PCRES 1989-046PLANNING COMMISSION RESOLUTION NO. 89-046
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF TENTATIVE TRACT NO. 24889
TO ALLOW THE CREATION OF A 110-LOT
SUBDIVISION ON A 426-ACRE SITE.
CASE NO. TT 24889 - LANDMARK LAND COMPANY
WHEREAS, the Planning Commission of the City of La
Quinta, did, on the 12th day of September, 1989, hold a
duly -noticed Public Hearing to consider the request of Landmark
Land Company to subdivide 426 acres into 110 lots in the R-2
and C-P-S (change of zone to R-2 under consideration) zone, on
property located at the northwest corner of 52nd Avenue and
Jefferson Street, more particularly described as:
PORTIONS OF THE SOUTH HALF OF THE NORTH
HALF AND THE SOUTH HALF OF SECTION 5,
TOWNSHIP 5 SOUTH, RANGE 7 EAST, SBBM;
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 has
determined that this tentative tract map has been previously
assessed for environmental purposes during consideration of
Specific Plan 85-006; and,
WHEREAS, mitigation of various physical impacts
have been identified and incorporated into the approval
conditions for Specific Plan 85-006, of which this tract is a
part, 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 and reasons to justify
the recommendation for approval of said Tentative Tract Map:
1. That Tentative Tract No. 24889, as conditionally
approved, is generally consistent with the goals,
policies, and intent of the La Quinta General Plan
for land use density, unit type, circulation
requirements, R-2 zoning district development
standards, and design requirements of the
Subdivision Ordinance.
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2. The subject site has a fairly flat topography. The
proposed circulation design and lot layouts, as
conditioned, are, therefore, suitable for the
proposed land division.
3. That the design of Tentative Tract Map No. 24889
will not cause substantial environmental damage or
injury to the wildlife habitat of the Coachella
Valley.
4. That the design of the subdivision, as
conditionally approved, is not likely to cause
serious public health problems.
5. That the design of Tentative Tract Map No. 24889
will not conflict with easements acquired by the
public at large for access through the project.
6. That the proposed Tentative Tract No. 24889, as
conditioned, provides for adequate maintenance of
the landscape buffer areas.
7. 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;
2. That it does hereby recommend approval to the City
Council of the subject Tentative Tract Map No.
24889 for the reasons set forth in this Resolution
and subject to the attached conditions.
3. That it does hereby recommend to the City Council
waiver to Section 13.12.050, Street Alignment, and
Section 13.12.080(c) of the La Quinta Subdivision
Ordinance.
MR/RESO89.039 -2-
PASSED, APPROVED and ADOPTED at a regular meeting
of the La Quinta Planning Commission, held on this 12th day of
September, 1989, by the following vote, to wit:
AYES: Commissioners Bund,
Chairman Walling
NOES: Non
ABSENT: None
ABSTAIN: None
Zelles, Steding, Moran,
MR/RESO89.039 -3-
PLANNING COMMISSION RESOLUTION 89-046
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 24889
SEPTEMBER 12, 1989
1. Tentative Tract Map No. 24889 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 City Council,
unless approved for extension pursuant to the City of La
Quinta Land Division Ordinance.
3. Tentative Tract Map No. 24889 shall comply with all
applicable conditions and requirements of Specific Plan
No. 85-006, "Oak Tree West", as amended and in effect at
the time of recordation.
4. The final map shall conform substantially with the
approved Tentative Map (Exhibit "A") as contained in the
Planning and Development Department's file for Tentative
Tract Map 24889 and the following conditions of approval,
which conditions shall take precedence in the event of
any conflict with the provisions of the Tentative Tract
Map.
5. Approval of this Tentative Tract Map shall be subject to
approval of GPA 89-026, SP 85-006 (Amendment 1), and
CZ 89-045 by the City Council.
PUBLIC SERVICES AND UTILITIES
6. Fire protection shall be provided at the time of
development in accordance with the requirements of the
Municipal Code and City Fire Marshal.
7. All requirements and conditions of the Coachella Valley
Water District shall be complied with.
MISCELLANEOUS
8. The Applicant acknowledges that the City has formed 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.
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Conditions of Approval - TT 24889 September 12, 1989
9. As no building will occur until future subdivision(s) of
land, the final map shall give constructive notice. This
notice must appear on the record map with wording
approved by the City Engineer, said wording to be similar
to the following: "No building permits shall be issued
until the recording of a subsequent final condominium
map. Improvement conditions will be imposed and security
posted at the time the subsequent final map is approved.
Survey monument bonds will still be required if corners
are not set at time map records."
10. The Applicant understands that this approval is for a
land division only, and that separate development
approvals, such as plot plans, use permits, zone changes,
and tract maps, as applicable and as deemed necessary by
the Planning and Development Department, will be required
prior to any development actions, including grading
activities other than those associated with development
of the golf course areas.
11. Tentative Tract Map No. 24889 shall be recorded prior to
any future development being established or overlay
tracts being recorded.
12. The Applicant shall pay the required processing and plan
checking fees as are current at the time the work is
being accomplished by City personnel or subcontractors
for the Planning, Building, or Engineering Divisions.
ENGINEERING
13. A common area lot shall be established for that area
between the tract perimeter wall and street right-of-way
for Jefferson Street, 52nd Avenue, Calle Rondo, Calle
Tampico, Park Avenue. Landscape maintenance
responsibility of the total common lot and street
landscape parkway shall be the responsibility of the
development.
14. 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.
15. All traffic, circulation, and drainage conditions placed
on Specific Plan 85-006 shall apply except where
specifically modified by the conditions for this
tentative subdivision map.
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Conditions of Approval - TT 24889
September 12, 1989
16. Relief from the security posting requirement for this
tentative subdivision map may be attained if (and when)
security of equivalent value is posted for the same
improvements pursuant to the conditions of another
tentative subdivision map for this same tract of land.
17. Applicant shall post security for street improvements in
the right-of-way contiguous to the subdivision as follows:
0
0
0
0
0
Jefferson Street: one-half width, plus one lane,
plus raised landscaped median.
52nd Avenue: one-half width, plus one lane,
plus raised landscaped median.
Calle Rondo
Calle Tampico
Park Avenue:
one-half width.
one-half width.
one-half width.
18. The Schedule B street improvements required by the La
Quinta Municipal Code for the interior private streets
are waived, provided the final subdivision map clearly
states in a conspicuous location that:
"This map exists only for the purpose to provide a
means for financing, and conveyance of property to
parties (typically builders or developers) with
adequate resources to construct, or post security
for, improvements needed in the common areas
adjoining and leading to the purchased lot(s). No
building permits will be issued until a subsequent
land division map is filed and recorded in
accordance with the conditions and security posting
requirements of said future map."
19. DELETED BY PLANNING
1989.
COMMISSION ON
SEPTEMBER 12,
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Conditions of Approval - TT 24889
September 12, 1989
19. Applicant shall
dedicate
all necessary public street
right-of-way and
utility
easements for the following
streets:
o Jefferson:
60-foot
half -width.
0 52nd Ave:
120-foot
full -width. (See Note)
o Calle Rondo:
30-foot
half-width/suitable conforms.
o Tampico:
30-foot
half-width/suitable conforms.
o Park Ave:
30-foot
half-width/suitable conforms.
NOTE: The 120-foot figure may be reduced to 110
feet, pending the outcome of proposed General Plan
Amendment.
20. * Applicant shall record permanent public access easements
on all lots created in the subdivision for private
streets.
21. * Applicant shall make an effort obtain a 60-foot wide (see
Note) easement for public street purposes (52nd Avenue)
from adjoining property owner to the west.
NOTE: The 60-foot figure may be reduced to 55 feet,
pending outcome of proposed General Plan Amendment.
22. The Applicant is hereby granted an exception in
accordance with La Quinta Municipal Code 13.12.010 for
relief from the 300-foot minimum centerline curve
radius. As a minimum, the Applicant shall clearly state
in a conspicuous location on the final subdivision map
that:
"Builders and developers who purchase lots in this
subdivision will be required to state in the
CC&Rs passed to the homeowners association
charged with maintaining the private streets that
said streets do not meet minimum horizontal curve
standards for public streets and therefore shall
always remain as private streets subject to the
quality of maintenance provided by the homeowners
association."
23. The Applicant shall enter into a license agreement with
the City to provide for maintenance, liability insurance
coverage, and other relevant concerns that may be
identified, and as needed, for the tunnel that is
proposed for placement under the pavement in the
Jefferson Street right-of-way. The agreement, which will
be subject to approval of appropriate City officials,
will be prepared by the City at the Applicant's expense.
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Conditions of Approval - TT 24889 September 12, 1989
24. Applicant shall provide street grades that are 9.35
percent or greater, unless demonstrated by engineering
design, and approved by the City Engineer, that drainage
is adequate and the minimum gradient cannot be
satisfactorily obtained.
25. The Applicant shall vacate vehicle access rights to all
public streets except for selected private streets that
may intersect 52nd Avenue and Jefferson Street at
location and in a manner approved by the City Engineer.
Additional exceptions where vehicle access rights to
public streets may be retained are as follows:
a. The golf course maintenance facility located
adjacent to 52nd Avenue an Calle Rondo may
enjoy direct access to 52nd Avenue and Calle
Rondo, but the 52nd Avenue access shall be
right -turn -in/ right -turn -out only.
b. The CVWD well site located adjacent to Calle
Rondo and Calle Tampico may enjoy direct access
to either street, but not both.
C. Gated emergency access to interior private streets
from Jefferson Street and Park Avenue shall be
provided in accordance with the requirements of the
City Engineer and City Fire Marshal.
24. DELETED BY PLANNING COMMISSION ON SEPTEMBER 12,
1989.
26. The Applicant shall provide a 20-foot-wide and a
10-foot-wide landscaped setback lot, respectively, on the
52nd Avenue and Calle Rondo frontages adjacent to the
golf course maintenance facility.
* Formerly Condition 20, amended by Planning Commission 9/12/89.
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