PCRES 1989-025PLANNING COMMISSION RESOLUTION NO. 89-025
A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF LA
QUINTA, CALIFORNIA, RECOMMENDING
TO THE CITY COUNCIL FINDINGS,
CONCURRENCE WITH THE
ENVIRONMENTAL ANALYSIS AND
APPROVAL OF TENTATIVE TRACT NO.
24545 TO ALLOW THE CREATION OF A
276 LOT RESIDENTIAL SUBDIVISION
ON A 269 + ACRE SITE.
CASE NO. TT 24545 - NORTH STAR DEVELOPMENT CO., INC.
WHEREAS, the Planning Commission of the City of La
Quinta, California, did on the 23rd day of May, 1989, hold a
duly noticed Public Hearing to consider the request of North
Star Development Company, Inc., to subdivide 276 + in -to 276
single-family developments lots, generally located east of
Washington Street, north of Avenue 50, South of Avenue 48 and
west of Jefferson Street, more particularly described as:
A portion of the Northeast 1/4 of
Section 31 and portions of Section 32,
Township 5 South, Range 7 East, SBB & M.
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. 82-312, 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 and reasons to justify
the approval of said tentative tract map:
1. That Tentative Tract No. 24545, as conditionally
approved, is generally consistent with the goals,
policies and intent of the La Quinta General Plan
in that the proposal complies with the
requirements, R-2 zoning district development
standards, and design requirements of the
Subdivision Ordinance.
2. That the topography of the site is suitable for the
proposed land division, circulation design and
single-family lot layouts.
LM/RESOPC.008 -1-
3. That the design of Tentative Tract Map No. 24545
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
have 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. 24545
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. 24545, as
conditioned, provided for adequate maintenance of
the landscape buffer areas.
7. That the proposed Tentative Tract No. 24545, as
conditioned, provided 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 and the
prior EIR with addendum.
WHEREAS, in tha review of this Tentative Tract Map,
the Planning Commission has considered the effect ur the
contemplated action on 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
matter;
2. That it does hereby confirm the environmental
determination relative to the environmental
concerns for this tentative tract;
3. That it does hereby recommend approval of the
subject Tentative Tract Map No. 24545 for the
reasons set forth in this Resolution and subject to
the attached conditions.
LM/RESOPC.008 -2-
PASSED, APPROVED AND ADOPTED, at a regular meeting
of the La Quinta Planning Commission, held on this 23rd day of
May, 1989, by the following vote, to wit:
AYES: Commissioners Moran, Steding, Bund, Zelles,
Chairman Walling
NOES: None
ABSENT: None
ABSTAIN: None
of La Quinta, C ifornia
c i nu •Lffl� �t ia.1 i..y ...�L.... .,
i y of� a Quinta, California
LM/RESOPC.008 -3-
PLANNING COMMISSION RESOLUTION NO. 89-023
CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP NO. 24517
PROPOSED MAY 13, 1989
A. GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract Map No. 24517 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. Prior to approval of any grading activities or
permits, the applicant shall submit an
archaeological mitigation plan to indicate the
status of any existing archaeological/cultural
resources of any potential significance. Said plan
shall identify any existing reports done by the
University of California, Riverside, Archaeological
Research Unit, and shall include methods by which
any significant or potentially significant sites
will be inventoried and/or excavated. A mitigation
and monitoring program shall be required to be
submitted, specifying a qualified archaeological
monitor, including any assistants and other
representatives. The statement shall provide the
current address and phone number for each monitor.
The designated monitors may be changed from time to
time, but no such change shall be effective unless
served by registered or certified mail on the
Planning and Development Department. The
designated monitors or their authorized
representatives shall have the authority to
temporarily divert, redirect or halt grading
activity to allow recovery of resources. In the
event of discovery or recognition of any human
MR/CONAPRVL.057 -1-
Conditions of Approval - TT 24517 May 23, 1.989
remains, there shall be no further grading,
excavation or disturbance of the site or any nearby
area reasonably suspected to overlie adjacent human
remains until appropriate mitigation measures are
completed.
5. The Developer of this subdivision of land shall
cause no easements to be granted or recorded over
any portion of this property between the date of
approval by the City Council and the date of
recording of the final map without the approval of
the City Engineer.
Traffic and Circulation
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. Fred Waring Drive shall be constructed to
City standards for a 120-foot right-of-way
width (Major Arterial), with an 18-foot
raised median island, eight -foot sidewalk,
and two -percent cross slope to centerline
plus joins.
b. Dune Palms Road 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, with a five-foot sidewalk
and two -percent cross slope to centerline
plus joins. Dune Palms Road shall be
designed for ultimate grade from Fred Waring
Drive to Miles Avenue, and constructed
adjacent to Tract 22982, and as necessary for
reasonable transitions and surface drainage
requirements.
C. The interior public street system shall be
designed pursuant to the approved Exhibit A
(tract map) for TT 24517, with a six-foot
sidewalk, and two -percent slope.
Cul-de-sacs, including Lots D, F, G, and H,
shall be designed for a 50-foot right-of-way
with 36-foot width curb -to -curb and a
five-foot utility easement on both sides of
the street. The cul-de-sac turnaround shall
be per City standards. Streets A, B, C, and
E shall be designed for a 60-foot
right-of-way with a curb -to -curb width of 40
feet.
MR/CONAPRVL.057 -2-
Conditions of Approval - TT 24517
May 23, 1989
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).
8. A temporary road access may be provided off Fred
Waring Drive through to road H. 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 extension from the
Planning Commission for continued use of the
temporary access. Primary access to the project
will be off Adams Street. A drawing showing
details of this proposed temporary access point
shall be submitted to the Planning and Development
Department and Engineering Department for approval.
9. If the temporary road access from Fred Waring is
closed before a secondary access to the east or
south of the project is established, a temporary
secondary access shall be provided through Lot 88
to Adams Street. This temporary access will be
terminated once a secondary access point has been
established to the east or south of the project.
(A note in this regard shall be placed on Lot 88 as
part of the final map recordation process.)
CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO FINAL MAP
APPROVAL
10. 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 0.8
acres, as determined in accordance with said
Section.
11. 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.057 -3-
Conditions of Approval - TT 24517 May 23, 1989
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.
12. 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.
13. 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
Fred Waring Drive.
(3) Ten -foot perimeter parkway lot along
Adams Street.
MR/CONAPRVL.057 -4-
Conditions of Approval - TT 24517 May 23, 1989
14. 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.
15. The approval herein contemplated by the City
Council is related to change of Zone No. 89-044,
and no final map of the proposed subdivision shall
be recorded prior to the effective date of an
ordinance changing the official zoning
classification of the subject property to R-1.
Grading and Drainage
16. 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.
17. 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.
18. 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.
19. Any earthwork on contiguous properties required a
written authorization from the owner(s) (slope
easement) in a form acceptable to the City Engineer.
20. 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
area for storage. Basin in excess of six-foot
water depth shall be fully fenced (security) with
lockable gate(s).
MR/CONAPRVL.057 -5-
Conditions of Approval - TT 24517
May 23, 1989
21. 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
22. 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).
Street name signs shall be furnished and
installed by the Developer in accordance with
City standards.
23. 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
22. A landscape setback shall be required along Fred
Waring Drive (20-foot minimum) and Adams Street
(10-foot minimum). 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. 11, unless an
alternate method is approved by the Planning
and Development Department.
MR/CONAPRVL.057 -6-
Conditions of Approval - TT 24517
May 23, 1989
25. 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.
26. The street shown as Lot C on TT 24517 shall line up
with the access point located on the northerly
property line of TT 23913. The access point into
this tentative tract (Lot A) shall line up with the
access opposite facilitating TT 23269.
Walls, Fencing, Screening, and Landscaping
27. 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. The land
owner shall institute blowsand and dust control
measures during grading and site development.
These shall include, but not be limited to:
a. The use of irrigation during any construction
activities;
b. Planting of cover crop or vegetation upon
previously graded but undeveloped portions of
the site; and
C. Provision of wind breaks or wind rows,
fencing, and/or landscaping to reduce the
effects upon adjacent properties and property
owners. The land owner shall comply with the
requirements of the Director of Public Works
and Planning and Development. All
construction and graded areas shall be
watered at least twice daily while being used
to prevent the emission of dust and blowsand.
28. Graded but undeveloped land shall be maintained in
a condition so as to prevent a dust and blowsand
nuisance and shall be either planted with interim
landscaping or provided with other wind and water
erosion control measures as approved by the
Planning and Development and Public Works
Departments.
29. Prior to final map approval, the Applicant shall
submit to the Planning Division for review and
approval a plan (or plans) showing the following:
MR/CONAPRVL.057 -7-
Conditions of Approval - TT 24517
May 23, 1989
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.
30. 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.
C. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE
ISSUANCE OF BUILDING PERMITS
31. 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:
c City Fire Marshal
c City of La Quinta Public Works Department
c 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.
32. 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.
MR/CONAPRVL.057 -8-
Conditions of Approval - TT 24517 May 23, 1989
33. Seventy-five percent of dwelling units within 150
feet of the ultimate right-of-way of Fred Waring
Drive 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 Fred
Waring Drive frontage.
34. 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.
35. The Applicant shall submit complete detail
architectural elevations for all units, for
Planning Commission review and approval as a
Business Item. The architectural standards shall
be included as part of the CC & Rs.
Traffic and Circulation
37. The Applicant shall pay a 25 percent share of all
fees necessary for signalization costs at the
corner of Fred Waring Drive and Adams Street.
38. The termination point of the street shown as Lots C
and E on Exhibit A (Tentative Tract Map), shall be
barricaded to the satisfaction of the Public Works
Department. If the road network for Tract 23913
has been constructed and completed, then Lot C
shall be constructed to connect with that
subdivision, in accordance with the approved street
improvement plans and the requirements of the City
Engineer.
Public Services and Utilities
39. The Applicant shall comply with the requirements of
the City Fire Marshal.
40. 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.
MR/CONAPRVL.057 -9-
Conditions of Approval - TT 24517 May 23, 1989
41. 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.
MR/CONAPRVL.057 -10-