PCRES 1989-027PLANNING COMMISSION RESOLUTION NO. 89-027
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. 24230 TO ALLOW THE CREATION
OF A 281-LOT RESIDENTIAL SUBDIVISION ON
A +154-ACRE SITE.
CASE NO. TT 24230 - A.G. SPANOS CONSTRUCTION
WHEREAS, the Planning Commission of the City of La
Quinta, did, on the 13th day of June, 1989, hold a duly -.noticed
Public Hearing to consider the request of A.G. Spanos
Construction to subdivide +151 acres into 281 single: -family
development lots for sale, one lake parcel, along with three
commercial parcels, one recreation parcel, one commercial
office parcel, and five passive open space lots, generally
located at the northeast corner of Washington Street and 48th
Avenue , more particularly described as:
BEING A SUBDIVISION OF A PORTION OF THE
SOUTHEAST QUARTER OF SECTION 30,
TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN
BERNARDINO BASE AND 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, mitigation of various physical impacts
have been identified and incorporated into the approval
conditions for Tentative Tract 24230, thereby requiring that
monitoring of those mitigation measures be undertaken to assure
compliance with them; 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:
MR/RESO89.031 -1-
1. That Tentative Tract No. 24230, as conditionally
PASSED, APPROVED, and ADOPTED at a regular meeting
of the La Quinta Planning Commission, held on this 13th day of
June, 1989, by the following vote, to wit:
AYES: Commissioners Steding, Zelles, Chairman Walling
NOES: None
ABSENT: Commissioner Bund
ABSTAIN: Commissioner Moran
of La Quinta, C ifornia
ATTEST:
RRY RMAN, Pianning Direct
ty P# La Quinta, California
PLANNING COMMISSION RESOLUTION NO. 89-027
CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP NO. 24230
PROPOSED JUNE 13, 1989
(* = mitigation as identified in EA 89-110)
GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract Map No. 24230 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.
Development of this tract shall be in substantial
conformance with Exhibits A (Amendment No. 4) and B, as
contained in the Planning and Development Department file
for Tentative Tract 24230, except where these conditions
take precedence.
2. Tentative Tract 24230 shall be developed in accordance
with applicable provisions of the Washington Street
Specific Plan, as adopted by City Council Resolution No.
86-14 on March 4, 1986, and subject to subsequent
amendments as previously approved by the City Council,
except where these conditions shall take precedence in
the event of identified conflicts.
3. 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.
4. * 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.
5. The Applicant acknowledges that the City is considering
an Underground Utilities District along Washington
Street, 48th Avenue, and Adams Street, 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.
6. 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.
MR/CONAPRVL.065 -1-
Conditions of Approval - TT 24230 June 13, 1989
7. The Applicant acknowledges that the City is considering
an Assessment District to finance Washington Street
improvements, which will be made by the City in the near
future, and by recording a subdivision map, agrees to be
included in this District. Assessments will be levied on
a benefit basis, as required by law.
Drainage and Grading
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.
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. These plans shall
include the landscape and irrigation plans for all
perimeter street setback areas, common areas, and
retention area.
10. * 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.
11. * 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
MR/CONAPRVL.065 -2-
Conditions of Approval - TT 24230
June 13, 1989
owner shall comply with 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.
12. * 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.
Traffic and Circulation
13. * 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 width of 96 feet,
six-foot sidewalk, and two -percent cross slope to
centerline, including median, plus one lane, plus
joins. Construct roadway improvements to Sunline
Transit standards for bus shelter and turnout area
along Washington Street, north of 48th Avenue.
b. 48th Avenue and Adams Street 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. 47th Avenue shall be constructed to City standards
for a 72-foot right-of-way width (Collector), with
five-foot sidewalk and two -percent cross slope to
centerline, plus joins (Applicant/Developer may be
responsible for construction of this roadway in its
entirety).
d. The interior public/private street system shall be
designed pursuant to the approved Exhibit A (tract
map) for TT 24230, and the requirements of the City
Engineer. Any required or requested variations to
the approved street system design sections shall be
subject to review and approval by the Public Works
Department. Final roadway designs shall be
coordinated with other developments adjacent to
this project (see Condition No. 14.d.).
14. * Applicant shall comply with the following requirements of
the Public Works Department:
MR/CONAPRVL.065 -3-
Conditions of Approval - TT 24230 June 13, 1989
a. The Applicant shall dedicate all necessary public
street and utility easements as required, including
all corner cutbacks. All necessary rights -of -way
for Washington Street, 48th Avenue, 47th Avenue,
and Adams Street shall be dedicated to the City
within 60 days of the tentative map approval date
by the City Council for Tentative Tract 24230.
Means of dedication shall be determined by the City
Engineer. No land disturbance or other permits
shall be issued until these dedications have been
appropriately executed.
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 only). Street improvement
plans shall be prepared in accordance with
Condition No. 13.
C. Street name signs shall be furnished and installed
by the Developer in accordance with City standards.
d. The Applicant understands that, due to
uncertainties such -as timing of required
improvements relative to this and adjacent
projects, there is a need to provide guarantees for
reimbursement of costs between these projects. By
gaining approval of this map, Applicant agrees to
participate in the preparation of reciprocal
reimbursements for the adequate completion of these
improvements, if necessary. The form of the
agreement(s) shall be determined by the City of La
Quinta, and shall consider items to include, but
not be limited to, median improvement
reimbursements, landscaping installation and
maintenance, half street joins, intersection
improvements/signals, etc. Determination as to the
extent of specificity to be contained in the
agreement(s) shall be at the discretion of the
Public Works Director.
Reimbursement for improvements to 47th and 48th
Avenues, and construction of Adams Street along APN
617-070-014 (CVWD facility), shall be subject to
provisions of this section, and coordinated by the
City Engineer.
e. The Applicant shall provide surety, subject to the
City Engineer's requirements, in an amount equal to
one-third of the cost for traffic signalization at
MR/CONAPRVL.065 -4-
Conditions of Approval - TT 24230 June 13, 1989
Washington Street and 48th Avenue.
15. * Drainage disposal facilities shall be provided as
required by the City Engineer. The Applicant. shall
comply with the provisions of the City Master Plan of
Drainage, including payment of any drainage fees required
therewith. The project shall retain 100-year storm
drainage on -site and/or construct piped drainage system
to the La Quinta Evacuation Channel, including drainage
from adjacent street sections (Washington, Adams, 47th
and 48th Avenues), subject to the approval of the City
Engineer. All drywell/ sedimentation basins shall be
accessible at street locations.
16. Prior to transmittal of the final map to the City Council
by the City Engineering Department, any existing
structures which are to be removed from the property
shall have been removed or there shall be an agreement
for the removal which shall be secured by a faithful
performance bond in a form satisfactory to the City and
granting the City the right to cause any such structures
to be removed.
17. A common area lot shall be established for that area
between the tract perimeter wall and street right-of-way
for 47th Avenue, Washington Street, 48th Avenue, and
Adams Street. Landscape maintenance responsibility of
the total common lot and street landscape parkway shall
be the responsibility of the development.
18. * Development of the lake area shall occur as outlined in
the Lake Design and Development Report, prepared by J.
Harlan Glenn & Associates, dated May 11, 1989, as
incorporated by reference thereto and made part of these
conditions. A detailed ecosystem and lake management,
maintenance, and operation plan for the lake shall be
submitted for review/approval by the City Engineer, to
include water quality parameter monitoring, reporting
schedules, and procedures to be utilized with responsible
agencies (City of La Quinta, CVWD, Mosquito Abatement
District, Water Quality Control Board), concise
statements as to the actual use of the lake waters for
recreational purposes, if any, inventory of species, if
any, to be stocked and maintained in the lake and how the
ecosystem would operate, etc. This plan shall also
include a general analysis of the feasibility for the use
of canal water as a lakefill/maintenance/irr:igation
source, as suggested by CVWD. This requirement shall not
preclude the Applicant from utilizing well sources, if
use of the canal source is infeasible. The required
management and operations plan shall be bonded for
performance of identified operational/maintenance
requirements over the life of the lake use, subject to
approval by the City Engineer as to form of surety and
timing.
MR/CONAPRVL.065 -5-
Conditions of Approval - TT 24230
June 13, 1989
19. An encroachment permit for work in the City of La Quinta
shall be secured prior to constructing or joining
improvements.
20. Applicant shall dedicate, with recordation of the tract
map, access rights to 47th Avenue, 48th Avenue,
Washington Street, and Adams Street for all individual
parcels which front or back up to those rights -of -way.
21. Tract phasing plans, including phasing of public and
off -site improvements, shall be submitted for review and
approval by the Public Works Department and the Planning
and Development Department prior to final map approval.
22. * Access to the tract shall be permitted as follows:
a. Washington Street access shall be limited to right
turns in/out only;
b.
Adams
Street
may be
permitted a
full
median
break;
C.
48th
Avenue
may be
permitted a
full
median
break.
Tract Design
23. A minimum 20-foot landscaped setback shall be required
along Washington Street, Adams Street, and 48th Avenue.
A minimum 10-foot landscaped setback shall be provided
along 47th 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.
b. Setback areas shall be established as a separate
common lot and be maintained as set forth in
Condition No. 29, unless an alternate method is
approved by the Planning and Development Department.
24. * Seventy-five percent of any dwelling units within 150
feet of the ultimate right-of-way of Adams Street shall
be limited to one story, not to exceed 20 feet in
height. Prior to issuance of any building permits, the
Applicant shall submit to the Planning and Development
Department for approval a siting plan showing , the
location of any units higher than one story located along
those frontages. No dwelling units within 150 feet of
the ultimate right-of-way of 48th Avenue shall be higher
than one story, not to exceed 20 feet in height.
MR/CONAPRVL.065 -6-
Conditions of Approval - TT 24230 June 13, 1.989
25. Prior to issuance of any building permits, the
appropriate Planning approval shall be secured prior to
establishing any of the following uses:
a. Temporary construction facilities.
b. Sales facilities and/or model homes, including
their appurtenant signage. (Model home unit
permits will not be issued until the final map has
been recorded.)
C. Access gates and/or guardhouses.
d. On -site advertising/construction signs.
26. 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. This item is
required prior to any issuance of building permits.
27. * 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.
28. * Prior to approval of any grading or other site
disturbance 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 (specifically CA RIV-1729)
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
MR/CONAPRVL.065 -7-
Conditions of Approval - TT 24230 June 13, 1989
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 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.
29. * The subdivider shall make provisions for maintenance of
all landscape buffer, storm water retention and lake
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, not to include any retention capacity which
is provided within the lake, or the lake itself.
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.
The association shall have an 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/24-acre lake.
(2) Twenty -foot perimeter parkway lots along
Adams Street, Washington Street, and 48th
Avenue.
(3) Ten -foot perimeter parkway lot along 47th
Avenue.
MR/CONAPRVL.065 -8-
Conditions of Approval - TT 24230
June 13, 1989
30. Prior to the recordation of the final map,
Applicant/Developer shall furnish water system plans to
the Fire Department for approval. Plans shall conform to
the hydrant types, location and spacing, and the system
shall meet the fire flow requirements. The Applicant
shall comply with all other requirements of the City Fire
Marshal at the time of development of any parcel.
31. The Applicant shall comply with all requirements of the
Coachella Valley Water District. Any parcels necessary
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.
32. 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 and
soils test reports for review by the City Engineer, as
may be required.
Landscaping/Walls
33. Prior to issuance of any grading permits, 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 perimeter
and common 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.
34. Prior to issuance of building permits, 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 24-gallon trees, complete ground
cover, and an irrigation system.
Miscellaneous Requirements
35. 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
MR/CONAPRVL.065 -9-
Conditions of Approval - TT 24230 June 13, 1989
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.
36. 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.
37. * Prior to issuance of any land disturbance permit, the
Applicant shall pay the required mitigation fees for the
Coachella Valley Fringe -Toed Lizard Habitat Conservation
Program, as adopted by the City, in the amount of $600
per acre of disturbed land.
38. * The Applicant shall coordinate with Sunline Transit and
the City to provide a bus shelter at the bus turnout
location on Washington Street north of 48th Avenue. The
bus turnout and shelter shall be provided for in the
approved street improvement plans, and shall be
constructed with those improvements.
39. * Prior to the issuance of any grading, building, or other
development permit or final inspection, the Applicant
shall prepare and submit a written report to the Planning
and Development Director demonstrating compliance with
those conditions of approval and mitigation measures of
TT 24230 and EA 89-110, which must be satisfied prior to
the issuance of any permits/final inspections. The
Planning and Development Director may require inspection
or other monitoring to assure such compliance. Said
inspection or monitoring may be accomplished by
consultant(s) at the discretion of the Planning Director,
and all costs associated shall be borne by the
Applicant/Developer.
40. Prior to approval by the City Council of the final map,
CZ 89-037 shall be in effect.
MR/CONAPRVL.065 -10-
Conditions of Approval - TT 24230 June 13, 1989
41. * Lot "Z" (multi -family parcel) shall be limited to a
maximum density of 16 units/acre. Development proposals
for this parcel shall be reviewed through the residential
plot plan process. A minimum of five percent of the
total units proposed on this site shall be reserved for
low and moderate income housing.
42. * Commercial development(s) proposed on Lots "U", "w", "X",
and "Y" shall be subject to review through the
conditional use permit process. Development of Lot "V"
(recreation area lot) shall be subject to review through
the commercial plot plan process.
43. The Applicant/Developer shall pay fees, in lieu of
parkland dedication, based upon 2.46 acres of parkland
required to be dedicated pursuant to Chapter 13.24 of the
La Quinta Municipal Code. This payment shall be made
prior to scheduling the final map, or any portion
thereof, for City Council approval. Parcel "Z"
(multi -family parcel) shall comply with the requirements
of Chapter 13.24 of the La Quinta Municipal Code at the
time of submittal/approval of development plans.
MR/CONAPRVL.065 -11-