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1989 12 12 PCPLANNING' COMMISSION - CITY OF LA QUINTA 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 December 12, 1989 - 7:00 p.m. CALL TO ORDER - Flag Salute ROLL CALL **NOTE** ALL AGENDA ITEMS NOT CONSIDERED BY 11:00 P.M. MAY BE CONTINUED TO THE NEXT COMMISSION MEETING Beginning Resolution No. 89-072 HEARINGS 1. Item ............ CONTINUED HEARING ZONING ORDINANCE AMENDMENT 89-012; REVISION TO PARKING ORDINANCE, MUNICIPAL CODE CHAPTER 9.160 Applicant ....... CITY OF LA QUINTA Location ........ CITY-WIDE Request ......... REVISION OF THE CURRENT PARKING ORDINANCE Action .......... Continue to January 9, 1990 2. Item ............ TENTATIVE TRACT 25500 Applicant ....... SUNRISE DESERT PARTNERS Location ........ WEST OF WINGED FOOT AND NORTH AND SOUTH OF SOUTHER14 HILLS WITHIN PGA WEST Request ......... TO SUBIDTVIDE +41.4 ACRES INTO 18 RESIDENTIAL LOTS AND OTHER MISCELLANEOUS LOTS TO ALLOW CONSTRUCTION OF 295 RESIDENTIAL UNITS IN THE R-2 ZONE Action .......... Resolution No. 89- MR/AGENDA12.12 -1- 001 3. Item ............ TENTATIVE TRACT 25429; Applicant ....... CHATEAU LAND DEVELOPMENT Location ........ SOUTH SIDE OF 50TH AVENUE, AT PARK AVENUE Request ......... APPROVAL TO SUBDIVIDE 36.2+ ACRES INTO 83 SINGLE-FAMILY LOTS, ONE FUTURE DEVELOPMENT LOT, AND OTHER MISCELLANEOUS LOTS IN THE R-1-12,000 ZONE Action .......... Resolution No. 89- 4. Item ............ TENTATIVE TRACT 23971, AMENDMENT NO. 1; Applicant ....... DEANE HOMES Location ........ NORTHEAST CORNER OF WASHINGTON STREET AND MILES AVENUE Request ......... AMEND CONDITIONS OF APPROVAL NOS. 6a, 14, AND 30 Action .......... Resolution No. 89- 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. CONSENT CALENDAR - None MR/AGENDA12.12 -2- • ri0 2 BUSINESS SESSION 1. It.em ............ Applicant ....... Location ........ Request......... Action.......... 2. Item ............ Applicant ....... Location ........ Request ......... Action .......... TENTATIVE TRACT 24517 E.G. Williams Development Southeast corner of Fred and Adams Street Parkland fee in -lieu Rancho Ocotillo Minute Motion Corporation Waring Drive proposal for DEVELOPMENT REVIEW COMMITTEE City of La Quinta City -Wide Appointment of Planning Commissioner to Development Review Committee Minute Motion 3. Item ............ December 26, 1989, Commission Meeting Request ......... Cancellation of regularly -scheduled Planning Commission meeting for December 26, 1989 Action .......... Minute Motion 1"4:I31: ZroiiLa ADJOURNMENT --------------------------------------------------------- ITEMS FOR DECEMBER 11, 1989, 4:00 P.M. STUDY SESSION "DISCUSSION ONLY" 1. All Agenda items. 2. Identification of discussion items for joint Planning Commission/City Council meeting. 3. Identification of future Commission Agenda items. ITEMS IDENTIFIED FOR FUTURE AGENDAS a. Park Land Locations b. Downtown Parking District C. Street Address Illumination d. PGA West Specific Plan e. Commercial Noise Study f. Life safety support design, including access and circulation, public and private g. Visibility at Vons entrance from Washington Street MR/AGENDA12.12 -3- ®, v 00J PH-2 STAFF REPORT PLANNING COMMISSION MEETING DATE: DECEMBER 12, 1989 CASE NO.: TENTATIVE TRACT NO. 25500 APPLICANT: SUNRISE DESERT PARTNERS ENGINEER: ENGINEERING SERVICES CORP. REQUEST: APPROVAL OF A TENTATIVE TRACT MAP TO SUBDIVIDE 41.8 ACRES INTO 18 RESIDENTIAL LOTS AND OTHER MISCELLANEOUS LOTS TO ALLOW CONSTRUCTION OF 295 RESIDENTIAL CONDOMINIUM UNITS. LOCATION: AREA WEST OF WINGED FOOT, NORTH AND EAST OF SOUTHERN HILLS, WITHIN PGA WEST. GENERAL PLAN DESIGNATION: LOW DENSITY RESIDENTIAL (2-4 DWELLING UNITS PER ACRE) DENSITY: 3 DWELLING UNITS PER ACRE FOR OVERALL PROJECT EXISTING ZONING: R-2 ENVIRONMENTAL CONSIDERATIONS: AN ENVIRONMENTAL IMPACT REPORT HAS BEEN PREPARED & CERTIFIED FOR THE PGA WEST SPECIFIC PLAN OF WHICH THIS TRACT IS A PART. THEREFORE, NO ADDITIONAL DOCUMENTATION IS DEEMED NECESSARY. SURROUNDING LAND USES: NORTH: VACANT SOUTH: VACANT EAST: VACANT ACROSS MADISON STREET WEST: RESIDENTIAL DESCRIPTION OF SITE: THE PROPERTY IS PRESENTLY VACANT WITH EXISTING GOLF COURSE FAIRWAYS SURROUNDING IT. BJ/STAFFRPT. 029 - 1- il.o u r r q PROJECT DESCRIPTION: THE PROJECT CONSISTS OF DIVIDING A 41.4 ACRE SITE INTO 18 RESIDENTIAL CONDOMINIUM LOTS AND OTHER MISCELLANEOUS LOTS. EIGHT OF THE LOTS WOULD CONTAIN 156 TWO-STORY MEDALIST UNITS AND NINE OF THE LOTS WOULD HAVE 139 ONE-STORY CHAMPION UNITS. THE LAST RESIDENTIAL LOT IS TO BE LEFT VACANT AT THIS TIME. AS YOU MAY RECALL, MEDALIST UNITS ARE TWO-STORY STACKED UNITS VARYING IN SIZE FROM 1288-2129 SQUARE FEET OF FLOOR AREA. CHAMPION UNITS ARE ONE-STORY IN A 4-PLEX CONFIGURATION AND VARY FROM APPROXIMATELY 1330-2490 SQUARE FEET IN SIZE. THE PROPERTY WHICH IS ON THE NICKLAUS RESORT GOLF COURSE WILL HAVE ACCESS TO PGA BOULEVARD. AS A PART OF THIS REQUEST THE APPLICANT IS REQUESTING A NEW CARD READER GATE ENTRY TO MADISON STREET APPROXIMATELY 2,000-FEET SOUTH OF 54TH AVENUE. THIS GATE WOULD PRIMARILY SERVE THE UNITS PROPOSED BY THIS MAP AND SURROUNDING AREAS. THE CHAMPION UNITS WILL HAVE A 20-FOOT FRONT SETBACK AS REQUIRED. THE APPLICANT IS REQUESTING A 15-FOOT FRONT SETBACK FOR THE MEDALIST UNITS SINCE THE GARAGES ARE SIDE -IN. BETWEEN UNITS THE SETBACK WILL NORMALLY BE 20-FEET WITH A MINIMUM 15-FEET WHERE UNITS MEET AT AN ANGLE. ANALYSIS: 1. The filing of this Map is related to Tentative Tract No. 2184:6 (Revision #2) which was approved in November, 1989. The Memorandum of Understanding between the Applicant and a number of PGA West homeowners indicated that: approximately 150 Medalist units would be requested in this area in lieu of along the Arnold Palmer course. 2. Location of two-story Medalists in this location will have minimal impacts on views of adjacent units to the south and west. 3. Madison Street has not been identified in the General Plan as a street image corridor. Therefore, there are no specific requirements regarding building height restrictions. It appears the closest two-story unit is approximately 130-feet away from the Madison Street curbline. A condition has been added to require densely planted trees between the existing perimeter wall and two-story units to insure an attractive streetscape relatively free of two-story intrusions. BJ/STAFFRPT.029 - 2 - 005 4. Both of the unit types proposed, including the new Medalists have been approved for use in the project. Therefore, these units can be considered consistent with the :provisions of the Specific Plan. 5. The requested modification (15-feet rather than 20-feet) of the front yard setback for the Medalists would be consistent with other setbacks permitted such as Legends (15-feet), Greens (13.5-feet), and Fairways (13.5-feet). This is acceptable since the closest part of the units are garages which are side -in. 6. The City Fire Marshal, Engineering, and Planning and Development Departments have reviewed the required Madison Street opening and feel it is acceptable, subject to a detailed review of its design. Further, emergency access to that part of the project will be improved by installation of the access. FINDINGS: Findings necessary to recommend Tract Map can be made and are Planning Commission Resolution. RECOMMENDATION: approval of this Tentative contained in the attached Staff recommends that the Planning Commission adopt Resolution No. 89- recommending to the City Council approval of Tentative Tract No. 25500, subject to the attached conditions. Attachments: 1. Location Map 2. Tentative Tract Map No. 25500 3. Comments from City Departments and other agencies 4. Draft Planning Commission Resolution No. 89- BJ/STAFFR]?T.029 - 3 M- oos TENTATq/E TRM CASE No. VICINITY MAP NTS CASE MAP RT TENT. TRACT 25500 SCALE: LOCATION MAP I NTS 07 NYL TEN(SIM TIMT YM N0. ESYO snow n6i` Later �2 LEIJL OEICNVIYE 6M AL MM " t?" RECEAVED NOV 81989 io CITY OF A QUINTA PLANNING 6 DE ELOPMENT DEPT. ti o e.ir-- .'�� +T? H/VERB/DF :�' Planning & Engineering 79-733 Country Club Dr., Suite F Indio, CA 92201 (619) 342-8886 RIVERSIDE COUNTY FIRE DEPARTMENT IN COOPERATION WITH THE CALIFORNIA DEPARTMENT OF FORESTRY AND FIRE PROTECTION GLEN J- NEWMAN FIRE CHIEF November 16, 1989 /OWFONNGI—"% pk, . PE PRVEZ04 C+ ` 1a. GF 210 WEST SAN JACINTO AVENUE PERRIS, CALIFORNIA 92370 TELEPHONE: 1714) 657-3183 To: City of La Quinta RECV11W Planning Division Re: Tract Map No. 25500 NT/ 2 7 1969 C11 Y Ur LA QUINTA WENE�T DEFT_ 1. Schedule A fire prote uper fire hydrants, (6" x 4" x 2}" x 21") shall be located one at each street intersection spaced not more than 330 feet apart in any direction with no portion of any frontage more than 165 feet from a fire hydrant. Minimum fire flow shall be 2500 gpm for 2 hours duration at 20 psi. 2. Prior to recordation of the final map, applicant/developer shall furnish one blueline copy of the water system plans to the Fire Department for review. Plans shall conform to the 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." 3. The required water system including fire hydrants shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. K10 4. All street shall be improved to a minimum width of 36 feet including Southern Hills adjacent to Lots 12 and 16. 5. The secondary access road to Madison street shall be constructed prior to the issuance of any building permits. 6. Plans for the Madison Street entry gate shall be submitted to the Fire Department for approval prior to construction. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning & Engineering Staff at (619) 342-8886. Sincerely, RAY REGIS /Chief Fire Department Planner By Dennis Dawson Deputy Fire Marshal to y 009 RIVERSIDE COUNTY CO1S BYRD, SHERIFF Mr. Stan Sawa Planning Department City of La Quinta 78-105 Calle Estado La Quinta, CA 92253 Dear Mr. Sawa: Sh0er f 46.057 OASIS STREET • INDIO, CA 92201 • (619) 342.8800 November 15, 1989 RE 110 V 2 0 1959 07 w Ur lA QUATA CANNING E OEVELOPMENT DEPT. Tentative Tract 25500 This project will increase traffic flow on Madison and Jefferson Streets. An increase in calls for service can also be expected. vrm Sincerely, COIS M. BYRD, SHERIFF Michael R. Lewis, Captain Cove Station Commander Mailing Address: P.O. Box FFFF, Indio, CA 92201 U a ESTABLISHED IN 1918 AS A PUBLIC AGENCY COACHELLA VALLEY WATER DISTRICT POST OFFICE BOX 1058 • COACHELLA, CALIFORNIA 92236 • TELEPHONE (619) 398,2651 DIRECTORS OFFICERS DIRECTORS CODEKAS. PRESIDENT THOMASE LEVY. GENERAL MANAGER -CHRE ENG R:EER TELLIRAYMOND R. RUMMONDS. VICE PRESIDENT BERNARDINE SUTTON, SECRETARY JOHN P. POWELL KEITH H. AINSWORTH ASSISTANT GENERAL MANAGER DOROTHY M. NICHOLS REDWINE AND SHERRILL. ATTORNEYS THEODOREJ FISH November 20, 1989 RFrlt l i,?= 0 File: 0163.1 Planning Commission City of La Quinta t!nV 2 7 1909 Post Office Box 1504 La Quinta, California 92253 ,Ii1 Vf LA Q LATA "AMPI P, OEVELOPMIFNT OEPT Gentlemen: Subject: Tentative Tract 25500, Portions of the East Half, Section 16, Township 6 South, Range 7 East, San Bernardino Meridian This area lies on the sandy area in the southern portion of La Quinta and is considered safe from stormwater flows except in rare instances. This area is designated Zone C on Federal Flood Insurance rate maps which are in effect at this time. The district will furnish domestic water and sanitation service to this area in accordance with the current regulations of this district. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. Plans for grading, landscaping, and irrigation systems shall be submitted to Coachella Valley Water District for review. This review is for ensuring efficient water management. The area is within Improvement District No. 1 of the Coachella Valley Water District for irrigation water service. Water from the Coachella Canal is available to the area. The developer shall use this water for golf course and landscape irrigation. If you have any questions please call Bob Meleg, stormwater engineer, extension 2.64. Yours very truly, grek-) m Levy General Manager -Chief Engineer RF:lmf cc: Don Park Riverside County Department of Public Health 46-20SI Oasis Street TRUE CONSERVATION Indio, California 92201 USE WATER WISELY till (� IF SOUTHERN CALIFORNIA gas COMPANY O Ci _. of _a Q=ta P.C. Box __o. La Quinta, CA 92253 ATTENTION: Stan Sawa RE: TT #25500 (Sunrise Desert Partners) 1981 LUGONIA AVENUE, REDLANDS, CALIFORNIA MAILING ADDRESS. P.O. BOX 3003, REDLANDS, CALIFORNIA 923730306 DEC - 119s9 CITY OF LA QIIINTA PLANNING R DEVELOPMENT DEPT. Thank you for -inquiring about one availability of natural gas service for your project. We are pleased to inform yuou that Southern California Gas Company has facilities in the area where the abo7n named protect is proposed. Gas _ery c= -- the project: could be provided from an existing main located in 4" main or. Souoherns Hills, approximately _.400 East Ent souln of - alms__ any significant impact on the environment. The service would be in accordance w-t the Company il s policies and extension -lies ofile wile one _._--__.._a POzill Utilities Commission! at the time contractural arrangements are made. You should ne aware that tnis letter is not to be interpreted as a contracrurs! OT_T,-...,_. ._ t0 serve the proposed project, bli= only as an informational servo_._. TJhe availability of natural gas service, ._ sen form in this -eater, rase: pr esent reset:_ condition: of gas supply ant regulatory policies. As a public utility, one Southern California Gas .Company is under one turisdi_tion of one California Public Utilities Commission. We can also be affected by actions of federal regulatory agencies. Should these agencies take any action which offe=; gas supply or the conditions under which service is available, gas service will be provides: in accordance with revised conditions. Typical demand use for: a. Residential (System Area Average/Use Per Mener) yearly Single Family 799 therms/year dwelling unit Multi -Family 4 or less units 482 therms/year dwelling unit Multi -Family 5 or more units 4S3 therms/year dwelling unit These averages are based on total gas consumption in residential units served by Southern California Gas Company, and it should not be implied that any particular home, apartment or tract of homes will use these amounts of energy. b. Commercial Due to the fact that construction varies =_o widely (a glass building vs, a heavily insulated building) and there is such a wide variation in types of materials and equipment used, a typical demand figure is not available for this type of construction. Calculations would reed to be made after the building has been designed. A. v L To insure the existing Lacilities are adequate to accommodate the new development, an engineering study will be required. Detailed information including tract maps and plot plans must be submitted to the Gas Company Market Services Representa- tive, 1-800--624-2497, six months prior to the actual construction of the natural gas pipeline. We have developed several programs which are available, upon request, to provide assistance In selecting the most effective applications of energy conservation techniques for a particular protect. if you desire further information on any of our energy conservation programs, please contact our Area Market Services Manager, R.O. Box 3003, Redlands, CA 92373-0306, phone 1-800-624-2497. Sincerely, Wa ToomoC� i'n Technical Supervisor WT:mac CC: EnvLron Affairs - M1,209B ••, 013 PLANNING COMMISSION RESOLUTION NO. � A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF TENTATIVE TRACT NO. 25500 TO ALLOW A SINGLE FAMILY SUBDIVISION ON A 41.8 ACRE SITE. CASE NO. TT 25500 - SUNRISE DESERT PARTNERS WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 12th day of December, 1989, hold a duly -noticed Public Hearing to consider the request of Sunrise Desert Partners to subdivide 41.8 acres into 18 residential lots and other miscellaneous lots to allow construction of 295 residential units in the R-2 Zone, located in the area west of Winged Foot, north and east of Southern Hills within PGA West, more particularly described as: A SUBDIVISION OF LOTS 13, 14, 15, 16, & 18 OF TRACT NO.21843 WHEREAS, said Tentative Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside, Resolution NO. 82-213, adopted by reference in City of La Quinta Ordinance No. 5), in that the Planning Director has determined that part of the proposed Tentative Tract is a part of and is consistent with the PGA West Specific Plan, for which an Environmental Impact Report was certified on May 1, 1984. WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts to justify the approval of said Tentative Tract Map: 1. That Tentative Tract No. 25500, as conditionally approved, is consistent with the PGA West Specific Plan, the goals, policies, and intent of the La Quinta General Plan, and the standards of the Municipal Land Division Ordinance in that the Tract complies with the land use designation for low density residential development. 2. That the subject site is physically suitable for the proposed land division. 3. That the design of Tentative Tract Map No. 25500 will not cause substantial environmental damage or injury to fish or wildlife, or their habitat. 4. That the design of the subdivision, as conditionally approved, will not cause serious public health problems. BJ/RESOPC.033 - 1 - a c 01 5. The proposed subdivision is not development specific and will. not result in any violation of existing requirements prescribed by the Coachella Valley Water District and the Regional Water Quality Control Board. 6. The units proposed have been approved for use in the project. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. Thai: the above recitations are true and correct and constitute the findings of the Commission in this case; 2. Thai: it does hereby confirm the conclusion that the previous Environmental Impact Report for the PGA West Specific Plan assessed the environmental concerns of this Tentative Tract Map; 3. That it does hereby recommend to the City Council approval of the above -described Tentative Tract Map No. 25500 for the reasons set forth in this Resolution and subject to the attached revised conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 12th day of December, 1989, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JOHN WALLING, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California BJ/RESOPC.033 - 2 - s„U 013 PLANNING COMMISSION RESOLUTION NO. 89- D 9- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 25500 DECEMBER 1.2, 1989 GENERAL: 1. Tentative Tract Map No. 25500 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 City requirements. 3. 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: o City Fire Marshal o City Engineer o Planning and Development Department o Coachella Valley Water District o Riverside County Environmental Health Department n rnna ha11A vallPv 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. That Tentative Tract No. 25500 is hereby approved for 295 residential units as shown on Exhibit "A", on file in the Planning and Development Department. 5. Prior to issuance of a building permit, a plan shall be submitted for review and approval by the Planning and Development Department indicating non -automotive means of transportation within the project including, but not limited to, bicycle and pedestrian paths. 6. If buried remains or artifacts are encountered during development, a qualified archaeologist shall be contacted immediately and appropriate mitigation measures shall be taken. BJ/CONAPR.VL.029 - 1 e u 016 7. Applicant shall submit plans for street and exterior lighting of Tract to Planning and Development Department to insure compliance with all City requirements and Outdoor Lighting Ordinances prior to issuance of building permits. 8. All signing within PGA West including Tentative Tract No. 25500 shall be subject to review and approval by the Planning and Development Department. 9. The Applicant acknowledges that the City has formed a City-wide Landscape and Lighting District and, by recording a subdivision map, agrees to be included in the District and to offer for dedication such easements as may be required for the maintenance and operation of related facilities. Any assessments will be done on a benefit basis, as required by law. 10. The Developer of this subdivision of land 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 the Final Map without the approval of the City Engineer. 11. An encroachment permit for work in any abutting local jurisdiction shall be secured prior to construction or joining improvements (i.e., County of Riverside). 12. Prior to issuance of a building permit, infrastructure fees shall be paid per City requirements in affect at time of building permit. 13. The appropriate Planning approval shall be secured prior to establishing any of the following uses: A. Temporary construction facilities. B. Sales facilities, including signage. C. On -site advertising/construction signs. 14. A Noise Study shall be prepared by a qualified acoustical engineer, to be submitted to the Planning and Development Department for review and approval prior to Final Map approval. The Study shall concentrate on noise impacts on the Tract from perimeter arterial streets, and recommend alternative mitigation techniques. Recommendations of the Study shall be incorporated into the Tract design. The Study shall consider use of building setbacks, engineering design, building orientation, noise barriers (berming walls and landscaping, etc.), and other techniques so as to avoid the isolated appearance given by walled developments. BJ/CONAPR.VL.029 - 2 - 15. Tract phasing plans if any, including phasing of public improvements, shall be submitted for review and approval by the Public Works Department and the Planning and Development Department prior to recordation of Final Map. STREETS: 16. The Applicant shall dedicate all necessary public street and utility easements as required by the City Engineer. 17. The Applicant shall vacate vehicle access rights, except at the street intersection of Madison Street. 18. A common area lot shall be established for that area between the Tract perimeter wall and street right-of-way for Madison Street, if not already done. 19. That the Applicant shall construct street improvements for all interior private streets to the requirements of the City Engineer and the La Quinta Municipal Code )LQMC). 20. 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-inch AC over 4-inch Class 2 Base minimum of residential streets). Street design shall take into account the subgrade soil strength, the anticipated traffic loading, and street design life. 21. Diameter of cul-de-sac streets shall be 90-feet measured from curb face to curb face. 22. All new streets in the Tract, including cul-de-sacs, shall have a curb face to curb face width that equals or exceeds 36-feet. 23. A south bound deceleration/stacking lane shall be provided on the west side of Madison Street just north of the new access gate. The lane length and configuration, including sidewalk remodeling, shall be designed and constructed per the City Engineer's requirements. 24. An opening in the median island on Madison Street for new access gate may be installed, provided left -turn lanes with adequate stacking length approved by the City Engineer are installed for the north and south bound traffic. BJ/CONAPRVL.029 - 3 - I.c 018 25. If a median island opening is installed per Condition #24, a traffic signal shall be installed when traffic conditions warrant installation. The Applicant shall participate in 100% of the cost of the traffic signal. Traffic counts shall be conducted in accordance with the Conditions of Approval for Specific Plan No. 83-002. 26. Gated entrance on Madison Street shall be designed with adequate sight distance, vehicular storage and turn around subject to the approval of the City Engineer. 27. Any required right-of-way at entrance (west side of Madison) shall be dedicated. Any right-of-way required along the east side of Madison shall be acquired by and at the expense of the Applicant. 28. If a median break is installed, replacement of landscaping and irrigation facilities shall be installed to the satisfaction of the City Engineer. 29. Street name signs shall be furnished and installed by the Developer in accordance with City standards. 30. Prior to transmittal of the Final Map to the City Council by the City Engineering Department, any existing structures which are to be removed from the property shall have been removed or there shall be an agreement for the removal which shall be secured by a Faithful Performance Bond in a form satisfactory to the City and granting the City the right to cause any such structure to :be removed. 31. 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, Building, or Engineering Divisions. GRADING AND DRAINAGE: 32. The Applicant shall have a grading plan that is prepared by a registered civil engineer, who will be required to 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. BJ/CONAPRVL.029 - 4 - S_V 019 33. A thorough preliminary engineering geological and soils engineering investigation shall be done and the report submitted for review along with the grading plan. The reports 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 Sect: ion 11568 of the Business and Professions Code, the soils report certification shall be indicated on the Final Subdivision Map. 34. Drainage disposal facilities shall be provided as required by the City Engineer. 35. Prior to issuance of building permits, the Applicant shall submit grading, landscape and irrigation plans to Coachella Valley Water District for review and comment with respect to Coachella Valley Water District Water Management Plan. Final landscape and irrigation system approval shall be obtained from the Planning and Development Department. 36. 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 soi:Ls engineer and/or the engineering geologist must certify to the adequacy of the grading plan. SITE DESIGN AND LANDSCAPING: 37. Medalist units shall be allowed to have a minimum 15-foot front yard setback with setbacks between buildings to be minimum 15-feet. 38. Between the Medalist units and perimeter wall along Madison Street box size trees shall be heavily planted to screen view of two-story units from street. Landscaping plains shall be approved by the Planning and Development Department prior to issuance of building permits. 39. Prior to issuance of any grading permits, the Applicant shall submit to the Planning and Development Department an interim landscaping program for the entire Tract, which shall be for the purpose of wind erosion and dust control. The land owner shall institute blowsand and dust control measures during the grading and site development. These shall include but not be limited to: A. The use of irrigation during any construction activities; BJ/CONAPRVL.029 - 5 - B. Planting of cover crop or vegetation upon previously graded but undeveloped portions of the site; and C. Provision of wind breaks or wind rows, fencing, and/or landscaping to reduce the effects upon adjacent properties and property owners. The land owner shall comply with requirements of the Director of Public Works and Planning and Development. All construction and graded areas shall be watered at least twice daily while being used to prevent the emission of dust and blowsand. 40. Graded but undeveloped land shall be maintained in a condition so as to prevent a dust and blowsand nuisance and shall be either planted with interim landscaping or provided with other wind and water erosion control measures as approved by the Planning and Development and Public Works Departments. 41. On -site landscaping in all common areas shall be maintained by the homeowner's association. PUBLIC SERVICES AND UTILITIES: 42, All requirements of the City Fire Marshal and Coachella Valley Water District shall be met. 43. All on -site and off -site utilities shall be installed underground and trenches compacted to the City standards prior to construction of any streets. The soils engineer shall provide the necessary compaction test reports for review by the City Engineer, as may be required. BJ/CONAPR.VL.029 - 6 - *.0 021 PH-3 STAFF REPORT PLANNING COMMISSION MEETING DATE: DECEMBER 12, 1989 CASE NO.: TENTATIVE TRACT 25429 APPLICANT: CHATEAU LAND DEVELOPMENT ENGINEER.: MORSE CONSULTING GROUP REQUEST: APPROVAL OF A TENTATIVE TRACT MAP TO SUBDIVIDE 36.2+ ACRES INTO 83 CUSTOM SINGLE-FAMILY LOTS, ONE FUTURE DEVELOPMENT LOT AND OTHER MISCELLANEOUS LOTS LOCATION: SOUTH SIDE OF 50TH AVENUE AT PARK AVENUE GENERAL PLAN DESIGNATION: LOW DENSITY RESIDENTIAL (2-4 DWELLING UNITS PER ACRE) DENSITY: 2.29 DU/AC FOR 36.2 ACRES; 2.60 DU/AC DELETING 4.26-ACRE FUTURE DEVELOPMENT LOT EXISTING ZONING: R-1-12,000 (SINGLE-FAMILY RESIDENTIAL) ENVIRONMENTAL CONSIDERATION: SURROUNDING LAND USES: ENVIRONMENTAL ASSESSMENT 89-148 HAS BEEN PREPARED IN CONJUNCTION WITH THIS APPLICATION. THE INITIAL STUDY INDICATED THAT NO SIGNIFICANT ENVIRONMENTAL IMPACTS WILL OCCUR THAT CANNOT BE MITIGATED BY IMPOSITION OF MITIGATION MEASURES. THEREFORE, A NEGATIVE DECLARATION HAS BEEN PREPARED FOR THIS PROJECT. NORTH - PARK AND VACANT (CITRUS GROVE) SOUTH - CITRUS GOLF COURSE (TT 24890 APPROVED & CVWD RESERVOIR) EAST - VACANT (CITRUS GROVE) WEST - DUNA LA QUINTA GOLF COURSE (TT 25389 PROPOSED) MR/STAFFRPT.097 -1- a'�, 022 HISTORY OF PROPERTY:: THE SITE WAS AT ONE TIME SHOWN AS A FUTURE PHASE OF THE "ORCHARD" PROJECT TO THE EAST. THE PARK AVENUE ALIGNMENT SHOWN ON THE TENTATIVE TRACT MAP WAS DETERMINED RECENTLY WHEN PARK AVENUE NORTH OF 50TH AVENUE WAS INSTALLED DESCRIPTION OF SITE: THE SITE IS PRESENTLY VACANT AND CONSISTS OF ROLLING SAND DUNES WITH NATIVE VEGETATION. SEVERAL POWER POLES BORDER THE SITE PROJECT DESCRIPTION: The project consists of dividing a 36.2 net acre site into 83 custom single-family lots. One 4.26 acre site at the northwest corner of the site on the west side of Park Avenue is being held as a lot for future development. Minimum :Lot size will be 12,000 square feet with maximum lot size 18,637 square feet. The average lot size will be 12,579 square feet. on -site drainage for retention of a 100-year storm is proposed to be on a .787 acre lot at the southeast corner of the site. Access to the site will be from the recently realigned Park Avenue in two places. No direct access to 50th Avenue is proposed. The interior streets are proposed to be private. No entry gates are proposed. No right-of-way dedication is necessary on Park Avenue other than a 10-foot-deep landscape lot. On 50th avenue, dedication to provide a 50-foot half street is being provided. Additionally, a 20-foot-deep landscape lot is shown adjacent to the single-family lots. The tract is laid out with a loop street around the perimeter of the site. East/west running streets are provided connecting the westerly and easterly legs of the loop street. ANALYSIS• 1. The tract complies with applicable density, lot size, width and depth requirements of the R-1 zone. 2. The density proposed is within the 2-4 du/ac designation of the General Plan. 3. No park land dedication is proposed by the Applicant or desired by the City. A condition requiring in -lieu fees is contained in the draft resolution. 023 MR/STAFFRPT.097 -2- 4. A condition in the draft resolution has been provided to insure maintenance of the retention basin, common landscape area, and perimeter landscaping along Park Avenue and 50th Avenue by establishing a homeowners association or a landscape maintenance district. 5. Due to the streets surrounding the future development lot (Lot 84), access is difficult. Access to 50th Avenue is not possible due to the close proximity of Park Avenue. Access to Park Avenue is difficult due to the curvature of the street. The most desirable way to develop the land would be to include it with the property to the west (Duna La Quinta), thus eliminating any need for external access. 6. There are some existing overhead power lines on or adjacent to the property. These lines will need to be undergrounded as a part of the project. 7. Since the project will be a custom home subdivision, no specific house plans are to be submitted as is normally dome. However, design and architectural standards should be submitted for review and approval. These standards are to be included in the CC&Rs for use by the future homeowners. FINDINGS: Findings necessary to recommend approval of this tentative tract map can be made and are contained in the attached Planning Commission Resolution. RECOMMENDATION: Staff recommends that the Planning Commission adopt Resolution No. 89- , recommending to the City Council concurrence with the environmental analysis and approval of Tentative Tract 25429, subject to the attached conditions. attachments: 1. Location Map 2. Tentative Tract Map 25429 3. Comments from City Departments and other Agencies 4. Draft Planning Commission Resolution 11(u 1 Q i MR/STAFFRPT.097 -3- Ci Eli <� � � � � � " � gal (`' � ��, �, " ;•; P 7 s- E f � p b gg ease 5. beat {� }�-- �— / c� I iti' -i--�• { 33f_ei"iP,�t I e IIIILLttii " 1 � U QQ w C� r b t9 O p b p ---------------------------- 5� PHI w ����a § � � P 4 fi �a .� 8 � & & � F �Y� mf - 3 ale ��� � wzEs � - _• I = .� A Planning & Engineering 79-733 Country Club Dr., Suite F lndio, CA 92201 (619) 342-8886 To: City of La Quinta Planning Division Re: Tract Map No. 25429 RIVERSIDE COUNTY FIRE DEPARTMENT IN COOPERATION WITH THE CALIFORNIA DEPARTMENT OF FORESTRY AND FIRE PROTECTION GLEN J. NEWMAN FIRE CHIEF November 2, 1989 210 WEST SAN JACINTO AVENUE PERRIS, CALIFORNIA 92370 TELEPHONE: (714) 657-3183 RECE Nov 3 1989 CITY OF LA QuINTA PLANNING & DEVELOPMENT DEPT. With respect to the condition of approval regarding the above referenced Tract Map, the Fire Department requires the following fire protection measures be provided in accordance with La Quinta Municipal Code and/or recognized fire protection standards: 1. Schedule A fire protection approved Super fire hydrants, (6" x 4" x 2}" x 2}") shall be located one at each street intersection spaced not more than 330 feet apart in any direction with no portion of any frontage more than 165 feet from a fire hydrant. Minimum fire flow shall be 1500 gpm for 2 hours duration at 20 psi. 2. Prior to recordation of the final map, applicant/developer shall furnish one blueline copy of the water system plans to the Fire Department for review. Plans shall conform to the 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." 3. The required water system including fire hydrants shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. 4. The fireflows and hydrant locations for lot 84 will be stipulated when plans are reviewed by the Fire Department. 5. Entry streets constructed with gates shall be power operated and equipped with a Fire Department override system. Gates shall be operable during power failures by human hands without special knowledge or force. 6. An emergency vehicle control override system shall be installed on the Park Avenue/ Avenue 50 intersection. Installation shall meet the specifications and approval of the Road and Fire Departments. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning & Engineering Staff at (619) 342-8886. Sincerely, RAY REGIS hief F' a Department Planner i By . � 7 ennis Dawas n� 11� Deputy Fire Marshal jtATFq ' ESTABLISHED IN 1918 AS A PUBLIC AGENCY �/STRiCt ' COACHELLA VALLEY WATER DISTRICT POST OFFICE BOX 1058 • COACHELLA, CALIFORNIA 92236 • TELEPHONE (619) 39&2651 OFFICERS DIRECTORS THOMAS E. LEVY. GENERAL MANAGER CHIEF ENGINEER TELLIS CODEMS, PRESIDENT BERNARDINE SUTTON. SECRETARY RAYMOND R. RUMMONDS, VICE PRESIDENT NEITH H. AINSWORTH, ASSISTANT GENERAL MANAGER JOHN P. POWELL REDWINE AND SHERRILL. ATTORNEYS DOROTHY M. NICHOLS THEODORE J. FISH November 15, 1989 File: 0163.1 Planning Commission R L EIVED City of La Quinta �/ Post Office Box 1504 NOV 2 i 1959 La Quints, California 92253 CIl Y yr ur WINTA Gentlemen: PLANNING S OFVELOPMFNT DEPT. Subject: Tentative Tract 25429, Portion of Northwest Quarter, Section 5, Township 6 South, Range 7 East, San Bernardino Meridian This area is protected from stormwater flows by a system of channels and dikes, and may be considered safe from stormwater flows except in rare instances. This area is designated Zone C on Federal Flood Insurance rate maps which are in effect at this time. The district will furnish domestic water and sanitation service to this area in accordance with the current regulations of this district. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. This area (shall be annexed to Improvement District No. 55 of Coachella Valley Water District for sanitation service. Plans for ,grading, landscaping, and irrigation systems shall be submitted to Coachella 'Valley Water District for review. This review is for ensuring efficient water management. If you have any questions please call Bob Meleg, stormwater engineer, extension 264. Yours very truly, fiGenr-Chief Engineer RF:bg cc: Don Park Riverside County Department of Public Health 46-2019 Oasis Street TRUE CONSERVATION Indio, California 92201 USE WATER WISELY PLANNING COMMISSION RESOLUTION NO. 89-673 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF TENTATIVE TRACT 25429 TO ALLOW A CUSTOM HOME LOT SUBDIVISION ON A 36.2-ACRE SITE CASE NO. TT 25429 - CHATEAU LAND DEVELOPMENT WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 12th day of December, 1989, hold a duly -noticed Public Hearing to consider the request of CHATEAU :LAND DEVELOPMENT to subdivide 36.2 acres into 83 custom single-family lots, one future development lot, and other miscellaneous lots, generally located on the south side of 50th Avenue at Park Avenue, more particularly described as: THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 5, T6S, R7E, S.B.B.M. WHEREAS, said tentative map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside, Resolution No. 82-213, adopted by reference in City of La Quinta Ordinance No. 5), in that the Planning Director conducted an initial study, and has determined that the proposed tentative tract will not have a significant adverse impact on the environment; and, WHEREAS, mitigation of various physical impacts have been identified and will be incorporated into the approval conditions for Tentative Tract 25429 in conjunction with this tentative tract, thereby requiring that monitoring of those mitigation measures be undertaken to assure compliance with them; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, ' said Planning Commission did find the following facts to justify the approval of said tentative tract map: 1. That Tentative tract 25429, as conditionally approved, is generally consistent with the goals, policies, and intent of the La Quinta General Plan for land use density, unit type, circulation requirements, R-1 zoning district development standards, and design requirements of the Subdivision Ordinance. MR/RESO89. 042 2. That the subject site has a rolling type topography because of the sand dunes. The proposed circulation design and single-family lot layouts as conditioned are, therefore, suitable for the proposed land division. 3. That the design of Tentative Tract Map No. 25429 will not cause substantial environmental damage or injury to the wildlife habitat of the Coachella Valley Fringe -Toed Lizard. 4. That the design of the subdivision, as conditionally approved, will be developed with public sewers and water, and, therefore, is not likely to cause serious public health problems. 5. That the design of Tentative Tract Map 25429 will not conflict with easements acquired by the public at large for access through the project, since alternate easements for access and for use have been provided that are substantially equivalent to those previously acquired by the public. 6. That the proposed Tentative Tract 25429, as conditioned, provides for adequate maintenance of the landscape buffer areas. 7. That the proposed Tentative Tract 25429, as conditioned, provides storm water retention, park facilities, and noise mitigation. 8. That general impacts from the proposed tract were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan. WHEREAS, in the review of this Tentative Tract Map, the Planning Commission has considered the effect of the contemplated action of the housing needs of the region for purposes of balancing the needs against the public service needs of the residents of the City of La Quinta and its environs with available fiscal and environmental resources; NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion of Environmental Assessment 89-148 relative to the environmental concerns of this tentative tract; MR/RESO89.042 -2- 3. That it does hereby recommend approval to the City Council of the subject Tentative Tract Map 25429 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 12th day of December, 1989, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: CHAIRMAN ATTEST: PLANNING DIRECTOR MR/RESO89.042 -3- ui PLANNING COMMISSION RESOLUTION 89- D1 g CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 25429 DECEMBER 12, 1989 GENERAL CONDITIONS OF APPROVAL 1. Tentative Tract Map 25429 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. The Applicant acknowledges that the City has formed a City-wide Landscape and Lighting District and, by recording a subdivision map, agrees to be included in the District and to offer for dedication such easement: as may be required for the maintenance and operation of related facilities. Any assessments will be done on a benefit basis, as required by law. 4. The City shall retain a qualified archaeologist, with the Developer to pay costs, to prepare a mitigation and monitoring plan for artifact location and recovery. Prior archaeological studies for this site as well as other unrecorded information shall be analyzed prior to the preparation of the plan. 5. The plan shall be submitted to the Coachella Valley Archaeological Society (CVAS) for a two -week review and comment period. At a minimum, the plan shall: (1) identify the means for digging test pits; (2) allow sharing the information with CVAS; and (3) provide for further testing if the preliminary results show significant materials are present. The final plan shall be submitted to the Planning and Development Department for final review and approval. Prior to the issuance of a grading permit, the Developer shall have retained a qualified cultural resources management firm and completed the testing and data recovery as noted in the plan. The management firm shall monitor the grading activity as required by the plan or testing results. MR/CONAPRVL.077 -1- 1-J(; 032 A list of the qualified archaeological monitor(s), cu:Ltural resources management firm employees, and any as:aistant(s)/representative(s), shall be submitted to the Planning and Development Department. The list shall provide the current address and phone number for each monitor. The designated monitors may be changed from time to time, but no such change shall be effective unless served by registered or certified mail on the Planning and Development Department. The designated monitors or their authorized representatives shall have the authority to temporarily divert, redirect, or halt grading activity to allow recovery of resources. In the event of discovery or recognition of any human remains, there shall be no further grading, excavation, or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until appropriate mitigation measures are completed. Upon completion of the data recovery, the Developer shall cause three copies of the final report containing the data analysis to be prepared and published and submitted to the Planning and Development Department. 6. The Developer of this subdivision of land 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 the final map without the approval of the City Engineer. STREETS AND CIRCULATION 7. The Applicant shall dedicate all necessary public street and utility easements as required by the City Engineer as follows: a. Avenue 50: Fifty -foot half -street right-of-way. b. Utility Easement: A five -foot -wide utility easement on each side of all interior private streets. 8. The Applicant shall construct street improvements for all public and private streets to the requirements of the City Engineer and the La Quinta Municipal Code (LQMC). 9. 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 MR/CONAPRVL.077 -2- �- ),. 033 Base min. for residential streets). Street design shall take into account the subgrade soil strength, the anticipated traffic loading, and street design life. 10. The Applicant shall reimburse the City for all costs incurred in designing and constructing the forthcoming City -sponsored street improvements to be installed on Park Avenue and Avenue 50 in areas adjoining the tract. The forthcoming City -sponsored improvements are only limited portions of the ultimate General Plan street improvements; the Applicant shall also be responsible for additional street improvements as required elsewhere: in these conditions. 11. The Applicant shall construct or post security for street improvements as required by the City Engineer and La Quinta Municipal Code, as follows: a. Avenue 50: Half -width improvements adjacent to tract per General Plan, plus an appropriate transition that extends beyond the limits of the easterly tract boundary. b. Park Avenue: Half -width or full -width improvements, as required, between Avenue 50 and a point approximately 180 feet south of the south tract boundary in areas located east of the section line that delineates Sections 5 and 6 of Township 6 South, Range 7 East. The street width shall be 40 feet between curb faces. C. Interior private streets: Full -width improvements, 36 feet minimum width or greater between curb faces. 12. With any development application received before January 1, 1995, for the CVWD reservoir site located soath of this tract along Park Avenue, the City will condition the development to reimburse the City for street improvements installed by the Applicant. Upon receipt of said reimbursement from the future development, and upon written request from the Applicant, the City will pass on said reimbursement to the Applicant in a manner and timeframe approved by the City Council. 13. Street name signs shall be furnished and installed by the Developer in accordance with City standards. 14. A common area lot shall be established for that area between the tract perimeter wall and street right-of-way for Avenue 50 (20 feet) and Park Avenue (10 feet). Landscape maintenance responsibility of the total common lot and street landscape parkway shall be the responsibility of the development. MR/CONAPRVL.077 -3- A %i; 15. The Applicant shall install an eight -foot -wide sidewalk/bikeway in the west parkway along Park Avenue from the access drive to Tentative Tract 25389 (formerly TT 23292) to Avenue 50. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO FINAL MAP APPROVAL 16. Prior to final map approval by the City Council, the Applicant shall meet the parkland dedication requirements as set forth in Section 13.24.030, La Quinta Municipal Code, by paying parkland fees in lieu, as may be determined in accordance with said Section. 17. A noise study shall be prepared by a qualified acoustical engineer, to be submitted to the Planning and Development Department for review and approval prior to final map approval. The study shall concentrate on noise impacts on the tract from perimeter arterial streets, and recommend alternative mitigation techniques. Recommendations of the study shall be incorporated into the tract design. The study shall consider use of building setbacks, engineering design, building orientation, noise barriers (berming, walls, and landscaping, etc.), and other techniques so as to avoid the isolated appearance given by walled developments. 18. If the tract is phased, tract phasing plans, including phasing of public improvements, shall be submitted for review and approval by the Public Works Department and the Planning and Development Department prior to final map approval. 19. The Applicant shall dedicate, with recordation of the final tract map, access rights to Avenue 50 and Park Avenue for all individual lots that front or back-up to the right-of-way. 20. The Applicant shall participate in 25 percent of the cost for the traffic signal at the intersection of Avenue 50 and Park Avenue to the satisfaction of the City Engineer. 21. Prior to transmittal of the final map to the City Council by the City Engineering Department, any existing structures which are to be removed from the property shall have been removed or there shall be an agreement for the removal which shall be secured by a faithful performance bond in a form satisfactory to the City and granting the City the right to cause any such structures to be removed. 22. Applicant shall submit proposed street names with alternatives to the Planning and Development Department for approval prior to final map approval. MR/CONAPRVL.077 -4- �� 23. Owner shall execute and record a "Declaration of Dedication" in a form acceptable to the City and offering the dedication of drainage retention basin(s) and landscape buffer areas to the City for future acceptance and maintenance. In the interim, the owners shall maintain the basin(s) and perimeter landscaping and provide bond assurance accordingly prior to final map approval. 24. The subdivider shall make provisions for maintenance of all landscape buffer and storm water retention areas via one of the following methods prior to final map approval: a. 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 Highways Code 22600, et seq.) to implement maintenance of all improved landscape buffer and storm water retention areas. It is understood and agreed that the 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, with an 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 50th Avenue and 10-foot perimeter parkway lot along Park Avenue. (3) All common area landscaping. (4) All private streets, including all street medians. 25. Design and architectural standards for the residences shall be submitted to the Planning Commission or Design Review Board for review and approval prior to final map recordation. All approved standards shall be included in the CC&Rs. MR/CONAPRVL.077 -5- A..11 036 GRADING AND DRAINAGE 26. The Applicant shall submit a grading plan that is prepared by a registered civil engineer who will be required to supervise the grading and drainage improvement construction and to certify that the constructed conditions at the rough grade stage are as per the approved plans and grading permit. This is required prior to final map approval. Certification at the final grade stage and verification of pay elevations is also required prior to final approval of grading construction. 27. The Applicant shall submit a copy of the proposed grading, landscaping, and irrigation plans to Coachella Val -ley Water District for review and comment with respect to CVWD's water management program. 28. 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. 29. Any earthwork on contiguous properties requires a written authorization from the owner(s) (slope easement) in a form acceptable to the City Engineer. 30. Drainage retention basin(s) shall be designed to retain the 100-year storm (24 hour) on -site within the basin, subject to the approval of the City Engineer. Retention basin size shall be adequate to provide required "storage" without use of street area for storage. Basin in excess of six-foot water depth shall be fully fenced (security) with lockable gate(s). The location of the retention basin is subject to approval by the City Engineer and the Planning and Development Department. 31. Drainage disposal facilities shall be provided as required by the City Engineer. The Applicant shall comply with the provisions of the City Master Plan of Drainage, including payment of any drainage fees required therewith. 32. 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, Building, or Engineering Divisions. MR/CONAPRVL.077 -6- 11.1 , 037 TRACT DESIGN 33. A minimum 20-foot landscaped setback shall be provided on 50th Avenue and minimum 10-foot landscaped setback on Park Avenue. Design of the setback shall be approved by the Planning and Development Department. Setback shall be measured from ultimate right-of-way line. a. The minimum setbacks may be modified to an "average" if a meandering or curvilinear wall design is used. b. Setback areas shall be established as a separate common lot and be maintained as set forth in Condition No. 24, unless an alternate method is approved by the Planning and Development Department. 34. The tract layout shall comply with all the R-1 zoning requirements, including minimum lot size and minimum average depth of a lot. The minimum lot size to be recorded in a final map shall be 12,000 square feet. WALLS. FENCING, SCREENING AND LANDSCAPING 35. Prior to issuance of any grading permits, the Applicant shall submit to the Planning and Development Department an interim landscape program for the entire tract, which shall be for the purpose of wind erosion and dust control. The land owner shall institute blowsand and dust control measures during the grading and site development. These shall include, but not be limited to: a. The use of irrigation during any construction activities. b. Planting of cover crop or vegetation upon previously graded but undeveloped portions of the site. C. Provision of wind breaks or wind rows, fencing, and/or landscaping to reduce the effects upon adjacent properties and property owners. The land owner shall comply with requirements of the Director of Public Works and Planning and Development. All construction and graded areas shall be watered at least twice daily while being used to prevent the emission of dust and blowsand. 36. Graded but undeveloped land shall be maintained in a conditions so as to prevent a dust and blowsand nuisance and shall be either planted with interim landscaping or provided with other wind and water erosion control measures as approved by the Planning and Development and Public Works Departments. MR/CONAPRVL.077 -7- 19' 038 37. Prior to final map approval, the Applicant shall submit to the Planning Division for review and approval a plan (or plans) showing the following: a. Landscaping, including plant types, sizes, spacing, locations, and irrigation system for all landscape buffer areas. Desert or native plant species and drought resistant planting materials shall be incorporated into the landscape plan. b. Location and design detail of any proposed and/or required walls. 38. Prior to final map approval, the subdivider shall submit criteria to be used for landscaping of all individual lot front yards. At a minimum, the criteria shall provide for two trees (five trees on a corner) and an irrigation system. 39. The Applicant shall wall along the entire adjoins Avenue 50. aesthetically pleasing Planning Director. CONDI TO install a six -foot -high block sound length of tract boundary that The wall design shall have an appearance as approved by the ZIOR TO THE 40. 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: o City Fire Marshal o City of La Quinta Public Works Department o Planning & Development Department, Planning Div. o Coachella Valley Water District o Desert Sands Unified School District o Imperial Irrigation 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. 41. 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. 42. Seventy-five percent of dwelling units within 150 feet of the ultimate right-of-way of 50th Avenue shall be limited to one story, not to exceed 22 feet in height. The MR/CONAP:RVL.077 -8- q ' n39 Applicant shall submit to the Planning and Development Department for approval a drawing showing the location of any units higher than one story located along 50th Avenue. 43. The appropriate Planning approval approval shall be secured prior to establishing any of the following uses: a. Temporary construction facilities. b. Sales facilities, including their appurtenant signage. C. On -site advertising/construction signs. 44. The Developer shall construct landscaping (trees and lawn/groundcover) and irrigation systems for drainage retention basin(s) and perimeter areas. The Developer shall maintain the drainage basin(s) and perimeter areas for one year following dedication acceptance by the City. 45. Prior to the issuance of a grading permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval and mitigation measures of Tentative Tract 25429 and Environmental Assessment 89-148, which must be satisfied prior to the issuance of a grading permit. Prior to the issuance of a building permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval and mitigation measures of Environmental Assessment 89-148 and Tentative Tract 25429, which must be satisfied prior to the issuance of a building permit. Prior to final building inspection approval, the Applicant shall prepare and submit a written report to the: Planning and Development Director demonstrating compliance with all remaining conditions of approval and mitigation measures of Environmental Assessment 89-148 and Tentative Tract 25429. The Planning and Development Director may require inspection or other monitoring to assure such compliance. PUBLIC SERVICES AND UTILITIES 46. The Applicant shall comply with the requirements of the City Fire Marshal. 47. The Applicant shall comply with all requirements of the Coachella Valley Water District. 48. All on -site and off -site utilities will be installed underground 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, as may be required. MR/CONAP.RVL.077 -9- n 040 49. All existing overhead utility poles on or adjacent to the tract shall be undergrounded as a part of the street improvements. 50. The Applicant shall participate in 50 percent of the cost to relocate the overhead utilities located along the old Adams Street alignment to new underground facilities to be located in the Park Avenue right-of-way. MR/CONAP.RVL.077 -10- 041 DATE: APPLICANT: OWNER: PROJECT: PROJECT LOCATION: ENVIRONMENTAL ASSESSMENT: BACKGROUND: STAFF REPORT PH-4 PLANNING COMMISSION MEETING DECEMBER 12, 1989 DEANE HOMES M. W. INVESTORS TENTATIVE TRACT NO. 23971, CONDITIONS OF APPROVAL, AMENDMENT NO. 1 NORTHEAST CORNER OF WASHINGTON STREET AND MILES AVENUE (SEE ATTACHMENT NO. 1) A PRIOR ENVIRONMENTAL DETERMINATION WAS PREPARED AND ADOPTED FOR TENTATIVE TRACT NO. 23971. NO EXTENSIVE CHANGES ARE PROPOSED; THEREFORE ADDITIONAL ENVIRONMENTAL REVIEW IS NOT WARRANTED FOR THIS AMENDMENT REQUEST. On February 14, 1989, the Planning Commission recommended approval of Tentative Tract No. 23971 to the City Council. Subsequently, the City Council approved TT #23971 on March 7, 1989 (see Attachment #2, approved Tentative Tract Map). The Applicant has now submitted a request to change three Conditions of Approval for the Tract. As originally approved these conditions read as follows: 6. The Applicant shall construct or bond for half street improvements to the requirement of the City Engineer and the La Quinta Municipal Code, as follows: a. Washington Street shall be constructed to City standards for a 120-foot right-of-way width (Major Arterial), with a curb -to -curb width of 96-feet, with a six-foot sidewalk, and two -percent cross slope to centerline, plus joins. BJ/STAFFRPT.028 - 1 - 9. 0�2 14. The Applicant shall submit a grading plan that is prepared by a registered civil engineer who will be required to supervise the grading and drainage improvement construction and to certify that the constructed conditions at the rough grade stage are as per the approved plans and grading permit. This is required prior to final map approval. Certification at the final grade stage and verification of pad elevations is also required prior to final approval of grading construction. 30. Seventy-five percent of dwelling units within 150-feet of the ultimate right-of-way of Miles Avenue shall be limited to one-story, not to exceed 20-feet in height. The Applicant shall submit to the Planning and Development Department for approval a drawing showing the location of any units higher than one-story located along Miles Avenue frontage. No dwelling units within 150-feet of the ultimate right-of-way of Washington Street shall be higher than one-story. The Applicant has requested the following proposed changes: "Condition 6.a.: This condition requires a sidewalk width which is not in compliance with the Washington Street Specific Plan. Condition 14.: It is understood that the City Engineer may have alternative improved phrasing to supplement the present wording relating to designer responsibility of construction. Condition 30.: In the light of actual design evidence relating to land use and set -backs in the Tract along Washington Street, it is requested that a specific review be :made of the proposed streetscape along Washington offered by Deane." On November 3, 1989, the Applicant presented a request to the Planning Commission during a Study Session for modification of Condition #30 to allow some split level and two-story units along Washington Street frontage. The Planning Commission suggested that this be submitted as a formal application and as an amendment to the Conditions of Approval for Tentative Tract 23971 (see Attachment #3 for Staff Report). This has now been complied with. ANALYSIS 1. Condition 6.a. - The Washington Street Specific Plan requires an eight -foot bikeway adjacent to Tentative Tract 23971. Condition #6.a. should therefore be changed to read an eight -foot sidewalk and not a six-foot sidewalk. BJ/STAFFRPT.028 - 2- y O 4 3 2. Condition 14. - The City Engineer states that Condition #14 may be replaced by the following: "The Applicant shall submit a grading plan that is prepared by a registered civil engineer. A registered civil engineer shall exercise sufficient supervisory control during grading to insure compliance with the plans, specifications and code within his purview. Certification at the final grade stage and verification of pad elevations is also required prior to final approval of grading construction." This new Condition clarifies the role of the civil engineer in the grading plan submittal and implementation process. 3. Condition 30. - The Applicant has the following arguments to support the location split-level and two-story units along Washington Street frontage (see Attachment #3, attached letter). a. One-story units along Washington Street frontage will provide a vista lacking variety that could be achieved with a mix of single, split-level and two-story homes. b. If the required berm/wall height of nine -feet is increased to 12-feet the split-level and two-story units will not be more visible from Washington Street than are single story homes with a nine -foot wall/berm. Large rear yards will also be provided to help facilitate this reduced visibility. The argument against the location of split-level and two-story units along Washington Street frontage are as follows: a. The La Quinta General Plan identifies Washington Street as a primary street corridor. The General Plan also states: "Along Primary and Secondary street image corridors the City shall establish appropriate building height limits to assure a low density character and appearance." b. Washington Street is of La Quinta and City. the major gateway into the City therefore, sets an image for the BJ/STAFFRPT.028 - 3 - " 4 C. At present there are very few two-story buildings located alongside the Washington Street corridor within the City of La Quinta city limits. A low density image has thus been created. d. The following projects have been approved with a condition that only single story units/buildings are constructed next to Washington Street. These projects were approved after the La Quinta General Plan was approved in November, 1985. 1. Parc La Quinta (TT #21555) 2. Washington Square e. When the commercial plot plan for the commercial properties located alongside Washington Street in the approved Lake La Quinta project (TT #24230) is submitted, single story commercial buildings will be required 150-feet from Washington Street. f. The Applicant states that visibility of split level and double story units would be reduced if the wall/berm height is increased and the rear setback is increased substantially. If these units were built with a large setback, it would be difficult to restrict future two-story accessory structures and additions located within the large setback. g. The privacy of two-story unit residents is reduced when their house is located alongside a major arterial. h. The Applicant has presented only one single story model unit (conditionally approved by Planning Commission on November 28, 1989). A further one-story model and/or a variety of elevations could still be developed. This would help create a variety in the streetscape along Washington Street,. Therefore, approval of split-level and two-story units in Tentative Tract 23971 along Washington Street is inconsistent with approved projects, and will set a precedent for other developments and create enforcement problems of accessory uses in the future. Unit Height Options; The major change being considered by the Planning Commission is that of presently split level of two-story units along Washington Street. The Commission therefore can permit: a. Split level units; or b. Split level and two-story units; or C. Two-story units; or d. Limit the units to one-story BJ/STAFFRPT.028 - 4 - q.!, n45 The question that needs to be asked, is if split level or two-story units are permitted here; how can they be limited elsewhere? Staff therefore feels that there is not adequate justification to support the request to change Condition #30. RECOMMENDATION Adopt Planning Commission Resolution No. 89- recommending to the City Council that Condition #30 remain as written and Condition #6.a. and 14 of the Conditions of Approval for Tentative Tract 23971 be amended to read as follows: 6. The Applicant shall construct or bond for half street improvements to the requirement of the City Engineer and the La Quinta Municipal Code, as follows: a. Washington Street shall be constructed to City standards for a 120-foot right-of-way width (Major Arterial), with a curb -to -curb width of 96-feet, with a eight -foot sidewalk, and two -percent cross slope to centerline, plus joins. 14. The Applicant shall submit a grading plan that is prepared by a registered civil engineer. Certification at the final grade stage and verification of pad elevations is also required prior to final approval of grading construction. Attachments: 1. Locality Plan 2. Tentative Tract Map 3. Staff Report from Planning Commission meeting November 14, 1989, with attached letter from Dean Homes dated November 16, 1989 4. Draft Planning Commission Resolution BJ/STAFFRPT.028 - 5 - ' 046 PLANNING COMMISSION RESOLUTION NO. 89- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL CONCURRENCE WITH THE ENVIRONMENTAL ANALYSIS AND APPROVAL OF TENTATIVE TRACT NO. 23971, AMENDMENT #1, AMENDING CONDITIONS OF APPROVAL NUMBERS 6A AND 14. CASE NO. TT 23971, AMENDMENT #1 - DEANE HOMES WHEREAS, the Planning Commission of the City of La Quinta, did, on the 12th day of December, 1989, hold a duly -notice Public Hearing to consider the request of Deane Homes to amend Conditions #6a and 14 of Tentative Tract No. 23971 (Planning Commission Resolution No. 89-30), generally located at the northeast corner of Washington Street and Miles Avenue, more particularly described as: A PORTION OF THE NORTHWEST AND NORTHEAST QUARTER OF SECTION 10, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE MERIDIAN. WHEREAS, said Tentative Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside, Resolution No. 82-213, adopted by reference in City of La Quinta Ordinance No. 5), in that a prior environmental determination was prepared and adopted for Tentative Tract No. 23971, and the Planning Director has determined that no extensive changes are proposed; therefore an additional environmental review is not warranted for this Amendment request; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts to justify the approval of said Tentative Tract Map amendment: 1. That Tentative Tract No. 23971 as amended and conditionally approved, is consistent with the goals, policies, and intent of the La Quinta General Plan for land use density, unit type, circulation requirements, R-2-8000 and R-1 zoning district development standards, and design requirements of the Subdivision Ordinance. BJ/RESOPC.034 - 1 - °_ O7 2. That the subject site has a rolling topography because of the sand dunes, with the overall slope going from the west to the east side of the property. The proposed circulation design and single-family lot layouts, as conditioned, are, therefore, suitable for the proposed land division. 3. That the design of Tentative Tract map No. 23971 as amended, Amendment #1 may cause substantial environmental damage or injury to the wildlife habitat of the Coachella Valley Fringe -Toed Lizard, but mitigation measures in the form of fees for a new habitat area will lessen this impact. 4. That the design of the subdivision, as conditionally approved, will be developed with public sewers and water, and, therefore, is not likely to cause serious public health problems. 5. That the design of Tentative Tract Map No. 23971 as amended, Amendment#1 will not conflict with easements acquired by the public at large for access through the project, since alternate easements for access and for use have been provided that are substantially equivalent to those previously acquired by the public. 6. That the proposed Tentative Tract No. 23971 as amended and as conditioned, provides for adequate maintenance of the landscape buffer areas. 7. That the proposed Tentative Tract No. 23971 as amended and as conditioned, provides storm water retention, park facilities, and noise mitigation. 8. That general impacts from the proposed tract were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan. WHEREAS, in the review of this Tentative Tract Map, the Planning Commission has considered the effect of the contemplated action of the housing needs of the region for purposes of balancing the needs against the public service needs of the residents of the City of La Quinta and its environs with available fiscal and environmental resources. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; BJ/RESOPC.034 - 2 - 04 2. That it does hereby Environmental Assessment Assessment No. 88-107 Tract Map is adequate. confirm the conclusion that a new is not needed and Environmental approved with the initial Tentative 3. That is does hereby recommend approval to the City Council of the subject Tentative Tract Map No. 23971, Amendment #1, for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 12th day of December, 1989, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JOHN WALLING, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California BJ/RESOPC.034 - 3 " O49 PLANNING COMMISSION RESOLUTION NO. 89- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP NO. 23971, AMENDMENT #1 DECEMBER 1:2, 1989 GENERAL CONDITIONS OF APPROVAL 1. Tentative Tract Map No. 23971 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. 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 and to offer for dedication such easements as may be required for the maintenance and operation of related facilities. Any assessments will be done on a benefit basis, as required by law. 4. The Developer shall retain a qualified archaeologist immediately upon discovery of any archaeological remains or artifacts and employ appropriate mitigation measures during project development. 5. The Developer of this subdivision of land 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 the final map without the approval of the City Engineer. Traffic and Circulation 6. The Applicant shall construct or bond for half street improvements to the requirements of the City Engineer and the La Quinta Municipal Code, as follows: a. Washington Street shall be constructed to City standards for a 120-foot right-of-way width (Major Arterial), with a curb -to -curb width of 96 feet, with a eight -foot sidewalk, and two -percent cross slope to centerline, plus joins. b. Miles Avenue shall be constructed to City standards for a 110-foot right-of-way width (Primary Arterial), with an 18-foot raised median island, six-foot sidewalk, and two -percent cross slope to centerline, plus joins. BJ/CONAPRV'L.030 C. The interior public street system shall be designed pursuant to the approved Exhibit A (tract map) for TT 23971, with a 60-foot right-of-way, a four -foot sidewalk, and two -percent slope. Streets A, E, H, and G (south of street A) shall have a curb -to -curb width of 40 feet. The remainder of the streets shall have a curb -to -curb width of 36 feet. Any variations to the approved street system design sections shall be subject to review and approval by the Public Works Department. 7. An encroachment permit for work in any abutting local jurisdiction shall be secured prior to constructing or jointing improvements (i.e., County of Riverside). CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO FINAL MAP APPROVAL 8. Prior to final map approval by the City Council, the Applicant shall submit a proposal to the Planning Commission, for recommendation to the City Council, for meeting parkland dedication requirements as set forth in Section 13.24.030, La Quinta Municipal Code. The proposal for dedication, fee -in -lieu, or combination thereof shall be based upon a dedication requirement of 1.96 acres, as determined in accordance with said Section. 9. A noise study shall be prepared by a qualified acoustical engineer, to be submitted to the Planning and Development Department for review and approval prior to final map approval. The study shall concentrate on noise impacts on the tract from perimeter arterial streets, and recommend alternative mitigation techniques. Recommendations of the study shall be incorporated into the tract design. The study shall consider use of building setbacks, engineering design, building orientation, noise barriers (berming and landscaping, etc.), and other techniques so as to avoid the isolated appearance given by walled developments. 10. Tract phasing plans, including phasing of public improvements, shall be submitted for review and approval by the Public Works Department and the Planning and Development Department. 11. The subdivider shall make provisions for maintenance of all landscape buffer and storm water retention areas via one of the following methods prior to final map approval: BJ/CONAPRVL.030 - 2 a. 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 Highways Code 22600 et seq.) to implement maintenance of all improved landscape buffer and storm water retention areas. It is understood and agreed that the 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 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 (3) Twenty -foot perimeter parkway lot along Miles Avenue. 12. Prior to recordation of a final map, the Applicant shall pay the required mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conversion Program, as adopted by the City, in the amount of $600 per acre of disturbed land. 13. The Applicant shall coordinate with Sunline Transit and the City to provide a future bus turnout and shelter location on Washington Street. A bus turnout shall be provided for in the approved street improvement plans, and shall either be constructed with those improvements bonded for. Appropriate bonding shall be provided in lieu of a completed bus stop shelter, until such time as service is provided by Sunline. BJ/CONAPRV'L.030 - 3 Grading and Drainage 14. The Applicant shall submit a grading plan that is prepared by a registered civil engineer. A registered civil engineer shall exercise sufficient supervisory control during grading to insure compliance with the plans, specifications and code within his purview. Certification at the final grade stage and verification of pad elevations is also required prior to final approval of grading construction. 15. The Applicant shall submit a copy of the proposed grading, landscaping, and irrigation plans to Coachella Valley Water District for review and comment with respect to C'VWD's water management program. 16. 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. 17. Any earthwork on contiguous properties required a written authorization from the owner(s) (slope easement) in a form acceptable to the City Engineer. 18. Drainage retention basin(s) shall be designed to retain the 100-year storm (24 hour) on -site within the basin, subject to the approval of the City Engineer. Retention basin size shall be adequate to provide required "storage" without use of street area for storage. Basin in excess of six-foot water depth shall be fully fenced (security) with lockable gate(s). 19. Owner shall execute and record a "Declaration of Dedication" in a form acceptable to the City and offering the dedication of drainage retention basin(s) to the City for future acceptance and maintenance. In the interim, the owners shall maintain the basin(s) and provide bond assurance accordingly. Traffic and Circulation 20. Applicant shall comply with the following requirements of the Public Works Department: a. The Applicant shall dedicate all necessary public street and utility easements as required, including all corner cutbacks. 053 BJ/CONAPRVL.030 - 4 - b. The Applicant shall submit street improvement plans 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 La Quinta Municipal Code (three-inch AC over four -inch Class 2 Base minimum for residential streets). C. Street name signs shall be furnished and installed by the Developer in accordance with City standards. 21. Applicant shall dedicate, with recordation of the tract map, access rights to Washington Street and Miles Avenue for all individual parcels which front or back-up to those rights -of -way. Tract Design 22. A minimum 20-foot landscaped setback shall be required along Washington Street and Miles Avenue. Design of the setbacks shall be approved by the Planning and Development Department. Setbacks shall be measured from ultimate right-of-way lines. a. The minimum setbacks may be modified to an "average" if a meandering or curvilinear wall design is used. b. Setback areas shall be established as a separate common lot and be maintained as set forth in Condition No. 11, unless an alternate method is approved by the Planning and Development Department. 23. The tract layout shall comply with all the R-1 zoning requirements, including minimum lot size and minimum average depth of a lot. The minimum lot size to be recorded in a final map shall be 7,200 square feet. 24. The Applicant shall acquire property from the owners of TT 23269 to allow for a third access. The access should line up with street "A" in TT 23971. Alternatively, the Applicant shall acquire property from the owner of TT 23268 to provide an access to line up with street "B" in TT 23971. The Applicant is responsible for the necessary construction of the road connection. The above is subject to City Engineer review and approval. Condition 34 shall also apply to the above access point. BJ/CONAPRVL.030 - 5 - ®'� 054 Walls, Fencing, Screening, and Landscaping 25. Prior to issuance of any grading permits, the Applicant shall submit to the Planning and Development Department an :interim landscape program for the entire tract, which shall be for the purpose of wind erosion and dust control. 26. Prior to final map approval, the Applicant shall submit to the Planning Division for review and approval a plan (or plans) showing the following: a. Landscaping, including plant types, sizes, spacing, locations, and irrigation system for all landscape buffer areas. Desert or native plant species and drought resistant planting materials shall be incorporated into the landscape plan. b. Location and design detail of any proposed and/or required walls. C. Exterior lighting plan, emphasizing minimization of light and glare impacts to surrounding properties. 27. Prior to final map approval, the subdivider shall submit criteria to be used for landscaping of all individual lot front yards. At a minimum, the criteria shall provide for two trees and an irrigation system. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE ISSUANCE OF BUILDING PERMITS 28. 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: o City Fire Marshal o City of La Quinta Public Works Department o Planning and Development Department, Planning Division o Coachella Valley Water District o Desert Sands Unified School District o Imperial Irrigation 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. BJ/CONAPRV'L.030 - 6 - V,JI 055 29. 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. 30. Seventy-five percent of dwelling units within 150 feet of the ultimate right-of-way of Miles Avenue shall be limited to one story, not to exceed 20 feet in height. The Applicant shall submit to the Planning and Development Department for approval a drawing showing the location of any units higher than one story located along Miles Avenue frontage. No dwelling units within 150 feet of the ultimate right-of-way of Washington Street shall be higher than one story. 31. The appropriate Planning approval shall be secured prior to establishing any of the following uses: a. Temporary construction facilities. b. Sales facilities, including their appurtenant signage. C. On -site advertising/construction signs. 32. If a specific dwelling product is envisioned or if groups of Lots are sold to builders prior to the issuance of building permits, the Applicant/ Builder shall submit complete detail architectural elevations for all units. The Planning Commission will review and approve these as a Business Item. The basic architectural standards shall be included as part of the C.C. & Rs. Traffic and Circulation 33. The Applicant shall pay a 25 percent share of ali fees necessary for signalization costs at the corner of Washington Street and Miles Avenue, and 100 percent of signalization costs at the Washington Street access to the tentative tract. 34. The termination point of the street shown as Lot "H" on Exhibit A (Tentative Tract Map), shall be barricaded to the satisfaction of the Public Works Department, unless the road network for Tract 23268 has been constructed and completed. Public Services and Utilities 35. The Applicant shall comply with City Fire Marshal. BJ/CONAPRVL.030 - 7 - the requirements of the uvi i oar 36. The Applicant shall comply with all requirements of the Coachella Valley Water District. Any necessary parcels for District facility expansion shall be shown on the final map and conveyed to the Coachella Valley Water District, in accordance with the Subdivision Map Act. 37. All utilities will be installed and City standards prior to construction soils engineer shall provide the test reports for review by the City required. trenches compacted to of any streets. The necessary compaction Engineer, as may be BJ/CONAPRVL.030 - 8 CITY COUNCIL RESOLUTION NO. 89- 30 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA ANNOUNCING FINDINGS, CONFIRMING THE ENVIRONMENTAL ANALYSIS AND GRANTING APPROVAL OF TENTATIVE TRACT NO. 23971 TO ALLOW THE CREATION OF A LAND SALES SUBDIVISION ON A 70+ ACRE SITE. CASE NO. TT 23971 - DEANE HOMES AND/OR THOMAS THORNBURGH WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 14th day of February, 1989, hold a duly -noticed Public Hearing to consider the request of Deane Homes and/or Thomas Thornburgh to subdivide 70+ acres into single-family development lots for sale, generally Tocated at the northeast corner of Washington Street and Miles Avenue, more particularly described as: A PORTION OF THE NORTHWEST AND NORTHEAST QUARTER OF SECTION 10, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE MERIDIAN. WHEREAS, the City Council of the City of La Quinta, California, did, on the 7th day of March, 1989, hold a duly -noticed Public Hearing to consider the Applicant's request and recommendation of the Planning Commission concerning the environmental analysis and Tentative Tract Map No. 23971; and WHEREAS, said tentative map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside, Resolution No. 82-213, adopted by reference in City of La Quinta ordinance No. 5), in that the Planning Director conducted an initial study, and has determined that the proposed tentative tract will not have a significant adverse impact on the environment; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did find the following facts to justify the approval of said tentative tract map: 1. That Tentative Tract No. 23971, as conditionally approved, is generally consistent with the goals, policies and intent of the La Quinta, General Plan for land use density, unit type, circulation requirements, R-1 zoning district development standards, and design :requirements of the Subdivision Ordinance. MR/RESOCC.026 -1- O 5S 2. That the subject site has a rolling topography because of the sand dunes, with the overall slope going from the west to the east side of the property. The proposed circulation design and single-family lot layouts, as conditioned, are, therefore, suitable for the proposed land division. 3. That the design of Tentative Tract Map No. 23971 may cause substantial environmental damage or injury to the wildlife habitat of the Coachella Valley Fringe -Toed Lizard, but mitigation measures in the form of fees for a new habitat area will lessen this impact. 4. That the design of the subdivision, as conditionally approved, will be developed with public sewers and water, and, therefore, is not likely to cause serious public health problems. 5. 'Chat the design of Tentative Tract Map No. 23971 will not conflict with easements acquired by the public at large for access through the project, since alternate easements for access and for use have been provided that are substantially equivalent to those previously acquired by -the public. 6. That the proposed Tentative Tract No. 23971, as conditioned, provides for adequate maintenance of the landscape buffer areas. 7. That the proposed Tentative Tract No. 23971, as conditioned, provides storm water retention, park facilities, and noise mitigation. 8. 'That general impacts from the proposed tract were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan. WHEREAS, in the review of this Tentative Tract Map, the City Council has considered the effect of the contemplated action of the housing needs of the region, for purposes of balancing the needs against the public service needs of the residents of the City of La Quinta and its environs with available fiscal and environmental resources. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Council in this case; 2. That it does hereby confirm the conclusion of Environmental Assessment No. 88-107 relative to the environmental concerns of this tentative tract; MR/RESOCC.026 -2- 0 59 3. That it does hereby approve the subject Tentative Tract Map No. 23971 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City Council, held on this 7th day of March, 1989, by the following vote, to wit: AYES: Council Members Bohnenberger, Rushworth, Sniff, Mayor Pena NOES: None ABSENT: Council Member Bosworth ABSTAIN: None JOHN PEN' - City of La Quinta, California ATT T: AUNDRA L. JUH LA, ty Clerk City of La Quinta, California APPROVED AS TO FORM: BARRY B D , City Attorney City of La Quinta, California MR/RESOCC.026 -3- 116 q N 00 41 1 r Y9i <� t Z nt�i't ui tq W r • { F a ATTACHMENT No. 2 4 41 low, l ' 1 i { !{•�i r a c lilt HL !-_' • _ I�ii • c ♦, ,.ds,4� 34ftj�s j, St Vi as q..4`•• ,��l E2ai 1 i t? ! [ =i i:3 .',:p�o� G:cci /'/ P ATTACHMENT No. 3 MEMORANDUM CITY OF LA OUINTA CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: THE PLANNING AND DEVELOPMENT DEPARTMENT DATE: NOVEMBER 14, 1989 SUBJECT: REVIEW OF DEANE HOMES BUILDING HEIGHTS ADJACENT TO WASHINGTON STREET The Conditions of Approval for Tract 23971, located at the northeast corner of Washington Street and Miles Avenue restrict lots within 150 feet of Washington Street to one-story residences. the Applicant is requesting a modification to the condition to allow "homes not visible to Washington Street" which may include split level or two-story homes. Attached is a letter explaining their justification for such a request. Additionally, photographs and line of sight plans have been submitted. The Planning Commission should review the request and provide direction to the Applicant. attachments: 1. Letter from Applicant 2. Partial Conditions of Approval 3. Line of Sight Studies MR/MEMOPC.032 Deane �j Homes mission hills July 24, 1989 RECEIVE® CITY OF LA QUINTA PLANNING 3 DEVELOPMENT DEPT. Mr. John. Walling, Chairman ATTACHMENT 1 La Quinta Planning Commission PO Box 1504 La Quinta, CA 92253 RE: Deane Homes Tract 23971; Washington Street at Miles Avenue Dear Mr. Walling; The purpose of this letter is to request that we be put on your August 7, 1989 Study Session Agenda. We wish to discuss the policy condition that only single story homes may be built on our lots backing up to Washington. Street. Let me hasten to add that we have agreed to that condition of our subdivision approval and are prepared to implement it. The question we wish to pose at the study session, however, is could the condition be changed to provide that "only single story homes may be built along Wahsington Street or homes not visible from Wahsington Street." We recognize that Washington Street is the "image corridor" to La Quints, and that a precedent has been set with other developers that only single story homes may be built. On the other hand, I understand the condition has not been raised for further discussion and consideration by the other developers either. For further consideration, I have enclosed Sight Line Studies which indicate that with unusually large rear yards and a slightly increased elevation of our perimeter berm and wall a two story house would not be visible from Washington Street. As you may see on the Sight Line Study, the roofs of the single story houses are ;presently visible from Washington Street. Our interest in considering this matter lies in the fact that the "neighborhood" backing up to Washington Stree, all are proposing to develop, lacks variety because one entire side of the street is lined with single story houses whereas the rest of our community has the variety afforded by single story, split level and two story houses. To maintain the variety we are willing to expend the funds required to raise the Washington Street berm and create large rear 15 Augusta Drive, PO. Box 851, Rancho Mirage, CA 92270, 619-321-8004 2 Sales: 619-321 2139 yards as shown on the Sight Line Study if you are willing to consider the change in the completion to allow single story homes or homes not visible to Washington Street are permitted. S iA?J LK F/-S p� J Robert E. Hardesty 9 11 C. --rT' Z3j-71 ATTACHMENT ,2 ` 27. Prior to final map approval, the subdivider shall submit criteria to be used for landscaping of all individual lot front yards. At a minimum, the criteria shall provide for two trees and an irrigation system. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE ISSUANCE OF BUILDING PERMITS 28. 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: o City Fire Marshal o City of La Quint& Public Works Department o Planning and Development Department, Planning Division o Coachella Valley water District o Desert Sands Unified School District o Imperial Irrigation 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. 29. 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. 30. Seventy-five percent of dwelling units within 150 feet of the ultimate right-of-way of Miles Avenue shall be limited to one story, not to exceed 20 feet in height. The Applicant shall submit to the Planning and Development Department for approval a drawing showing the location of any units higher than one story located along Miles Avenue frontage. No dwelling units within 150 feet of the ultimate right-of-way of Washington Street shall be higher than one story. 31. The appropriate Planning approval shall be secured prior to establishing any of the following uses: MR/CONAPRVL.046 -7- 6 DATE: PROJECT: PROJECT DESCRIPTION PROJECT LOCATION: APPLICANT: BACKGROUND: STAFF REPORT BS-1 PLANNING COMMISSION MEETING DECEMBER 12, 1989 TENTATIVE TRACT NO. 24517 - RANCHO OCOTILLO PARKLAND FEE -IN -LIEU PROPOSAL SOUTHEAST CORNER OF FRED WARING DRIVE AND ADAMS STREET E. G. WILLIAMS DEVELOPMENT CORPORATION Tentative Tract Map 24517 received approval from the Planning Commission on May 23, 1989, and City Council on June 6, 1989. Condition 410 required the Applicant to submit a proposal for parkland, fee -in -lieu or a combination thereof to be considered by the Planning Commission and City Council. ANALYSIS - A parkland evaluation was done for this area. This property did not appear to provide a suitable location for parkland. The property east of this tract was identified as providing the best location for parkland. Therefore, the Applicant proposes to pay fee -in -lieu rather than dedicate parkland. The City Ordinance, based upon the number of lots (91) requires 0.82 acres of parkland. The Applicant proposes to pay an amount of $41,000 in lieu fee (see Attachment #1). RECOMMENDATION: By minute motion recommend to the City Council that fee -in -lieu in the amount of $41,000 should be accepted rather than parkland for Tract Map 24517. Attachments: 1. Parkland Dedication Formula and Data sheet 2. Letter from Applicant BJ/STAFFRPT.027 - 1 - e I �- a 067 PARKLAND DEDICATION FORMULA AND DATA SHEET Date November 14, 1989 Owner's Name _ Waring/Adams Venture by E. G. Williams Development Corporation Parcel/Tract Map No. Assessor's Parcel No. 613-420-019 and 613-420-010 No. Lots/Units Proposed Type Dwelling Units Single Family Household Size (see Planning & Development Dept.) Average Appraised Current Market Value of Undeveloped Land (AAMV) Land Acreage (Gross) 27.62 Market Value/Acre (MV/AC) $sn nnn FORMULA FOR DEDICATION No. Dwelling Household 1,000 Units X Size Persons 91 X 3.01 Acres To Be Dedicated For Public Parkland Acreage To Be! Charged For In -Lieu Fees Total Acres IN -LIEU FEE CALCULATIONS Park Acres X MV/AC 0.82 X _ sn nnn Total In -Lieu Fee Planning & Development Director Approval X 3 = $41,000 Acres To Be Dedicated Fee is due prior to recordation of Tract Map. Checks should be made payable to City of La Quinta. Staple check to form and return to: City of La Quinta, 78-105 Calle Estado, P. O. Box 1504, La Quinta, CA 92253. BJ/FORM.004 9 P, 68 WILLIAMS DEVELOPMENT CORPORATION November 22, 1989 Mr. Jerry Herman Planning & Development Director City of La Quinta 78-105 Calle Estado La Quinta, CA 92253 RE: PARKLAND FEE - TRACT 24517 Dear Mr. Herman: REC01v t O t!nV 2 71989 CITY OF LA QUINTA PLANNING & DEVELOPMENT OEPT. I have enclosed for your review and approval the Parkland data sheet and our check for the fee. Please contact me should you have any questions. Very truly yours, WILLIAMS DEVELOPMENT CORPORATION Marty W. Butler Executive Vice President MWB/jaf Encl. 42-600 Cook Street • Suite 135 • Palm Desert, CA 92260 • 619/345-7541 • FAX 6191345-7683 (16 i