PC Resolution 1988-007PLANNING COMMISSION RESOLUTION NO. 88-007
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF TENTATIVE TRACT MAP NO.
23292, TO ALLOW THE CREATION OF A
SINGLE-FAMILY LAND SALES SUBDIVISION
AND MULTI -FAMILY LOT.
CASE NO. TT 23292 - LANDMARK LAND COMPANY INC.
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 12th day of April, 1988, hold a
duly -noticed Public Hearing to consider the request of Landmark
Land Company Inc. to subdivide 95.1 acres into 193
single-family lots, 1 multi -family lot, and numerous street and
common lots, generally located between Avenue 50 and the Calle
Tampico extension, and Calle Rondo and Park Avenue alignment,
more particularly described as:
A portion of Section 6, Township 6 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 has
determined that the proposed tentative tract has been
previously assessed in connection with the Duna La Quinta
Specific Plan for which an Environmental Impact Report was
approved; 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 Map No. 23292, as
conditionally approved, is consistent with the Duna
La Quinta Specific Plan, 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
not likely to
damage or injury
habitat.
Tentative Tract Map No. 23292 is
cause substantial environmental
to fish or wildlife or their
MR/RESO88.007 -1-
4. That the design of the subdivision, as
conditionally approved, is not likely to cause
serious public health problems.
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 that the
previous Environmental Impact Report for Duna La
Quinta Specific Plan No. 83-001 assessed the
environmental concerns of this tentative tract;
3. That it does hereby approve the above -described
Tentative Tract Map No. 23292 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
April, 1988, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Commissioners Bund, Steding, Walling, Zelles
Commissioner Moran
MR/RESO88.007 -2-
PLANNING COMMISSION RESOLUTION NO. 88-007
CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 23292
PROPOSED - APRIL 12, 1988
rRWR.R A T.
1. Tentative Tract Map No. 23292 shall comply with the
requirements and standards of the State Subdivision Map
Act, conditions of Duna La Quinta Specific Plan, 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. Prior to final tract approval, the Subdivider shall
comply with development requests of the Fire Marshal,
Public Works Department, and Coachella Valley Water
District. Written clearances from these agencies must be
provided to the Planning and Development Department.
TRAFFIC AND CIRCULATION
4. Subdivider shall comply with all requirements of the
Public Works Department, including the following:
a. Dedication of all necessary public street and
utility easements as required. At a minimum, the
following half -street rights -of -way shall be
provided:
Avenue 50 ........... 50 feet
Calle Tampico ....... 30 feet
Calle Rondo ........ 30 feet
Avenida Ultimo ...... 30 feet
b. All street improvements shall be constructed to the
requirements of the City Engineer and the La Quinta
Municipal Code, as follows:
(1) Full street improvements along Calle Tampico
from Washington Street to the intersection of
Calle Rondo and Calle Tampico, including
appropriate street transition.
(2) Half -street improvements along Calle Rondo
and Avenida Ultimo.
MR/CONAPRVL.024 -1-
(3) Three -quarter -street improvements along Calle
Tampico from the intersection of Calle Rondo
eastward to Park Avenue, and Park Avenue from
Calle Tampico to Avenue 50.
(4) Three -quarter -street improvements along
Avenue 50 for the length of the tract. These
improvements shall include an appropriate
raised median, and eight -foot sidewalk with a
two percent cross slope.
(5) The private streets are to be developed
pursuant to City construction standards for
public streets.
C. Access along Avenue 50 for Lot 195 is prohibited.
d. Subdivider shall dedicate, with recordation of the
final tract map, access rights to Avenue 50, Park
Avenue, Calle Tampico, and Calle Rondo for all
individual lots which front or back-up to the
right-of-way.
e. Provide adequate storm water retention.
f. The Subdivider shall comply with the action of the
Traffic and Safety Committee for the installation
of (1) a City traffic signal at the intersection of
Avenue 50 and Park Avenue (with concurrence of
Council), (2) raised median design along Avenue 50,
and (3) bikeway path along Calle Tampico and Park
Avenue.
g. Provide a dimensioned, detailed Park Avenue access
entry design, including access control system
location and turn -around area, for the purpose of
demonstrating adequate stacking area for
development entry.
h. Provide 10 copies of the revised tentative tract
maps, pursuant to the Conditions of Approval, via
the Planning and Development Department.
TRACT DESIGN
5. A minimum 20-foot landscaped wall setback shall be
required along Avenue 50, and 10-foot landscape wall
setback along Calle Tampico and Park Avenue. Design of
the setback areas shall be approved by the Planning and
Development Department. Along Avenue 50, the landscaping
should incorporate slope stabilization. Setbacks shall
be measured from ultimate right-of-way lines.
MR/CONAPRVL.024 -2-
a. The minimum setback area 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. 15, unless an alternate method is
approved by the Planning and Development Department.
6. The Applicant shall prepare, for Planning Commission
review and approval, architectural standards for the
future residences. These standards shall be recorded
within the C.C. & Rs of the tract.
7. Any lots within 150 feet of the ultimate right-of-way of
Avenue 50 shall be limited to one story, not to exceed 20
feet in height.
PHASING
8. All perimeter tract boundary walls, landscaping, and
streets shall be installed/constructed as part of Phase
One improvements.
9. A temporary emergency access prior to implementation of
Phase Four shall be provided as may be required by the
Fire Marshal.
10. Provide temporary turnarounds at all dead-end streets.
PUBLIC SERVICES AND UTILITIES
11. The Subdivider shall comply with the requirements of the
City Fire Marshal.
12. The Subdivider 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.
WALLS, FENCING, SCREENING AND LANDSCAPING
13. Prior to issuance of a grading permit, the Subdivider
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.
14. Prior to final map approval, the Subdivider shall submit
to the Planning Division for review and approval a plan
(or plans) showing the following:
MR/CONAPRVL.024 -3-
a. Landscaping, including, but not limited to, plant
types, sizes, spacing locations, and irrigation
system for all common areas.
b. Location and design detail of any proposed and/or
required walls.
C. Exterior lighting plan, emphasizing mitigation of
light and glare impacts to surrounding properties.
15. 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.
MISCELLANEOUS
16. Provisions shall be made to comply with the requirements
of the City's adopted Infrastructure Fee Program in
effect at the time of issuance of building permits.
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 and landscaping,
etc.), and other techniques with attention given to
avoiding the isolated appearance given by
continuously -walled developments.
18. The Subdivider shall make provisions for maintenance of
all common areas by 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
street and landscaped buffer areas. It is
understood and agreed that the developer/Applicant
shall pay all above costs of maintenance for said
improved landscaped areas until such time as tax
revenues are received from assessment of the real
property.
MR/CONAPRVL.024 -4-
b. The Subdivider shall submit to the Planning and
Development Department a Management and Maintenance
Agreement, to be entered into with the lot owners
of this subdivision, in order to insure that
private streets and common lots/facilities will be
maintained. A homeowner's association shall be
created with the unqualified right to assess the
owners of the individual lots 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 private streets and common lots/facilities to
be maintained are as follows:
(1) Storm water retention system.
(2) Lots C through J, L through U, Lots X through
AA (Lots V, W, A, B, and K are public street
dedications).
(3) Common Lots 197 through 201.
19. 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.
20. The developer shall retain a qualified archaeologist
immediately upon discovery of any archaeological remains
or artifacts and employ appropriate mitigation measures
during project development.
21. The Applicant shall provide an acceptable alternative to
the park dedication as required in the Duna La Quinta
Specific Plan. The alternative shall include (1)
dedication of parkland elsewhere, or value in -lieu fee,
or a combination of the two; or (2) pay the value
equivalent in development of an existing City park or
proposed park. The value shall be based upon 7-1/2 acres
of developable land within this tract.
22. 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.
MR/CONAPRVL.024 -5-