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PCRES 1990-019PLANNING COMMISSION RESOLUTION NO. 90-019 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF TENTATIVE TRACT 25363 TO ALLOW THE CREATION OF A LAND SALES SUBDIVISION ON A +20 ACRE SITE. CASE NO. TT 25363 - SANTA ROSA DEVELOPERS, INC. WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 8th day of May, 1990, hold a duly -noticed Public Hearing which was continued to April 24 & May 8, 1990, to consider the request of Santa Rosa Developers to subdivide +20 acres into 75 single-family development lots for sale (plus one retention basin lots) generally located 900-feet south of Miles Avenue, 660-feet east of Adams Street, more particularly described as: THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF THE SOUTHWEST 1/4 AND THE NORTHEAST 1/4 OF THE SOUTHWEST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 20, T.S.S., R.7.E., SAN BERNARDINO BASE AND MERIDIAN AND LOT "C" OF TRACT 23519. 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 25363, 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 recommendation for approval of said tentative tract map: BJ/RESOPC.046 - 1 - 1. That Tentative Tract No. 25363, 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-1 zoning district development standards, and design requirements of the Subdivision Ordinance. 2. That the subject site has a rolling topography because of the sand dunes with the southeast area being the lowest part of the site. 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. 25363 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. 25363 will not conflict with easements acquired by the public at large for access through the project, since alternate easements for access and I -or use have been provided that are substantially equivalent to those previously acquired by the public. 6. That the proposed Tentative Tract No. 25363, as conditioned, provides storm water retention, park facilities, and noise mitigation. 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: BJ/RESOPC.046 - 2 - 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. 90-157 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. 25363 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 8th day of May, 1990, by the following vote, to wit: AYES: Commissioner Moran, Steding, Bund, Zelles, Chairman Walling NOES: ABSENT: ABSTAIN: WALLING, Chairm of La Quinta, alifornia ATTEST: KRFY H AN, Planning Director i of Quinta, California BJ/RESOPC.046 - 3 - PLANNING COMMISSION RESOLUTION NO. 90-019 CONDITIONS OF APPROVAL TENTATIVE TRACT MAP NO. 25363 PROPOSED MAY 8, 1990 A. GENERAL CONDITIONS OF APPROVAL 1. Tentative Tract Map No. 25363 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 has formed 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 City shall retain a qualified archaeologist, with the Developer to pay costs, to prepare a mitigation and monitoring plan for artifact location and recovery. Prior archaeological studies for this site as well as other unrecorded information, shall be analyzed prior to the preparation of the plan. The plan shall be submitted to the Coachella Valley Archaeological Society (CVAS) for a two -week review and comment period. At a minimum, the plan shall: 1) identify the means for digging test pits; 2) allow sharing the information with the CVAS; and 3) provide for further testing if the preliminary result show significant materials are present. The final plan shall be submitted to the Planning and Development Department for final review and approval. BJ/CONAPRVL.046 - 1 - Conditions of Approval -,TT 25363 May 8, 1990 Prior to the issuance of a Grading Permit, the Developer shall have retained a qualified cultural resources management firm and completed the testing and data recovery as noted in the plan. The management firm shall monitor the grading activity as required by the plan or testing results. A list of the qualified archaeological monitor(s), cultural resources management firm employees, and any assistant(s)/ representative(s), shall be submitted to the Planning and Development Department. The list 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._ Upon completion of the data recovery, the developer shall cause three copies of the final report containing the data analysis to be prepared and published and submitted to the Planning and Development Department. 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. 6. The Applicant shall comply with the following City Engineers requirements: Prior to recordation of the final map, the Applicant shall pay a cash sum, or enter into agreement to pay a cash sum, to cover 25% of the cost to design and construct the designated length of General Plan street improvements including all appurtenant amenities and conforms for each of the following streets: BJ/CONAPRVL.046 - 2 - Conditions of Approval - TT 25363 May 8, 1990 a. Miles Street, 660 feet long segment projected directly north of tract; b. Westward Ho Drive, 660 feet long segment projected directly south of tract; The street improvements for Miles Street and Westward Ho Drive will be installed by the City or a third party developer when sufficient funds have accumulated to warrant proceeding with installation of the improvements in the segment for which the subject fees are collected. 7. A. The right of way dedications for interior public streets shall be as follows: Interior public streets; 60 feet full -width for a General Plan Local Street, plus the corner cut -backs at intersections as required by the City Engineer. Cul de sac streets: 50 feet full -width, plus corner cut -backs at intersections, plus 5-foot wide public utility easements outside the right of way on both sides, plus suitable right of way conforms for "knuckle" turns and the cul de sac ends as required by the City Engineer. B. The Applicant shall construct, or enter into agreement to construct, street improvements for the following streets to the requirements of the City Engineer and the La Quinta Municipal Code prior to approval of the final map. i. Interior public streets; 40-foot wide street improvements per Riverside County Standard Drawing No. 104 including all appurtenant conforms and amenities. ii. Interior cul de sac street: 36-foot wide street improvements per Riverside County Standard Drawing Nos. 105 & 800 including all appurtenant conforms and amenities. Any variations to the approved street system design sections shall be subject to review and approval by the Public Works Department. 8. Applicant shall install dry wells at selected locations as directed by City Engineer to remove nuisance water from street gutter. Dry wells shall be located in a manner to intercept nuisance water at tributary flowline distances nor to exceed 1320 feet nor require cross -gutters that cross a local collector street. BJ/CONAPRVL.046 - 3 - Conditions of Approval - TT 25363 May 8, 1990 B. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO FINAL MAP APPROVAL 9. Prior to final map approval by the City Council, the Applicant shall meet the parkland dedication requirements as set forth in Section 13.24.030, La Quinta Municipal Code by paying parkland fees in -lieu of parkland in accordance with said Section. 10. 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. 11. 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. 12. 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. 13. Applicant shall enter into agreement with the City prior to recording the final map to maintain the retention basin until the City Engineer accepts it for maintenance by the City. In no event will the City accept the retention for maintenance until the lots within the subject tract are included on the tax assessment roll and producing tax revenue to the City's Lighting and Landscape District. 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. BJ/CONAPRVL.046 - 4 - Conditions of Approval - TT,25363 May 8, 1990 Grading and Drainage 15. The tract grading plan shall be prepared by a registered civil engineer and approved by the City Engineer prior to final map approval. 16. A registered civil engineer shall exercise sufficient supervision and control of the tract grading to insure compliance with the grading plans, specifications, and applicable codes and ordinances. The registered civil engineer charged with the compliance responsibility shall make the following certifications upon completion of construction: All grading work was properly monitored by qualified personnel during construction for compliance with the grading plans, specifications, and applicable codes and ordinances and thereby certify the grading to be in full compliance with those documents. b. The finished building pad elevations conform with the approved grading plans. 17. The tract shall be designed and graded in a manner so the difference in building pad elevations between contiguous lots that share a common street frontage or join lots with adjoining existing tracts or approved tentative tracts does not exceed three (3.0) feet. The pad elevations of contiguous lots within the subject tract that do not share a common street shall not exceed five (5.0) feet. If the Applicant is unable to comply with the pad elevation differential requirement, the City will consider and may approve other alternatives that satisfy the City's intent to satisfaction of the proposed development. 18. 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. 19. 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. BJ/CONAPRVL.046 - 5 - Conditions of Approval,- TT 25363 May 8, 1990 A statement shall appear on the final subdivision map that a soils report has been prepared for the tract pursuant to Section 17953 of the Health and Safety Code. 20. Any earthwork on contiguous properties requires a written authorization from the owner(s) (slope easement) in a form acceptable to the City Engineer. 21. Storm water run-off produced in 24 hours by a 100-year storm shall be retained on site in landscaped retention basin(s) designed for a maximum water depth not to exceed six feet., The basin slopes shall not exceed 3:1. Other requirements include, but are not limited to, a grassed ground surface with permanent irrigation improvements, and appurtenant structural drainage amenities all of which shall be designed and constructed in accordance with requirements deemed necessary by the City Engineer. 22. The Applicant shall have a written agreement with the owner of Tentative Tract 23519 and Tentative Tract 23935 accepting stormwater run-off including that produced in 24 hours by a 100-year storm from Tentative Tract 23519 and Tentative Tract 23935. Traffic and Circulation 23. 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. BJ/CONAPRVL.046 - 6 - Conditions of Approval - TT 25363 May 8, 1990 24. The Applicant shall pay a 6.25 percent share of all fees necessary for each signalization cost at the following locations: a. Adams Street and Miles Avenue. b. Adams Street and Westward Ho Drive. The signals will be installed by the City when traffic conditions warrant the installation. Tract Desian 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. Walls. Fencing, Screeninq, and Landscapin 26. 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 the 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 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. 27. 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. BJ/CONAPRVL.046 - 7 - Conditions of Approval - TT 25363 May 8, 1990 28. 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 retention basins. 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. d. Exterior lighting plan, emphasizing minimization of light and glare impacts to surrounding properties. 29. 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 (five trees on a corner) and an irrigation system. C. CONDITIONS OF APPROVAL TO 30. Prior to the issuance of a construction of any building this approval, the Applicant and/or clearances from agencies: LED PRIOR TO building permit for or use contemplated by shall obtain permits the following public 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. BJ/CONAPRVL.046 - 8 - Conditions of Approval - TT 25363 May 8, 1990 31. 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. 32. 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. 33. The Developer shall construct landscaping and irrigation systems for drainage retention basin(s). The Developer shall maintain the drainage basin(s) for one year following dedication acceptance by the City. 34. Prior to the issuance of a grading permit, 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 25363 and EA 90-157, which must be satisfied prior to the issuance of a grading permit. Prior to the issuance of a building permit, 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 EA 90-157 and TT 25363 which must be satisfied prior to the issuance of a building permit. Prior to final building inspection approval, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with all remaining conditions of approval and mitigations measures of EA 90-157 and TT 25363. The Planning and Development Director may require inspection or other monitoring to assure such compliance. 35. The Applicant shall submit complete detailed or architectural elevations for all units, for the Design Review Board and Planning Commission review and approval as a Business Item prior to building permit issuance. The architectural standards shall be included as part of the CC & Rs (if any). The latter shall be submitted to the Planning & Development Department for review. BJ/CONAPRVL.046 - 9 - Conditions of Approval - TT 25363 May 8, 1990 Traffic and Circulation 36. Initially one publicly maintained road and prior to the final building inspection of the first unit, two publicly maintained roads shall be provided connecting this subdivision to Dune Palms Road, Miles Avenue or Dune Palms Road. 37. The termination point of the street shown as Lot "C, D, E & F" on Exhibit A (Tentative Tract Map), shall be barricaded to the satisfaction of the Public Works Department. If the road network for the adjoining tract have been constructed and completed, then the above streets shall be constructed to connect with these subdivisions, in accordance with the approved street improvement plans and the requirements of the City Engineer. Public Services and Utilities 38. The Applicant shall comply with the requirements of the City Fire Marshal. 39. 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. 40. All on -site and off -site utilities including any existing utility poles shall be installed underground 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. 41. The 30-foot wide lot shown on the Tentative Tract Map just west of the retention basin shall be reserved as a pedestrian access easement. The Developer will be required to erect a wall on the west side of the easement. Depending on the design of the adjoining retention basin, the City will reserve the right to require the Developer to construct a fence or wall on the east side of the easement. BJ/CONAPRVL.046 - 10 -