tentative Tract Map No. 21381, landscaping/groundcover shall be installed. 33. Applicant shall submit plans for street lighting, if any, along roads for review and approval by the Community Development Department. 34. All signing within PGA West including Tentative Tract No. 21381 shall be subject to review and approval by the Community Development Department. 35. Provision shall be made to comply with the provisions and re- quirements of the City's adopted Infrastructure Fee Program in effect at the time of building permit issuance. 36. All requirements and conditions of approval relative to Parcel Map No. 21055 shall be met or demonstrated to being complied with prior to recordation of Tract No. 21381. V0. DATE: APPLICANT: REQUEST: LOCATION: BACKGROUND: STAFF REPORT PLANNING COMMISSION MEETING AUGUST 9, 1988 DENNIS FREEMAN/FREEMAN REALTY & DEVELOPMENT REVIEW OF DEVELOPMENT INFORMATION TENTATIVE TRACT 21555 FOR NORTHEAST CORNER OF WASHINGTON STREET AND SAGEBRUSH AVENUE The following items require Planning Commission Review and approval prior to final Tract Map approval (unit floor plans and elevations have been approved by the Commission and the tract phasing plan has been approved administratively pursuant to Condition No. 3): CONDITION NO. 4: a. Unit floor plans b. Elevations C. Color and materials d.. Tract grading e. Final building pad elevations f. Individual unit setback detailing c. Lot fencing/wall enclosures h. Initial :Lot landscaping (typical and/or landscape criteria) i. Tract boundary wall and landscape details j. Unit mix plan CONDITION NO. 16: k. Design of this 20-foot landscaped setback along Washington Street. CONDITION NO. 18: 1. Building heights of up to 28 feet (two stories) may be permitted along north, east, and south tract boundaries. CURRENT SUBMITTAL: MR/STAFFRPT.053 -1- 0 0 The Applicant has submitted complete tract information except for individual unit setback detailing and lot fencing/wall enclosures (the current submittal only issultrates Phase One). As a reminder, full turn movement access to Washington Street is prohibited by the original tentative map approval. The Applicant would need to seek a condition amendment to change this provision. CURRENT PROPOSAL: The Applicant is requesting Planning Commission approval of final tract follow-up conditioned details, but the submission is only complete for "Phase One". Subsequent phases are proposed to be submitted for Commission review prior to their development. 1. The Applicant requests Commission approval for the information submitted with the exception of the unit mix plan. (Only Phase One approval is requested.) The original conditions of approval did not anticipate multiple phase approvals. The Commission may elect to require review of the entire tract unit mix plan, or grant the request by the Applicant to view plans as they relate to phases. 2. Comments regarding submitted items are as follows: a. Colors and Materials: The Applicant is using browns and whites/tans. It is suggested that one additional red roof tile color be added. b. Tract Grading: The Public Works Department is currently reviewing the grading plans. Final details still needing resolve are: (1) Washington Street (2) Sagebrush Avenue (3) Storm Water Design These are technical issues which can be resolved by Engineering Staff. C. Final Building Pad Elevations: The pad elevations appear acceptable. d. Individual Unit Setbacks: The units in Phase One, with the exception of Lot 32, provide the minimum 20-foot front, 5-foot side, and 10-foot rear yard setbacks. MR/STAFFRPT.053 -2- • e. Lot Fencing/Wall Enclosures: The Applicant proposes six-foot cedar fencing for the side and rear yards in Phase One. f. Lot Landscaping: Typical lot landscaping and criteria is provided. Corner lot landscaping is not illustrated. g. Tract Boundary Wall and Landscape Detail/Design: The perimeter tract wall will be of a desert tan color slump block, six feet high, colored Desert Tan (both sides). Washington Street frontage, northern property line, and eastern property line to, and including, Lot 45 should be provided with a tract boundary wall as part of Phase One. The Applicant has submitted a landscape plan for both Washington Street and Sagebrush Avenue. The depth of the landscaping along Washington Street can change depending upon the right-of-way requirements. The concept does provide adequate buffering. The height of the wall may change depending upon the noise study outcome. These plans have been sent to the Coachella Valley Water District for review and comment, pursuant to current policy. h. Unit Mix Plan/Building Height: The Phase One unit mix plan contemplates four single -story units and 46 two -•story units. (Refer to Exhibit for locations.) RECOMMENDATION: By Minute Motion, take the following action: 1. Approve the colors and materials, requiring one additional red tile roof color to be submitted to the Planning and Development Department. 2. Accept the tract grading subject to Public Works Approval. 3. Approve the following Phase One items: a. Pad elevations. b. Unit setbacks, except for Lot a 20-foot front yard. c . Lot fencing. d. Lot landscaping providing a 15-gallon trees planted in interior lots and five on automatic irrigation systems. 32 which must provide minimum of three the front yards on corner lots, with MR/STAFFRPT.053 -3- • • e. Tract boundary wall, subject to the noise study recommendation for final placement and height. The wall is to be constructed along the entire Washington Street frontage, entire northern property line, and from the northeastern corner southerly along the eastern property line to (and including) Lot 45. f. Tract boundary landscaping for Washington Street only. g. Unit mix plan, except that Lots 45 and 20 shall have single -story units. attachments: o Tract Grading o Phase One Unit Setback and Unit Mix o Washington Street/Sagebrush Typical Lot Landscaping o Tract Unit Mix Plan Detailing, Privacy Walls, Avenue Landscaping and MR/STAFFRPT.053 -4- E • CITY COUNCIL RESOLUTION CONDITIONS OF APPROVAL TENTATIVE TRACT MAP NO. AUGUST 2, 1988 GENERAL 00-2 21555 EXHIBIT "A" 1. Tentative Tract Map No. 21555 shall comply with the requirements and standards of the State Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless otherwise modified by the following conditions. 2. This Tentative Tract Map approval shall expire as provided by Government Code Section 66452.6 or other applicable sections, unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. 3. Tract phasing plans, including phasing of public improvements, shall be submitted for review and approval by the City Engineer and the Planning Department. 4. Prior to approval of a final tract map, the Applicant shall have submitted for review and received approval from the Planning Commission, for the following items: a. Dwelling unit floor plans, elevation designs, and color and materials - detailed in final form. b. Tract grading and final building pad elevations - showing an east -west and north -south cross section through the tract, extended to the centerline of adjacent streets and a minimum of 100 feet beyond interior boundaries. C. Individual unit setback detailing along with lot fencing/wall enclosures and landscaping initially to be provided on individual lots (typical and/or required landscape criteria). d. Tract boundary wall and landscape details (berming to perimeter walls is not to exceed a slope of 33%). e. Revised map to provide for a minimum of one emergency access point along eastern tract boundary; or through street access to eastern property, as may be arranged by private agreement. If street opening is to be provided, the temporary method of barricade shall be submitted along with tract boundary treatment. BJ/CONAPRVL.001 -1- • • f. A final siting plan delineating all setbacks, unit mix and other applicable information. 5. Prior to the issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following public agencies: * City Fire Marshal * City Engineer * City Planning Department * Riverside County Environmental Health Department * Desert Sands Unified School District Evidence of said permits or clearances from the above mentioned agencies shall be presented to the Building and Safety Division at the time of the application for a building permit for the use contemplated herewith. GRADING AND DRAINAGE 6. The Applicant shall utilize dust control measures in accordance with the Municipal Code and Uniform Building Code and subject to the approval of the City Engineer. 7. The Applicant shall have prepared a grading plan that is prepared by a Registered Civil Engineer, who will be required to supervise the grading and drainage improvement construction; and certify that the constructed conditions at the rough grade stage are as per the approved plans and grading permit. This is required prior to issuance of building permits. Certification at the final grade stage and verification of pad elevations is also required prior to final approval of grading construction. 8. A thorough preliminary engineering geological and soils engineering investigation shall be done and the report submitted for review along with the grading plan. The report's recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. Pursuant to Section 11568 of the Business and Professions Code, the soils report certification shall be indicated on the final subdivision map. 9. Applicant shall comply with provisions of the Master Plan of Drainage, including payment of any fees required therewith, as in effect at time of recordation. Drainage disposal facilities shall be provided as required by the City Engineer. This may include off -site drainage conduit to the La Quinta Stormwater Evacuation Channel. BJ/CONAPRVL.001 -2- • 0 TRAFFIC AND CIRCULATION 10. Applicant shall comply with the following requirements of the City Engineer: a. The Applicant shall dedicate all necessary public street and utility easements as required by the City Engineer. Dedication of Washington Street shall be based upon 60-foot from the centerline to be established by the current precise alignment study. b. That the Applicant shall construct street improvements to the requirements of the City Engineer and the La Quinta Municipal (LQMC). Washington Street and Sagebrush shall be {.calf -width improvements. c. That the Applicant shall have prepared street improvement plans (for public and private streets) that are prepared by a Registered Civil Engineer. Street improvements, including traffic signs and markings, and raised median islands (if required by the City General Plan) shall conform to City Standards as determined by the City Engineer and adopted by the LQMC (3" AC over 4" Class 2 Base minimum for residential streets). Street design shall take into account the subgrade soil strength, the anticipated traffic loading, and street design life. d. All utilities will be installed and trenches compacted to City standards prior to construction of any streets. The soils engineer shall provide the necessary compaction test reports for review by the City Engineer. e. The Applicant shall undertake a traffic/ signalization study when 50 percent of the homes within the development are occupied. The Developer shall participate financially in the construction of improvements indicated by the traffic study results, in an amount proportionate to the development as determined by the City. 11. A median break shall not be permitted at the northerly tract entry, but rather, shall be allowed at Sagebrush Avenue. 12. The City shall acquire the privately -held parcel of land between the subject tract and the current Washington Street right-of-way. The cost of such acquisition shall be proportionately shared among the subject tract and the property to the north ("The Grove") based on frontage. BJ/CONAPRVL.001 -3- • 0 Prior to final map approval, the Developer/Subdivider shall deposit with the City the estimated or actual acquisition cost or enter into an agreement to reimburse the City for this tract's assigned share of the acquisition cost, as required by the City. Such payment may be credited to Infrastructure Fees. 13. Applicant shall dedicate with recordation of the tract map access rights to Washington Street for all individual parcels which back up to it. 14. Perimeter "Desert Club" easements shall be vacated or otherwise legally removed prior to recordation of the Final Map. TRACT AND BUILDING DESIGN 15. Development of the project site shall comply with Exhibits A, B, 1-B, through 5-B, and 1-C through 5-C, as contained in the Planning Department's file for Tentative Tract Map No,. 21555 and the following conditions, which conditions shall take precedence in the event of any conflict with the provisions of the Tentative Tract Map. 16. A minimum 20--foot landscaped setback shall be required along Washington Street. Design of these setbacks shall be approved by the Planning Commission. a. The minimum setback may be modified to an "average" if a meandering or curvilinear wall design is used. b. The setback area shall be established as a separate common lot and be maintained as set forth in Condition No. 30. 17. Building setbacks shall conform to the requirements of the R-1 Zone, except where a greater setback is required herein. Rear yard setbacks for lots backing up to Washington Street shall provide an average setback of 20 feet with no point of a home closer than 10 feet, measured from the easterly line of the landscaped perimeter setback. 18. Dwelling units in excess of 21 feet (one story in height) shall not be permitted on Lots 1, 2, 3, 4, 97, 98, 110, 111, 147, 148, 149, and 150. Dwelling units with building heights of up to 28 feet (two stories) may be permitted along north, east, and south tract boundaries, subject to review and approval by the Planning Commission. 19. The following floor plan standards shall be observed: BJ/CONAPRVL.001 -4- • 0 a. Garages shall be a minimum 20' X 20' (clear) with no encroach by appliances, mechanical equipment, storage areas, etc. b. Bedrooms shall have no dimension less than 10 feet. 20. If any Plan V units incorporate three -car garages, the siting of these units may need to be adjusted to meet setback requirements. 21. All roof -mounted mechanical equipment shall be screened from view on all sides by the roof design. Any ground -mounted equipment shall be screened in an approved manner and shall be located outside of required setbacks. 22. Any minor changes in unit mix, building colors and materials, lot lines or shapes, street alignments shall be approved by the Planning Department. PUBLIC SERVICES AND UTILITIES 23. The Applicant shall comply with the requirements of the City Fire Marshal: a. Schedule "A" fire protection approved super fire hydrants, (6" X 4" X 2-1/2" X 2-1/2") shall be located one at each street intersection and spaced not more than 330 feet apart in any direction with no portion of any lot frontage more than 165 feet from a fire hydrant. Minimum fire flow shall be 1500 GPM for 2-hours duration at 20 PSI. b. Cul-de-sacs longer than 150 feet shall have a minimum turning diameter of 90 feet. C. Applicant/Developer shall furnish one (1) copy of the water system plans to the Fire Department for review. Plans shall conform to fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plans shall be signed/approved 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." 24. The Applicant shall comply with the requirements of the Coachella Valley Water District as follows: a. The water and sewage disposal system for the project shall be installed in accordance with the requirements of the City and CVWD. BJ/CONAPRVL.001 -5- • 0 b. Tentative Tract No. 21555 shall be annexed to Improvement District No. 55 of the Coachella Valley Water District for Sanitation Service. C. Where there are identified conflicts with existing Coachella Valley Water District facilities, the City shall withhold permits until satisfactory arrangements have been made with the District. 25. The Applicant shall comply with the requirements of the Imperial Irrigation District prior to issuance of any building permits within the tract. Applicant shall provide written clearance that Imperial Irrigation District can provide service to this tract. 26. All utility improvements shall be installed underground. 27. In order to mitigate impacts on public schools, the Applicant shall comply with the following: a. Prior to recordation of the final map, the Applicant shall enter into an agreement to pay School. Mitigation Developer Fees with the Desert Sands Unified School District (DSUSD). WALLS, FENCING, SCREENING, AND LANDSCAPING 28. The approved landscaping for individual lot front and corner side yards, and fencing improvements shall be installed within 90 days after the issuance of a Certificate of Occupancy. The Developer/Subdivider shall provide a $10,000 guarantee bond, per 10 units requested for occupancy, releasable only to the City, to insure said landscaping and improvements are installed within the 90-day time limit. The Developer/Subdivider shall maintain a $10,000 bond until all unit landscaping is completed. 29. Desert or native plan species and drought resistant planting materials shall be encouraged to be incorporated into the landscaping plans for the site. 30. The Developer/Subdivider shall make provisions for maintenance of all common areas by one or more of the following methods prior to final map approval: a. Developer/Subdivider shall consent to the formation of a maintenance district under Chapter 26 of the Improvement Act of 1911 (Streets and Highways Code, Section 5820 et seq.), or the Lighting and Landscaping Act of 1972 (Streets and Highway Code 22600 et seq.), to implement maintenance of all improved landscape buffer and storm water retention areas. It is understood and agreed that the HJ/CONAPRVL.001 -6- • 0 Developer/Applicant shall pay all costs of maintenance for said improved areas until such time as tax revenues are received from assessment of the real property. b. The Applicant shall submit to the Planning and Development Department a Management and Maintenance Agreement, to be entered into with the unit/lot owners of this land division, in order to insure common areas and facilities will be maintained. A homeowner's association shall be created with the unqualified right to assess the owners of the individual units for reasonable maintenance costs. The association shall have the right to lien the property of any owners who default in the payment of their assessments. The common facilities to be maintained are as follows: 1. Storm water retention system. 2. Twenty -foot perimeter parkway lot along Washington Street.. 31. All lighting facilities shall be designed to minimize light and glare impacts to surrounding property and shall be subject to review and approval by the Planning and Development Department. MISCELLANEOUS 32. Plot Plan approval shall be secured prior to establishing any construction facilities, sales facilities, and signs on the subject property. 33. The Applicant acknowledges that the City is considering a City-wide Landscape and Lighting District and by recording a subdivision map agrees to be included in the district. Any assessments will be done on a benefit basis as required by law. 34. The Developer shall retain a qualified archaeologist immediately and take appropriate mitigation measures when any archaeological remains or artifacts are encountered during project development. 35. Prior to recordation of a final map, the Applicant shall pay the required mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conservation Program, as adopted by the City. 36. Provisions shall be made to comply with the provisions and requirements of the City's adopted Infrastructure Fee NJ/CONAPRVL.001 -7- program in effect at the time of issuance of building permits. 37. The Applicant shall pay the required processing, plan checking and inspection fees as are current at the time the work is; being accomplished by City personnel or subcontractors for the Planning and Development Department, Building or Engineering Divisions. 38. Applicant shall submit plans for street lighting along roads, if any, for review and approval by the Planning and Development Department. 39. Prior to issuance of building permits, building setbacks, engineering design, orientation of buildings, and noise barriers shall be used to reduce noise impacts from existing and future nearby streets to within State standards. A noise study shall be prepared by a licensed Acoustical Engineer and submitted to the Planning and Development Department for review prior to recordation of a final map. The study should concentrate on noise impacts from perimeter arterial traffic on the development and alternative mitigation techniques. Design of perimeter street parkway areas shall incorporate to the fullest extent the use of berming and landscaping techniques so as to to avoid the closed or isolated impression given by wall -in developments. 40. The Developer of this easements to be granted this property between Council and the date without the approval of subdivision of land shall cause no or recorded over any portion of the date of approval by the City of recording of the final map the City Engineer. BJ/CONAPRVL.001 -8-