PC Resolution 1988-013PLANNING COMMISSION RESOLUTION NO. 88-013
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
ADOPTION OF NEGATIVE DECLARATION NO.
88-092, AND APPROVAL OF TENTATIVE TRACT
NO. 23269, REVISED #1 TO ALLOW THE
CREATION OF A LAND SALES SUBDIVISION OF
268 SINGLE-FAMILY LOTS ON A 72+ ACRE
PORTION OF A TOTAL OF 120+ ACRES.
CASE NO. TT 23269, REVISED #1 - TRIAD PACIFIC DEVELOPMENT CO.
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 14th day of June, 1988, hold a
duly -noticed Public Hearing to consider the request of Triad
Pacific Development Company to subdivide 72+ acres into 268
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, Revised #1, 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 in terms of density,
improvements, and compliance with adopted codes and
policies.
MR/RESO88.013 -1-
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
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, and
were more specifically addressed by EA 88-086,
prepared in conjunction with the original TT 23269
proposal and referenced by EA 88-092.
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;
That it does hereby confirm the conclusion of
Environmental Assessments Nos. 88-086 and 88-092
relative to the environmental concerns of this
tentative tract;
3. That it does hereby recommend the the City Council
approval of the above -described Tentative Tract Map
No. 23269, Revised #1, for the reasons set forth in
this Resolution and subject to the attached
conditions.
MR/RESO88.013 -2-
PASSED, APPROVED and ADOPTED at a regular meeting
of the La Quinta Planning Commission, held on this 14th day of
June, 1988, by the following vote, to wit:
AYES: Commissioners Bund, Zelles, Walling
NOES: Commissioners Steding, Moran
ABSENT:
ABSTAIN:
ATTEST -
PLANNING v
PLANNING DIRECT
MR/RESO88.013 -3-
PLANNING COMMISSION RESOLUTION NO. 88-013
CONDITIONS OF APPROVAL- TENTATIVE TRACT MAP NO.23269, REVISED #1
PROPOSED - JUNE 14, 1988
GENERAL
1. Tentative Tract Map No. 23269, Revised #1, 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
0 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 per
the approved plans and grading permit. This is required
prior to issuance of building permits. Certification at
MR/CONAPRVL.030 -1-
the final grade stage and verification of pad elevations
is also required prior to final approval of grading
construction.
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. Drainage facilities in conjunction with
the required park site may be subject to informal review
by the Planning Commission, if determined necessary by
the Planning and Development Department and the Public
Works Department.
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, Revised #1, and as
necessary for reasonable transitions and
surface drainage requirements.
MR/CONAPRVL.030 -2-
(3) The interior public street system shall be
designed per the approved Exhibit "A" for TT
23269, Revised #11 and subject to
requirements of the City Engineer.
Cul-de-sacs shall be designed for a minimum
45-foot right-of-way turnaround radius.
Final design of any temporary entry off Fred
Waring shall be subject to review and
approval of the Public Works Department and
in accordance with City standards.
C. The Applicant shall submit street improvement plans
that are prepared by a registered civil engineer.
Street improvements, including traffic signs,
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.
�. 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, except at approved access openings.
.0. The Applicant shall pay a proportionate share of all fees
necessary for signalization costs at the corner of Fred
Waring Drive and Dune Palms Road, as determined by the
City Engineer.
1. The proposed access from Fred Waring Drive shall be
deleted. A temporary road access may be provided off
Fred Waring Drive via the proposed tract entrance road,
for the purpose of model home sales. This access shall
be terminated upon the completion of model complex use or
at the end of two years, whichever occurs first. Prior
to expiration, the Applicant/Developer may request an
extension from the Planning Commission for continued use
of the temporary access. Primary access to the project
will be off Adams Street.
RACT DESIGN
2. An emergency access shall be provided at the northerly
terminus of the side -on cul-de-sac in the west phase of
the tract (refer to Area A, Exhibit 2). Design
R/CONAPRVL.030 -3-
provisions of the access (gating, location, etc.) shall
be subject to review by the Planning and Development
Department.
13. 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. Landscape buffer setback areas shall be established
as a separate common lot and be maintained as set
forth in Condition No. 25, unless an alternate
method is approved by the Planning and Development
Department.
C. Side -on cul-de-sac lots, as shown on the tract's
west phase (Area A, Exhibit 1) and east phase (Area
B, Exhibit 1), shall be revised to show the
perimeter common landscape lot line in a
configuration similar to that shown by Exhibit 2 of
these conditions, except for the temporary
emergency access to Fred Waring Drive per Condition
#12. This requirement applies to any side -on
cul-de-sacs along the Fred Waring Drive or Adams
Street landscape setback areas.
14. 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.
15. All lot sizes shown on the final map shall conform to the
development standards of the R-1 zone district.
PUBLIC SERVICES AND UTILITIES
16. The Applicant shall comply with the requirements of the
City Fire Marshal:
a. Schedule A fire protection shall be provided by
approved super fire hydrants (6"X41'X2-1/211X2-1/2");
located one at each street intersection, and spaced
not more than 330 feet apart in any direction, with
no portion of any lot frontage more than 165 feet
from a hydrant. Minimum fire flow shall be 1,000
GPM for two hours duration at 20 PSI.
MR/CONAPRVL.030 -4-
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.
C. Prior to the issuance of any building permit for
each phase, road improvements shall be completed to
the satisfaction of the City Fire Marshal so as to
insure adequate emergency access and turnaround
area.
17. 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 the
Coachella Valley Water District shall be provided.
18. The Applicant shall coordinate with Sunline Transit and
the City to provide a future bus turnout and shelter
location on Fred Waring Drive. 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 FENCINGr SCREENING AND LANDSCAPING
19. 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.
20. 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 common
areas. Desert or native plant species and drought-
MR/CONAPRVL.030 _5_
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.
21. 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
22. 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.
23. 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
2.49 acres, as determined in accordance with said Section.
24. 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.
25. 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
MR/CONAPRVL.030 -6-
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
maintenance for said improved common 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 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 (portions not
accepted as part of park dedication).
(2) Twenty -foot perimeter parkway lot along Fred
Waring Drive.
(3) Ten -foot perimeter parkway lot along Adams
street.
26. If the project is to be recorded as a development tract,
the Subdivider/Developer shall submit detailed product
floor plans, elevations, color schemes, method(s) of
architectural variation and continuity, etc., for review
by the Planning and Development Department, Planning
Commission, and City Council prior to final map
recordation. In this case, the review may be as a
business item. The architectural standards shall be
included as part of the CC & Rs. If the tract is
recorded as a lot -sales subdivision, 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.
27. 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.
MR/CONAPRVL.030 -7-
28. The Developer shall retain a qualified archaeologist
immediately upon discovery of any archaeological remains
or artifacts and employ appropriate mitigation measures
during project development.
29. 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.
30. The appropriate Planning approval shall be secured prior
to establishing any of the following uses:
a. Temporary construction and model home facilities.
b. Sales facilities, including their appurtenant
signage.
C. on -site advertising/construction signs.
MR/CONAPRVL.030 -8-