Loading...
PC Resolution 1987-015PLANNING COMMISSION RESOLUTION NO. 87-015 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, ANNOUNCING FINDINGS RECONFIRMING THE ENVIRONMENTAL ANALYSIS AND RECOMMENDING APPROVAL OF TENTATIVE TRACT NO. 20016 TO ALLOW A SECOND EXTENSION OF TIME. CASE NO. TT 20016, AMENDED NO. 1 - SECOND EXTENSION OF TIME WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 21st day of June, 1984, hold a duly -noticed Public Hearing recommending confirmation of the environmental analysis and approval of the request of Psomas & Associates to subdivide 33.3 acres into a 140-unit single-family detached planned residential development, generally located at the northwest corner of Miles Avenue and Dune Palms Road, more particularly described as follows: A portion of the southeast quarter of the northwest half of Section 20, Township 5 South, Range 7 East, S.B.B.M. WHEREAS, the City Council of the City of La Quinta, California, did, on the 17th day of July, 1984, 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. 20016, Amended No. 1; and WHEREAS, said Tentative Map 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 determined after initial study (Environmental Assessment No. 84-020) that the project would not have a significant adverse impact on the environment and that a Negative Declaration should be filed; 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 make findings to justify the approval of said Tentative Tract Map; and, WHEREAS, at said Public Hearing, said Tentative Tract Map No. 20016 was approved by the La Quinta City Council based on said findings and subject to certain conditions; and, WHEREAS, on July 1, 1986, the City Council did extend the original expiration date to July 18, 1987, based upon findings made by the Planning Commission and subject to additional conditions; and, MR/RESODRFT.015 WHEREAS, the owner, Mr. Harold Hirsch, has applied for a second extension of time for TT 20016, in accordance with Section 13.16.230 of the La Quinta Municipal Code relating to time extensions on tentative maps; and, WHEREAS, the La Quinta Planning Commission did find the following facts to justify approval of said extension of time: 1. The Tentative Tract No. 20016, as conditionally approved, is generally consistent with the goals, policies and intent of the La Quinta General Plan, and the standards of the Municipal Land Division and Land Use Ordinances. 2. The subject site is physically suitable for the proposed subdivision. 3. Adherence to the current conditions of approval will ensure that the project will not be likely to cause substantial environmental damage and that impacts on wildlife habitat will be mitigated to the extent feasible. 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 Planning Commission in this case; 2. That it does hereby reconfirm the conclusion of Environmental Assessment No. 84-020; 3. That it does hereby recommend to the City Council approval of the above -described Second Extension of Time for Tentative Tract Map No. 20016 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 25th day of August, 1987, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ATTEST Commissioners Moran, Walling, Bund, Zelles Commissioner Steding MR/RESODRFT.015 COMPOSITE OF APPLICABLE CONDITIONS APPROVAL TENTATIVE TRACT NO. 20016, AMENDED #1/JULY 18, 1984; FIRST EXTENSION OF TIME/JULY 24, 1987; AND NEW CONDITIONS FROM SECOND EXTENSION OF TIME/AUGUST 25, 1987 1. Tentative Tract Map No. 20016, Amended No. 1, shall comply with standards and requirements of the State Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless otherwise modified by the following conditions. 2. Tract phasing plans (if any), including any proposed phasing of public improvements, shall be submitted to the City Engineer and Planning and Development Department for review and approval. 3. Prior to the issuance of a building permit for construction of any use contemplated by this approval, the Applicant shall first obtain permits and/or clearances from the following public agencies: • Riverside County Environmental Health Department • City Engineer • City Fire Marshal • Planning and Development Department • Desert Sands Unified School District Evidence of said permit or clearance from the above agencies shall be presented to the Building Section at the time of the application for a building permit for the use contemplated herewith. 4. Development of Tentative Tract Map No. 20016 shall comply with the approved Exhibits A, B, C, and D as contained in the Planning and Development Department's file for Tentative Tract Map No. 20016, and the following conditions which shall take precedence in the event of any conflicts with the provisions of the Tentative Tract. 5. Development of Tentative Tract Map No. 20016 shall comply with the La Quinta General Plan and City standards in effect at the time of final map recordation. Building Design Review 6. The floor plans (Exhibit B) for Unit "C" shall be revised to provide all bedrooms with minimum 10-foot width and depth dimensions and a minimum 100 square feet of livable area. MR/CONAPRVL.009 1 7. The floor plans (Exhibit B) shall be revised to provide the single -car garages with minimum 12' x 20' interior dimensions. A Pedestrian door leading from the garage directly into the house or onto a covered walkway shall be provided. Streets, Grading and Drainaqe 8. The Applicant shall comply with the following requirements of the City Engineer: a. Miles Avenue, Dune Palms Road and all interior private streets shall be improved in accordance with City standards and the provisions of the La Quinta General Plan in effect at the time of final map recordation. (1) The main private loop street shall be a minimum 32-feet wide (curb -to -curb) with parking on one side only, and all other private streets shall be a minimum 28-feet wide (curb -to -curb) with no on -street parking. (2) The Applicant shall construct and landscape center medians on the adjacent public streets in accordance with the General Plan provisions. b. The Applicant shall dedicate any additional required rights -of -way along Dune Palms Road and shall provide a corner cutback at the intersection of Dune Palms Road and I Miles Avenue, in accordance with City standards. C. Prior to final map recordation, the Applicant shall submit grade studies for Miles Avenue and Dune Palms Road to the City Engineer for review and approval. d. The project entrance on Miles Avenue shall have acceleration and deceleration lanes and a left -turn lane in accordance with City standards. e. The Applicant shall submit soils report and grading plan to the City Engineer for review and approval. f. Prior to the issuance of grading permits, the Applicant shall submit a hydrology study to the City for review. All pads shall be protected from a 100-year storm. g. An emergency or secondary access shall be provided on Dune Palms Road. h. The Applicant shall install bike lanes or pedestrian walk/bicycle paths along all perimeter public streets in accordance with City standards in effect at the time of development. I MR/CONAPRVL.009 2 9. The Applicant shall submit detail plans showing the location and design of the entry gate and gatehouse (if any) to the Planning and Development Department for review and approval. All gates shall have a City -approved radio receiver which will accept signals from the emergency transmitters of the Riverside County Sheriff and Fire Departments, and which will activate the gates to provide emergency access. Prior to the submittal of building plans for the installation of entry gates to the project, the Applicant shall submit a traffic analysis demonstrating that adequate stacking space and turn lanes are being provided to accommodate the anticipated traffic. 10. The Applicant shall agree to pay the proportionate or prorata share, or agree to participate in any assessment district or other funding means determined by the City, to install public street lighting and to underground existing high voltage overhead utility lines not exceeding 12KV on the adjacent public street rights -of -way, provided that such improvement districts or projects have been approved and in effect prior to the recordation of the final map. 11. A plan showing proposed parking along the private road system shall be submitted for review and approval by the Planning and Development Department. The plan shall designate any "no parking" areas and indicate the method of identifying them. 12. A plan showing non -automotive means of transportation within the project, including bicycle and pedestrian paths, shall be submitted for review and approval by the Planning and Development Department prior to final map recordation. Public Services and Utilities 13. Fire protection shall be provided in accordance with the Uniform Fire Code and City standards and requirements in effect at the time of development. a. Prior to issuance of any building permit, the following conditions shall be met/certified to: (1) Fire Hydrants - Install super fire hydrants located no less than 25 feet nor greater than 165 feet from any portion of exterior walls of proposed building(s), spaced 330 feet apart, as measured along approved vehicular travelways. Installation shall be on a water system capable of delivering 1500 GPM fire flow for a two-hour duration at 20 psi residual operating pressure in accordance with Ordinance No. 7, Section 10.301c. (2) Developer shall furnish two copies of water system plans to the Fire Department for review and approval. Plans shall conform to fire hydrants types, location and spacing; the water system shall meet fire flow MR/CONAPRVL.009 3 requirements. Plans shall be signed by a registered civil engineer and approved by the water company with the following certification: "I certify that the design of the water system in Tentative Tract No. 20016 is in accordance with the requirements prescribed by the Riverside County Fire Department." (3) Prior to arrival of combustible materials on the construction site, the above (1) fire protection must be operating. (4) Provide written certification from the water company that hydrants will be installed and will produce the required flow. b. Cul-de-sac turning circles must have a minimum unobstructed 90-foot turning diameter. C. Cul-de-sac streets shall be no longer than 550 feet, unless alternate emergency access is provided in accordance with the requirements of the City Fire Marshal and City Engineer 14. The water and sewage disposal systems shall be installed in accordance with the requirements of the City and of Coachella Valley Water District. 15. The Applicant shall comply with the requirements of Coachella Valley Water District as follows: a. Domestic water and sanitation service shall be provided in accordance with the requirements of Coachella Valley Water District. b. The developer shall provide land on which to locate additional facilities for the expansion of the water system. These sites shall be shown on the tract map as lot; to be deeded to the District for such purpose. C. The area shall be annexed to Improvement District No. 55 of CVWD for sanitation service. 16. The Applicant shall provide all necessary easements for public utilities. All on -site utilities shall be placed underground. 17. The Applicant shall comply with the requirements of Imperial Irrigation District as follows: a. The Applicant shall provide 10-foot-wide public utility easements on both sides of all interior streets and a 10-foot-wide public utility easement along the north and west sides of the project site from Dune Palms Road to Miles Avenue. MR/CONAPRVL.009 4 b. Electric service shall be extended underground from adjacent Power facilities into the site. 18. As mitigation for the impact on the public schools, the Applicant shall comply with the following: a. Prior to recordation of a final map, the Applicant shall complete a school impact mitigation agreement with Desert Sands Unified School District. b. Prior to the issuance of any building permits for construction of dwellings, the Applicant shall provide the Planning and Development Department with written clearance from Desert Sands Unified School District. Mangement 19. Prior to the recordation of the final map, the Applicant shall submit to the Planning and Development Department the following documents which shall demonstrate to the satisfaction of the City that the open space/recreation areas and private streets and drives shall be maintained in accordance with the intent and purpose of this approval: a. The document to convey title; b. Covenants, Conditions and Restrictions to be recorded; and C. Management and maintenance agreement to be entered into with the unit/lot owners of this land division. The approved Covenants, Conditions and Restrictions shall be recorded at the same time that the final subdivision map is recorded. A Homeowners Association, with the unqualified right to assess the owners of the individual units for reasonable maintenance costs shall be established and continuously maintained. The association shall have the right to lien the property of any owners who default in the payment of their assessments. Such lien shall not be subordinate to any encumbrance other than a first deed of trust, provided that such deed of trust is made in good faith and for value and is of record prior to the lien of the homeowners association. Miscellaneous 20. Prior to the recordation of the final map, the Applicant shall provide for mitigation of the impact on the fringe -toed lizard by complying with requirements of the mitigation fees. 21. Prior to the issuance of building permits, the Applicant shall submit to the Planning and Development Department for review and approval a plan (or plans) showing the following: MR/CONAPRVL.009 a. Landscaping, including plant types, sizes, spacing, and locations as required by these conditions, or proposed by the Applicant. b. Landscape irrigation system. C. Location and design of any proposed and/or required walls. d. Location and design of sidewalks on -site and on adjacent streets. e. Exterior lighting plan. f. Location and design of any and all proposed trash enclosure(s) and signed approval of same by Palm Desert Disposal. The approved landscaping and improvements shall be installed prior to the issuance of a Certificate of Occupancy. The landscaping shall be maintained in a healthy and viable condition for the life of the project. Landscaping within 10 feet of all driveway approaches shall not exceed 30 inches in height. Landscaping shall not interfere with vehicle overhang areas. Prior to submission of any plans for building permit issuance to the Planning and Development Department, the Applicant shall secure written approval of the landscape plan from the Riverside County Agricultural Commissioner's Office relative to the appropriate inspection for pest control. At a minimum, the plans shall provide the contractor's name, address and phone number, and the place of origin of all planting materials. 22. Desert or native plant species and drought -resistant planting materials shall be incorporated into the landscaping plans for the project and the public street parkways. 23. The Applicant shall comply with the requirements of the City's adopted Infrastructure Fee program in effect at the time of issuance of building permits. This fee may include drainage fees, provided that an areawide drainage plan has been adopted and is in effect prior to the recordation of the final map. Thirty (30) days prior to the approval of a final map, the Applicant/Subdivider shall have submitted to the City Manager any and all claims or requests for credit toward Infrastructure Fees attributable from the development of this tract. The City Manager's report shall be made a part of the Council's deliberation on a final map, and the action of the City Council in the acceptance or rejection of any such claim or request shall constitute the complete understanding between parties as to the disposition of infrastructure fees as it may relate to any future credit. MR/CONAPRVL.009 24. Provision shall be made to improve Dune Palms Road as it crosses the Whitewater Storm Channel. The amount of contribution to and timing of the construction of these improvements shall be determined by the City Council. a. Plan Preparation: Improvement plan drawings and cost estimates for these improvements shall be prepared by the City Engineer. b. Method of Financing: Applicant shall contribute an amount to be determined for these improvements. In conjunction with review of improvement drawings, the method of financing shall be determined and may include a per -unit "up -front" contribution for the entire project with reimbursement from other affected developments, an assessment district, or similar financing techniques. C. Timing of Improvements: Upon establishing a method of financing these improvements, it shall be determined when they are to be installed. The improvements may be required with other road improvements at time of final map recordation, may be tied to a percentage of occupancy permits within the project, or may be related to some other time criteria. d. Final Map: If requirements set forth in a., b., and c. above are not completed prior to map recordation, the Applicant shall enter into an agreement with the City and provide appropriate performance guarantees to assure compliance with this condition. e. Notice: Applicant shall be provided adequate notice of any City Council consideration of these requirements. 25. The Applicant shall submit a recreation plan for review and approval prior to issuance of a building permit. The recreation plan shall show all recreational amenities, including, but not limited to: • Pools & Spas (dimensions and square footages) • Recreation and Community Buildings • Tennis Courts • Playgrounds and/or "Tot Lots" (include equipment used) • Volleyball, Basketball and Handball Courts (if any) Additional facilities may be required if the plan does not include adequate facilities for the private recreational needs of residents. MR/CONAPRVL.009 7 26. Perimeter security walls and fences shall be subject to the following standards: a. Setbacks for perimeter walls and fences shall be a minimum of ten (10) feet from the Miles Avenue and Dune Palms Road rights -of -way, or in accordance with the provisions of the General Plan as in effect at the time of construction, whichever is greater. b. Portions of the perimeter walls shall have wrought iron (o. similar open fencing) to provide views from the street int the project. C. A modification of these standards may be permitted, dependent upon the overall location and design of the fencing/wall. d. All fencing designs, including location and materials, sha be subject to City review and approval The Applicant acknowledges that the City is considering a City-wide Landscape and Lighting District and, by recording a subdivision map, agrees to be included in the district. Any assessments will be done on a benefit basis as required by law. The Applicant shall pay the required processing, plan checking, and inspection fees as are current at the time the work is bein accomplished by City personnel or subcontractors for the Planning, Building, or Engineering Divisions. MR/CONAPRVL.009 8