PCRES 1989-006PLANNING COMMISSION RESOLUTION NO. 89-006
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
CONCURRENCE WITH THE ENVIRONMENTAL
ANALYSIS AND APPROVAL OF TENTATIVE
TRACT NO. 23971 TO ALLOW THE CREATION
OF A 228-LOT RESIDENTIAL SUBDIVISION ON
A +70-ACRE SITE.
CASE NO. TT 23971 - DEANE HOMES AND/OR THOMAS THORNBURGH
WHEREAS, the Planning Commission of the City of La
Quinta, did, on the 14th day of February, 1989, hold a
duly -notice Public Hearing to consider the request of Deane
Homes and/or Thomas Thornburgh to subdivide +70 acres into
single-family development lots for sale, generally located at
the northeast corner of Washington Street and Miles Avenue,
more particularly described as:
A PORTION OF THE NORTHWEST AND
NORTHEAST QUARTER OF SECTION 10,
TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN
BERNARDINO BASE MERIDIAN.
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. 23971, as conditionally
approved, is consistent with the goals, policies,
and intent of the La Quinta General Plan for land
use density, unit type, circulation requirements,
R-2-8000 and R-1 zoning district development
standards, and design requirements of the
Subdivision Ordinance.
MR/RES089.003 -1-
2. That the subject site has a rolling topography
because of the sand dunes, with the overall slope
going from the west to the east side of the
property. The proposed circulation design and
single-family lot layouts, as conditioned, are,
therefore, suitable for the proposed land division.
3. That the design of Tentative Tract map No. 23971
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
lessen this impact.
4. That the design of the subdivision, as
conditionally approved, will be developed with
public sewers and water, and, therefore, is not
likely to cause serious public health problems.
5. That the design of Tentative Tract Map No. 23971
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.
6. That the proposed Tentative Tract No. 23971, as
conditioned, provides for adequate maintenance --of
the landscape buffer areas.
7. That the proposed Tentative Tract No. 23971, as
conditioned, provides storm water retention, park
facilities, and noise mitigation.
8. That general impacts from the proposed tract were
considered within the MEA prepared and adopted in
conjunction with the La Quinta General Plan.
WHEREAS, in the review of this Tentative Tract Map,
the Planning Commission has considered the effect of the
contemplated action of the housing needs of the region for
purposes of balancing the needs against the public service
needs of the residents of the City of La Quinta and its
environs with available fiscal and environmental resources.
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;
MR/RESO89.003 -2-
2. That it does hereby recommend confirmation of the
Environmental Assessment No. 88-107, relative to
the environmental concerns for this Tentative Tract;
3. That it does hereby recommend approval to the City
Council of the subject Tentative Tract Map No.
23971 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 14th day of
February, 1989, by the following vote, to wit:
AYES: Commissioners 2elles, Bund, Moran, Steding,
Chairman Walling
NOES:
ABSENT:
ABSTAIN:
WALLING, Chairman
of La Quinta, Cal' ornia
ATTEST:
MURREL C nin irector
City of La Quin , California
MR/RESO89.003 -3-
PLANNING COMMISSION RESOLUTION NO. 89-006
CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP NO. 23971
PROPOSED FEBRUARY 14, 1989
A. GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract Map No. 23971 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. 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 and to offer
for dedication such easements as may be required
for the maintenance and operation of related
facilities. Any assessments will be done on a
benefit basis, as required by law.
4. The Developer shall retain a qualified
archaeologist immediately upon discovery of any
archaeological remains or artifacts and employ
appropriate mitigation measures during project
development.
5. The Developer of
cause no easements
any portion of
approval by the
recording of the
the City Engineer.
Traffic and Circula
this subdivision of land shall
to be granted or recorded over
this property between the date of
City Council and the date of
final map without the approval of
6. The Applicant shall construct or bond for half
street improvements to the requirements of the City
Engineer and the La Quinta Municipal Code, as
follows:
a. Washington Street shall be constructed to
City standards for a 120-foot right-of-way
width (Major Arterial), with a curb -to -curb
MR/CONAPRVL.038 -1-
width of 96 feet, with a six-foot sidewalk,
and two -percent cross slope to centerline,
plus joins.
b. Miles Avenue shall be constructed to City
standards for a 110-foot right-of-way width
(Primary Arterial), with an 18-foot raised
median island, six-foot sidewalk, and
two -percent cross slope to centerline, plus
joins.
C. The interior public street system shall be
designed pursuant to the approved Exhibit A
(tract map) for TT 23971, with a 60-foot
right-of-way, a four -foot sidewalk, and
two -percent slope. Streets A, E, H, and G
(south of street A) shall have a curb -to -curb
width of 40 feet. The remainder of the
streets shall have a curb -to -curb width of 36
feet.
Any variations to the approved street system
design sections shall be subject to review
and approval by the Public Works Department.
7. An encroachment permit for work in any abutting
local jurisdiction shall be secured prior to
constructing or joining improvements (i.e., County
of Riverside).
B. CONDITIONS OF APPROVAL -TO BE FULFILLED PRIOR TO FINAL MAP
APPROVAL
8. 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
1.96 acres, as determined in accordance with said
Section.
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
MR/CONAPRVL.038 -2-
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.
10. Tract phasing plans, including phasing of public
improvements, shall be submitted for review and
approval by the Public Works Department and the
Planning and Development Department.
11. The subdivider shall make provisions for
maintenance of all landscape buffer and storm water
retention 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 and
Highways Code, Section 5820 et seq.) or the
Lighting and Landscaping Act of 1972 (Streets
and Highways Code 22600 et seq.) to implement
maintenance of all improved landscape buffer
and storm water retention areas. It is
understood and agreed that the
Developer/Applicant shall pay all costs of
maintenance for said improved 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 areas and
facilities will be maintained. A 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
Washington Street
(3) Twenty -foot perimeter parkway lot along
Miles Avenue.
MR/CONAPRVL.038 -3-
12. 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.
13. The Applicant shall coordinate with Sunline Transit
and the City to provide a future bus turnout and
shelter location on Washington Street. A bus
turnout shall be provided for in the approved
street improvement plans, and shall either be
constructed with those improvements for bonded
for. Appropriate bonding shall be provided in lieu
of a completed bus stop shelter, until such time as
service is provided by Sunline.
Gradinq and Drainage
14. 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 final map approval.
Certification at the final grade stage and
verification of pad elevations is also required
prior to final approval of grading construction.
15. The Applicant shall submit a copy of the proposed
grading, landscaping, and irrigation plans to
Coachella Valley Water District for review and
comment with respect to CVWD's water management
program.
16. 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.
17. Any earthwork on contiguous properties required a
written authorization from the owner(s) (slope
easement) in a form acceptable to the City Engineer.
18. Drainage retention basin(s) shall be designed to
retain the 100-year storm (24 hour) on -site within
the basin, subject to the approval of the City
Engineer. Retention basin size shall be adequate
to provide required "storage" without use of street
CONAPRVL.038 -4-
area for storage. Basin in excess of six-foot
water depth shall be fully fenced (security) with
lockable gate(s).
19. owner shall execute and record a "Declaration of
Dedication" in a form acceptable to the City and
offering the dedication of drainage retention
basin(s) to the City for future acceptance and
maintenance. In the interim, the owners shall
maintain the basin(s) and provide bond assurance
accordingly.
Traffic and Circulation
20. 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 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).
C. Street name signs shall be furnished and
installed by the Developer in accordance with
City standards.
21. Applicant shall dedicate, with recordation of the
tract map, access rights to Washington Street and
Miles Avenue for all individual parcels which front
or back-up to those rights -of -way.
Tract Design
22. A minimum 20-foot landscaped setback shall be
required along Washington Street and Miles Avenue.
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.
MR/CONAPRVL.038 -5-
b. Setback areas shall be established as a
separate common lot and be maintained as set
forth in Condition No. 11, unless an
alternate method is approved by the Planning
and Development Department.
23. The tract layout shall comply with all the R-1
zoning requirements, including minimum lot size and
minimum average depth of a lot. The minimum lot
size to be recorded in a final map shall be 7,200
square feet.
24. The Applicant shall acquire property from the
owners of TT 23269 to allow for a third access.
The access should line up with street "A" in TT
23971. Alternatively, the Applicant shall acquire
property from the owner of TT 23268 to provide an
access to line up with street "B" in TT 23971.
The Applicant is responsible for
construction of the road connection.
subject to City Engineer review
Condition 34 shall also apply to the
point.
Walls, Fencing, Screening, and Landscaping
the necessary
The above is
and approval.
above access
25. 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.
26. 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 landscape buffer areas. Desert or native
plant species and drought 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.
MR/CONAPRVL.038 -6-
C.
27. 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.
CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE
ISSUANCE OF BUILDING PERMITS
28. 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 Coachella Valley Water District
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.
29. Provisions shall be made to comply with the terms
and requirements of the city's adopted
Infrastructure Fee Program in effect at the time of
issuance of building permits.
30. Seventy-five percent of dwelling units within 150
feet of the ultimate right-of-way of Miles Avenue
shall be limited to one story, not to exceed 20
feet in height. The Applicant shall submit to the
Planning and Development Department for approval a
drawing showing the location of any units higher
than one story located along Miles Avenue
frontage. No dwelling units within 150 feet of the
ultimate right-of-way of Washington Street shall be
higher than one story.
31. The appropriate Planning approval shall be secured
prior to establishing any of the following uses:
a. Temporary construction facilities.
MR/CONAPRVL.038 -7-
b. Sales facilities, including their appurtenant
signage.
C. On -site advertising/construction signs.
32. If a specific dwelling product is envisioned or if
groups of lots are sold to builders prior to the
issuance of building permits, the Applicant/
Builder shall submit complete detail architectural
elevations for all units. The Planning Commission
will review and approve these as a Business Item.
The basic architectural standards shall be included
as part of the C.C. & Rs.
Traffic and Circulation
33. The Applicant shall pay a 25 percent share of all
fees necessary for signalization costs at the
corner of Washington Street and Miles Avenue, and
100 percent of signalization costs at the
Washington Street access to the tentative tract.
34. The termination point of the street shown as Lot
"H" on Exhibit A (Tentative Tract Map), shall be
barricaded to the satisfaction of the Public Works
Department, unless the road network for Tract 23268
has been constructed and completed.
Public Services and Utilities
35. The Applicant shall comply with the requirements of
the City Fire Marshal.
36. 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.
37. 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.
t/CONAPRVL.038 -8-