PC Resolution 1988-024PLANNING COMMISSION RESOLUTION NO. 88-024
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
ANNOUNCING FINDINGS AND RECOMMENDING A
ONE-YEAR TIME EXTENSION.
CASE NO. TT 21846 - FIRST EXTENSION OF TIME
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 26th day of August, 1986, hold
a duly -noticed Public Hearing on the Environmental Analysis and
the request to subdivide 105.28 acres into a 22-lot residential
subdivision, generally located in the northwest portion of the
PGA West Specific Plan, more particularly described as follows:
A PORTION OF THE EAST 1/2 OF
SECTION 17 T6S, R7E, S.B.B.& M.
WHEREAS, the City Council of the City of La Quinta,
California, did, on the 16th day of September, 1986, 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. 21846; 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 that the EIR prepared for the overall PGA West
Specific Plan addressed potential impacts of the subject tract
as part of the overall development, and that the appropriate
mitigation measures identified in the EIR would address the
potential impacts of Tentative Tract #21846; and,
WHEREAS, at the Public Hearing held on September
16, 1986, upon hearing and considering all testimony and
arguments 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. 21846 was approved by the La Quinta City Council
based on said findings and subject to certain conditions; and,
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WHEREAS, the original Applicant, the Sunrise
Company, has applied for this first Extension of Time for
Tentative Tract 21846, 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, on
October 25, 1988, did find the following facts to justify
recommending approval of said extension of time:
1. That Tentative Tract No. 21846, 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. That the design of Tentative Tract Map 21846 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.
4. The environmental impacts associated with the
proposed project have been adequately addressed in
the certified Environmental Impact Report prepared
for the entire PGA West Specific Plan. The
significant impacts presented by this project will
be appropriately mitigated though conditions of
approval for the project to the extent feasible.
5. Adherence to the current and proposed changes to
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 recommend to the City Council
approval of the above -described First Extension of
Time for Tentative Tract Map No. 21846 for the
reasons set forth in this Resolution and subject to
the conditions of approval as revised on October
25, 1988.
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PASSED, APPROVED and ADOPTED at a regular meeting
of the La Quinta Planning Commission held on this 25th day of
October, 1988, by the following vote, to wit:
AYES: Commissioners Bund, Moran, Steding, Zelles, walling
NOES:
ABSENT:
ABSTAIN:
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CONDITIONS OF APPROVAL - PROPOSED REVISION
TENTATIVE TRACT MAP NO. 21846, EXTENSION #1 - SUNRISE COMPANY
OCTOBER 25, 1988
* = Revised Original Condition
GENERAL
1. Tentative Tract Map No. 21846 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 as
provided by Government Code Section 66452.6 or other
applicable sections, unless approved for extension
pursuant to the City of La Quinta Land Division Ordinance.
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 Department
o Coachella Valley Water District
o Riverside County Environmental Health Department
o Desert Sands 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.
SOILS AND GEOLOGY
4. Prior to issuance of any building permit, the Applicant
shall submit a grading plan for review and approval by
the City Engineer. The grading plan shall be prepared by
a Registered Civil Engineer; and adequate provision shall
be made to certify that the constructed condition at the
rough grade stage are as per the approved plans and
grading permits.
Certification at the final grade stage and verification
of pad elevations is also required prior to final
approval of grading construction.
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CONDITIONS OF APPROVAL - TTM 21846
September 16, 1986
Page 2
5. A thorough preliminary engineering geological and soils
engineering investigation shall be prepared and submitted
for review and approval by the City Engineer prior to
issuance of any building permits. Pursuant to Section
11568 of the Business and Professions Code, the soils
report certification shall be indicated on the final
subdivision map.
HYDROLOGY/WATER CONSERVATION
6. Drainage disposal facilities shall be provided as
required by the City Engineer.
*7. Prior to approval of any portion of the final tract map,
the Applicant shall prepare a hydrological analysis for
approval by the City Engineer which will indicate method
and design to protect the development from the 100-year
flood and any flooding caused from a breach of embankment
of Lake Cahuilla or the Coachella Canal. This plan shall
be consistent with the purposes of any similar plans of
the Redevelopment Agency and/or the Coachella Valley
Water District. (NOTE: Hydrological analysis is
complete and its recommendations shall be considered with
improvement plans for each subsequent tract phase.
8. Prior to approval of building permits, the Applicant
shall prepare a water conservation plan which will
adequately indicate the following:
a. Methods to minimize the consumption of water usage
including, but not limited to, water saving
fixtures, drought -tolerant and native landscaping,
and programs to minimize landscape irrigation.
b. Methods for minimizing the effects of increased
on -site surface water runoff and increased
groundwater recharge.
9. That surface runoff water from landscape irrigation
systems shall be minimized with the installation of drip,
bubbler systems and other water conservation measures.
Also, that a system of catch basins shall be incorporated
into the landscaped common areas of the project in order
to contain on -site surface water runoff.
10. The Applicant shall utilize dust control measures in
accordance with the Municipal Code and the Uniform
Building Code and subject to the approval of the City
Engineer.
TRAFFIC AND CIRCULATION
11. The Applicant shall develop all roads (private streets)
applicable to Tentative Tract No. 21846 to the
requirements of the City Engineer and the standards of
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CONDITIONS OF APPROVAL - TTM 21846
September 16, 1986
Page 3
the La Quinta Municipal Code. The street improvement
plan shall be prepared by a Registered Civil Engineer.
Street improvements including traffic signs and markings
shall conform to City standards as determined by the City
Engineer and as adopted by the La Quinta Municipal Code.
*12. The Applicant shall comply with the following
requirements regarding private street improvements:
a. All roadways within Tentative Tract No. 21846 shall
be developed in accordance with the design
standards specified in Specific Plan No. 83-002
(PGA West Specific Plan) as conditionally approved.
b. All roadways within Tentative Tract No. 21846 shall
remain private and be maintained as such.
*c. Temporary cul-de-sacs of at least 90 feet in
diameter shall be provided at the end of Lots 14
and 15 per Exhibit A, Minor Change #1. As an
alternative to cul-de-sac improvements, the
Applicant may improve "Shoal Creek" and "Riviera"
streets northerly to all-weather streets, per
Exhibit "A", to connect. A plan for cul-de-sac
and/or all-weather access shall be submitted for
review and approval by the City Fire Marshal and
City Engineer prior to recordation of any remaining
phases of Tentative Tract No. 21846. All
improvements as specified by the City Fire Marshal
and City Engineer shall be made prior to issuance
of building permits for Tentative Tract No. 21846.
d. A plan showing proposed parking along the private
road system shall be submitted for review and
approval to the Planning Department. The plan
shall designate "no parking" areas and indicate the
method of identifying them.
e. The width of all interior drives where residential
units are to be located along shall be a minimum of
32-feet.
*13. 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.
PUBLIC SERVICE AND UTILITIES
14. The Applicant shall comply with the requirements of the
City Fire Marshal. The following conditions shall be
met/certified prior to the issuance of any building
permit within Tract No. 21846, except that the Fire
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CONDITIONS OF APPROVAL - TTM 21846
September 16, 1986
Page 4
Marshal approve alternate means of compliance where
deemed appropriate and equivalent to these standards:
a. Fire Hydrants. Install super fire hydrants (6" X
4" X 2 1/2" 2 1/211) at each street intersection.
In no event shall the hydrants be installed at
intervals exceeding 330-feet between hydrants.
b. All water mains shall be capable of providing a
potential fire flow of 2500 GPM and an actual fire
flow of 1500 GPM from any one hydrant connected to
any given water main for a two hour duration at a
20 PSI residual operating pressure.
C.
Required fire flow must be available before any
combustible material is placed on the job site.
15. The
Applicant shall comply with the requirements of
Coachella
Valley Water District.
a.
The water and sewage disposal systems shall be
installed in accordance with the requirements of
the City and the Coachella Valley Water District.
b.
When there are identified conflicts with existing
CVWD facilities, the City will withhold the
issuance of any building permit until arrangements
have been made with the District for the relocation
of these facilities.
*16. The Applicant shall comply with the requirements of
Imperial Irrigation District prior to issuance of
building permits. Applicant shall provide written
clearance to the City Planning and Development Department
that Imperial Irrigation District can provide service to
this development.
17. All utility improvements to the project shall be
installed underground.
SCHOOLS
*18. In order to mitigate impact on public school, the
Applicant shall comply with the following:
*a. Prior to the issuance of any building permits
within Tentative Tract Map No.21846, the Applicant shall
provide the Building Official with written clearance form
the Desert Sands Unified School District stating that the
per unit impact fees have been paid.
BUILDING AND SITE DESIGN
*19. The development of the site and buildings shall comply
with Exhibits A, B, B-F1,B-F-2, B-F3, B-GA, B-GB, B-Ad,
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CONDITIONS OF APPROVAL - TTM 21846
September 16, 1986
Page 5
B-Au, B-B, B-C, B-D, B-E, C-F1, C-F1A, C-F2, C-F2A, C-F3,
C-F3A, C-GA, and C-GB, pursuant to the Planning and
Development Department's Tentative Tract Map No. 21846
file as conditionally approved, and in accordance with
the file for Tentative Tract 21846, Minor Change #1. The
following building and site design conditions shall take
precedence in the event of any conflicts with the
provisions of the tentative tract map.
20. All roof -mounted mechanical equipment shall be screened
from view at all sides by the roof design. Any
ground -mounted mechanical equipment shall be screened
from view by methods approved by the Planning Department.
*21. The following setback criteria shall be applied to site
design:
*a. A minimum front yard setback of 20-feet shall be
required on all residential dwelling units in the
project, with the following exceptions:
*1.) The "Legends" (Plan 40) is permitted to have
a 15-foot setback to accommodate an accessory
golf cart storage structure.
*2.) The "Greens" (Building "A") and the Fairways
(Plan Fl and F2A) are permitted to have a
13.5 foot front setback at the side entry
garage areas.
b. A minimum sideyard setback of 5-feet (10-feet
between building complexes) shall be required on
all residential units.
*22. Any minor changes in the tentative tract maps including,
but not limited to, total number of units, unit
locations, unit orientation, unit mix changes, exterior
building color changes, changes in lot lines, lot shape
modifications, changes in lot dimensions and street
alignment alterations shall be subject to the approval of
the Planning Director. A change in the total number of
units shall not exceed ten percent (10%) of the remaining
unbuilt approved units. All changes shall be deemed
compatible with approved unit designs, and shall be
consistent with the overall character of the project.
NOISE
23. Prior to building permit approval, building setbacks,
engineering design, orientation of buildings, and noise
barriers shall be utilized to reduce noise impacts from
nearby existing and future roadways to within the State
standards. (NOTE: Noise analysis is complete and its
recommendations shall be considered in building and wall
plans.)
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CONDITIONS OF APPROVAL - TTM 21846
September 16, 1986
Page 6
24. Prior to approval of precise development plans, the
Applicant will demonstrate that residential structures
satisfy the State's indoor criterion. Where exposed to
noise levels in excess of State standards, Applicant
shall install special design features such as
double -glazed windows, mechanical ventilation, special
roof venting, increased insulation, weather-stripping, or
combinations of these and similar measures. (NOTE:
Noise analysis is complete and its recommendations shall
be considered in building and wall plan.)
ARCHAEOLOGY
25. If buried remains are encountered during development, a
qualified archaeologist shall be contacted immediately
and appropriate mitigation measures shall be taken.
MISCELLANEOUS
26. No occupancy permit will be issued for any dwelling unit
until the surrounding golf course and common landscaped
areas have been planted and matured to mitigate localized
blowing dust.
27. Prior to final map recordation, the Applicant shall
submit a tentative time schedule of tract map development
phasing as it relates to the phased implementation of
Specific Plan No. 83-002. This schedule shall be subject
to review and approval by the Planning Department.
*28. 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 CVWD's Water Management Plan. Final
landscape and irrigtion system approval shall be obtained
from the Planning and Development Department.
29. Applicant shall submit plans for street lighting, if any,
along roads for review and approval by the Planning
Department.
30. All signing within PGA West including Tentative Tract No.
21846 shall be subject to review and approval by the
Planning Department.
31. Provision shall be made to comply with the provisions and
requirements of the City's adopted Infrastructure Fee
Program in effect at the time of building permit issuance.
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