PCRES 1989-068PLANNING COMMISSION RESOLUTION NO. 89-068
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF TENTATIVE TRACT NO. 25154
TO ALLOW THE CREATION OF A LAND SALES
SUBDIVISION ON A +27.45 ACRE SITE.
CASE NO. TT 25154 - NORTH STAR CALIFORNIA CORPORATION
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 14th day of November, 1989,
hold a duly -noticed Public Hearing to consider the request of
North Star California Corporation to subdivide +27.45 acres
into 98 single-family development lots for sale, generally
located at the northeast corner of Sagebrush Avenue and Date
Palm Drive, more particularly described as:
A SUBDIVISION OF THE NORTHEAST
QUARTER OF THE SOUTHEAST QUARTER OF
SECTION 31, TOWNSHIP 5 SOUTH, RANGE
7 EAST, S.B.B.M. IN THE CITY OF LA
QUINTA, CALIFORNIA.
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. 25154, as conditionally
approved, is generally consistent with the goals,
policies and intent of the La Quinta General Plan for land
use density, circulation requirements, R-1 zoning district
development standards, and design requirements of the
Subdivision Ordinance.
2. That the design of Tentative Tract Map No. 25154 may
cause some environmental damage or injury to the wildlife
habitat of the Coachella Valley Fringe -Toed Lizard, but
mitigation in the form of fees for a new habitat area will
reduce this impact to an insignificant level.
BJ/RESOPC.028 - 1 -
3. 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.
4. That the design of Tentative Tract Map No. 25154 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.
5. That the proposed Tentative Tract No. 25154, as
conditioned, provides for mitigation of incremental
impacts on park facilities, noise and aesthetic factors.
6. 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 confirm the conclusion of
Environmental Assessment No. 89-144 relative to the
environmental concerns of this tentative tract;
3. That it does hereby recommend approval to the City
Council of the subject Tentative Tract Map No.
25154 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
November, 1989, by the following vote, to wit:
AYES: Commissioners Zelles, Steding, Moran, Bund, Chairman
Walling
NOES: None
ABSENT: None
ABSTAIN: None
BJ/RESOPC.028 - 2 -
JOHN WAILING, gAIi a
Cit ofof Q La uintnta, fornia
RF$^-HERNN, Planning Director
tvy'of a Quinta, California
BJ/RESOPC.028 - 3 -
PLANNING COMMISSION RESOLUTION NO. 89-068
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT NO. 25154
NOVEMBER 14, 1989
A. GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract Map No. 25154 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 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.
5. 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
BJ/CONAPRVL.025 - 1 -
Conditions of Approval - TT 25154
November 14, 1989
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.
6. Prior to the issuance of any grading or building
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 Tentative Tract No. 25154 and
Environmental Assessment No. 89-144, which must be
satisfied prior to the issuance of the respective
permit(s). The Planning and Development Director
may require inspection or other monitoring to
assure such compliance.
B. CONDITIONS TO BE SATISFIED PRIOR TO GRADING PERMIT(S)
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.
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.
9. 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
BJ/CONAPRVL.025 - 2 -
Conditions of Approval - TT 25154
November 14, 1989
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
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.
10. 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.
11. 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 design facilities shall be
capable of handling a 100-year storm. Applicant
shall provide drainage easements as required across
lots abutting the La Quinta Evacuation Channel.
12. 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 areas required to be
landscaped.
13. 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.
14. Developer shall comply with all applicable
requirements of the City Fire Marshal.
15. The Developer shall obtain an encroachment permit
from the Coachella Valley Water District prior to
any construction within the right-of-way of the La
Quinta Evacuation Channel. This includes, but is
not limited to, surface improvements, drainage
inlets, landscaping, and roadways. Developer shall
install suitable facilities to prohibit access to
this right-of-way from the subject tract.
BJ/CONAPRVL.025 - 3 -
Conditions of Approval - TT 25154
November 14, 1989
16. Prior to any issuance of land disturbance permits,
the Applicant shall contract with the University of
California Riverside Archaeological Research Unit to
perform a re-evaluation of the project site. The
results of this evaluation shall be submitted to the
Planning and Development Department for review,
along with the proposed method of testing for any
potentially significant sites identified in the
evaluation. If potentially significant sites are
identified, 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 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.
C. CONDITIONS TO BE SATISFIED PRIOR TO FINAL MAP
APPROVAL/RECORDATION.
17. 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 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).
BJ/CONAPRVL.025 - 4 -
Conditions of Approval - TT 25154
November 14, 1989
18. The Applicant shall obtain
easement over the property
subject site (portion of
street construction purposes
arrangement is approved
Department .
a 30-foot right-of-way
to the south of the
Sagebrush Avenue), for
unless an alternative
by the Public Works
19. Cul-de-sacs shall provide a minimum turning
diameter right-of-way of 90-feet. Present design
will require additional right-of-way dedication as
sidewalks are required.
20. The Applicant shall construct or bond for street
improvements to the requirements of the City
Engineer and the La Quinta Municipal Code, as
follows:
a. The interior public street system shall be
designed pursuant to the approved Exhibit A
(Tract Map) for TT #25154, and the
requirements of the City Engineer. All
streets shall maintain a 2% cross slope from
centerline to edge of pavement. Any
variations to the approved street system
design sections shall be subject to review
and approval by the Public Works Department.
21. 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.
22. 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 prior to Final
Map approval.
23. The Applicant shall comply with all requirements of
the CVWD. Any necessary parcels for District
facility expansion shall be shown on the Final Map
and conveyed to the CVWD, in accordance with the
Subdivision Map Act.
24. The Developer shall comply with all applicable
requirements of the Fire Marshal prior to Final Map
approval.
25. Applicant shall pay in -lieu parkland fees, based
upon .86 acres as determined by the La Quinta
Municipal Code. Determination of payment amount
shall be determined as set forth in Chapter 13.24,
Article II of the La Quinta Municipal Code and
shall be payable prior to Final Map recordation.
BJ/CONAPRVL.025 - 5 -
Conditions of Approval - TT 25154
November 14, 1989
26. 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 internal streets, and surrounding land
uses, 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.).
27. The approval herein contemplated is related to
Change of Zone No. 89-049 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.
28. 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.
29. All residential lots within the approved boundaries
of Tentative Tract No. 25154 shall only be conveyed
to new ownership with the following declaration:
"This property may be subject to limited or
restricted viewshed(s) due to surrounding
previously approved developments to the north
and west of this tract (Tract 24545, the
Pyramids Development and Tract 21555, Parc La
Quinta respectively). Northerly views will be
limited by approved landscaping and fencing
which may be approximately 8-12-feet above
finished grade of this property. Westerly
views may be impacted due to development of
two story homes on certain lots within the
Parc La Quinta project. The prospective buyer
is urged to investigate the full range of any
potential view impacts prior to committing to
any agreement(s)."
30. If any phased tract development (i.e., multiple -lot
construction) is proposed, 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 generally meet the requirements of
the SR Zoning District for Building and Site Design
Standards, with the exception of height restrictions
which shall be as set forth in the R-1 Zone, except
BJ/CONAPRVL.025 - 6 -
Conditions of Approval - TT 25154 November 14, 1989
where these conditions shall take precedence. The
Architectural Standards shall be included in CC &
R's if any phased tract development occurs."
1131. Applicant shall submit a unit siting plan at the
time of submittals for architectural review of any
phased tract development. Siting plan shall
indicate two-story locations, if any, and shall be
reviewed at the Planning Commission along with the
proposed unit types. If lots are sold on an
individual basis, (non -phased tract development) the
Applicant understands that approvals of any
two-story units on any lot are not guaranteed and
will be reviewed on a case by case basis by the
Planning and Development Department during building
permit review. If phased tract development occurs,
(see Condition #30) CC & R's are required to be
submitted to the City for review prior to Final Map
recordation; the above restriction shall be noted in
the CC & R's, if required."
32. The westerly termination point of the street shown
as Lot "D" on Exhibit "A" (Tentative Tract Map),
shall be gated with controlled access devices that
restrict ingress/egress to emergency vehicles.
Permits for the installation of controlled access
devices shall be obtained from the Building Division
and Fire Department prior to installation.
D. TRACT DESIGN
33. Prior to any landscape installations, 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, location, and irrigation systems for
all areas to be landscaped. Desert or native
plant species and drought resistant planting
material 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. Landscaping of all units (including model complex)
in TT #25154 shall be in substantial compliance with
the SR Zoning District requirements as established
in the Manual on Landscape Standard for single
family residences.
BJ/CONAPRVL.025 - 7 -
Conditions of Approval - TT 25154
November 14, 1989
35. Developer shall be required to participate in the
installation of a suitable buffer along the eastern
tract boundary of TT #25154, between the residential
lots and the future maintenance facility for the
Pyramids project. Mutual participation by the
Developer of this tract and the Developer of the
Pyramids shall be required to provide an acceptable
situation for both parties. Design components of
the buffer area may include, but are not limited to
walls, berming/landscaping, grade variations,
setbacks, etc. Design of the buffer area shall be
subject to review and approval of the Planning and
Development Department. The improvement(s) of the
buffer shall be installed at time of any development
activity on either property; any reimbursement
agreement(s) arrangement will be solely the
responsibility of the Developers involved.
36. 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.
37. 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.
BJ/CONAPRVL.025 - 8 -