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PC Resolution 1988-003PLANNING COMMISSION RESOLUTION NO. 88-003 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF TENTATIVE TRACT NO. 23269, TO ALLOW THE CREATION OF A LAND SALES SUBDIVISION OF 180 SINGLE-FAMILY LOTS ON A 72+ ACRE PORTION OF A TOTAL OF 120+ ACRES. CASE NO. TT 23269 - VALLEY LAND DEVELOPMENT COMPANY WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 23rd day of February, 1988, hold a duly -noticed Public Hearing to consider the request of Valley Land Development Company to subdivide 72+ acres into 180 single-family development lots for sale, generally located at the southwest corner of Fred Waring Drive and Adams Street, more particularly described as: A portion of the north half of the northeast quarter of Section 19, Township 5 south, Range 7 east, SBBM; 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 Planning Commission did find the following facts to justify the approval of said tentative tract map: 1. That Tentative Tract No. 23269, as conditionally approved, is consistent with the goals, policies and intent of the La Quinta General Plan and the standards of the Municipal Land Division Ordinance. 2. That the subject site is physically suitable for the proposed land division. 3. That the design of Tentative Tract Map No. 23269 may cause substantial environmental damage or injury to the wildlife habitat of the Coachella MR/RES088.003 -1- Valley Fringe -Toed Lizard, but mitigation measures in the form of fees for a new habitat area will mitigate this impact. 4. That the design of the subdivision, as conditionally approved, is not likely to cause serious public health problems. 5. That general impacts from the proposed tract were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan. 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 No. 88-086 relative to the environmental concerns of this tentative tract; 3. That it does hereby approve the above -described Tentative Tract Map No. 23269 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 23rd day of February, 1988, by the following vote, to wit: AYES: Commissioners Steding, Bund, Walling, Zelles NOES: ABSENT: Commissioner Moran ABSTAIN: MR/RESO88.003 -2- PLANNING COMMISSION RESOLUTION NO. 88-003 CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 23269 PROPOSED - FEBRUARY 23, 1988 GENERAL 1. Tentative Tract Map No. 23269 shall comply with the requirements and standards of the State Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless otherwise modified by the following conditions. 2. This tentative tract map approval shall expire two years after the original date of approval by the La Quinta City Council unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. 3. Tract phasing plans, including phasing of public improvements, shall be submitted for review and approval by the Public Works Department and the Planning & Development Department. 4. Prior to the issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following public agencies: o City Fire Marshal o City of La Quinta Public Works Department o Planning and Development Department, Planning Division o Riverside County Environmental Health Department 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. GRADING AND DRAINAGE 5. 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 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. MR/CONAPRVL.019 -1- 6. 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. 7. Drainage disposal facilities shall be provided as required by the Public Works Director. The Applicant shall comply with any fee requirements as may be in effect at the time of final map recordation. Drainage facilities shall be capable of retaining 100-year storm flows on -site. TRAFFIC AND CIRCULATION 8. 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. b. The Applicant shall construct street improvements to the requirements of the City Engineer and the La Quinta Municipal Code, as follows: (1) Fred Waring Drive shall be constructed to City standards for a 120-foot right-of-way width (Major Arterial). (2) Adams Street shall be constructed to City standards for an 88-foot right-of-way width (Secondary Arterial), with a curb -to -curb width of 64 feet. Adams Street shall be designed for ultimate grade from Fred Waring Drive to Miles Avenue, and constructed adjacent to Tract 23269, and as necessary for reasonable transitions and surface drainage requirements. (3) The interior private street system shall be designed as per the approved "Exhibit A" for TT 23269. Cul-de-sacs shall be designed for a minimum 45-foot right-of-way turnaround radius. Any variations in the approved street system design sections shall be subject to review and approval of the Public Works Department and in accordance with City standards. MR/CONAPRVL.019 -2- C. 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). d. All utilities will be installed and trenches compacted to City standards prior to construction of any streets. The soils engineer shall provide the necessary compaction test reports for review by the City Engineer, as may be required. 9. Applicant shall dedicate, with recordation of the tract map, access rights to Fred Waring Drive and Adams Street, for all individual parcels which front or back-up to those rights -of -way. TRACT DESIGN 10. A minimum 20-foot landscaped setback shall be required along Fred Waring Drive; a minimum 10-foot setback along Adams Street. 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. 22, unless an alternate method is approved by the Planning and Development Department. 11. The Applicant shall prepare, for Planning Commission review and approval, architectural standards for the future residences. These standards shall be recorded as C.C. & Rs. 12. Any lots within 150 feet of the ultimate right-of-ways of Fred Waring Drive or Adams Street shall be limited to one story, not to exceed 20 feet in height. PUBLIC SERVICES AND UTILITIES 13. The Applicant shall comply with the requirements of the City Fire Marshal: a. Schedule A fire protection shall be provided by approved standard fire hydrants (6" X 4" X 2-1/2" X 2-1/2"), located one at each street intersection MR/CONAPRVL.019 -3- and spaced not more than 330 feet apart in any direction with no portion of any lot frontage more than 165 feet from a hydrant. Minimum fire flow shall be 1000 GPM for two hours duration at 20 PSI. b. Applicant/Developer shall furnish one (1) copy of the water system plans to the Fire Department for review. Plans shall conform to fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plans shall be signed/approved by a registered civil engineer and the Coachella Valley Water District, 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." The required system, including hydrants, shall be installed and accepted by the Coachella Valley Water District prior to any combustible materials being placed on an individual lot. 14. 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. Written clearance/acceptance of the locations by CVWD shall be provided. 15. The Applicant shall coordinate with Sunline Transit to provide a future bus turnout location on Fred Waring Drive and/or Adams Street. A bus turnout shall be provided for in the approved street improvement plans, and shall either be constructed with those improvements or bonded for. Appropriate bonding shall be provided in lieu of a completed bus stop shelter, until such time as service is provided by Sunline. WALLS, FENCING, SCREENING AND LANDSCAPING 16. 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. 17. 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 to plant types, sizes, spacing locations, and irrigation system for all common areas. Desert or native plant species and drought resistant planting materials shall be incorporated into the landscape plan. MR/CONAPRVL.019 -4- 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. 18. Prior to final map approval, the Applicant 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. MISCELLANEOUS 19. Provisions shall be made to comply with the provisions and requirements of the City's adopted Infrastructure Fee Program in effect at the time of issuance of building permits. 20. 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 1.57 acres, as determined in accordance with said Section. 21. 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. 22. The subdivider shall make provisions for maintenance of all common 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 & Highways Code, Section 5820 et seq.) or the Lighting and Landscaping Act of 1972 (Streets & Highway Code 22600 et seq.) to implement maintenance of all improved common ownership areas, including streets. It is understood and agreed that the developer/Applicant shall pay all above costs of MR/CONAPRVL.019 -5- maintenance for said improved common areas until such time as tax revenues are received frog 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 facilities will be maintained. A homeowner's association shall be created with the unqualified right to assess the owners of the individual units for reasonable maintenance costs. The association shall have the right to lien the property of any owners who default in the payment of their assessments. The common facilities to be maintained are as follows: (1) Storm water retention system. (2) Twenty -foot perimeter parkway lot along Fred Waring Drive. (3) Ten -foot perimeter parkway lot along Adams street. (4) Private street rights -of -way. 23. 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. 24. The developer shall retain a qualified archaeologist immediately upon discovery of any archaeological remains or artifacts and employ appropriate mitigation measures during project development. 25. 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. 26. 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. Access gates/guardhouses. d. On -site advertising/construction signs MR/CONAPRVL.019 -6-