PCRES 1990-026PLANNING COMMISSION RESOLUTION 90-026
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. 26152 TO ALLOW THE CREATION
OF A 281-LOT RESIDENTIAL SUBDIVISION ON
A +103.5 ACRE SITE.
CASE NO. TT 26152 - WILMA PACIFIC INC.
WHEREAS, the Planning Commission of the City of La
Quinta, did, on the 26th day of June, 1990, hold a duly -noticed
Public Hearing to consider the request of Wilma Pacific, Inc.
to subdivide +103.5 acres into 281 single-family development
lots for sale, one lake parcel, one recreation parcel, and six
passive open space lots, generally located at the northwest
corner of Adams Street and 48th Avenue , more particularly
described as:
A RESUBDIVISION OF PORTIONS OF TRACT
24230, AS PER MAP RECORDED IN MAP BOOK
214, PAGES 69-82 OF MAPS, RECORDS OF
RIVERSIDE COUNTY, 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, mitigation of various physical impacts
were 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, Tentative Tract 26152 is a portion of said
Tentative Tract and is, therefore, required to conform to those
applicable conditions and mitigation measures which would apply
to Tentative Tract 26152; 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:
RESOPC.057/BJ - 1 -
1. That Tentative Tract No. 26152, as conditionally
approved, is consistent with the goals, policies, and
intent of the La Quinta General Plan for land use and
density, in that the property is designated for mixed
commercial development, which allows for a residential
component.
2. That Tentative Tract 26152, as conditionally approved, is
consistent with the R-1 zoning district in that future
development in said district will be reviewed for
compliance with the appropriate development standards.
3. That Tentative Tract 26152 as conditioned, shall be
consistent with the approval conditions, mitigation
measures and other requirements of Tract 24230, in that
Tentative Tract 26152 is an integral part of said
recorded tract and must therefore comply with all
requirements applicable to Tentative Tract 26152.
4. That the previously granted exception to Title 13,
pursuant to Chapter 13.12, Section 13.12.010.B., relative
to the requirements of Section 13.12,060.B. for minimum
street centerline intersection offsets, is still
warranted and applicable due to the fact that Tentative
Tract 26152 provides for substantial conformance with the
previous design for Tentative Tract 24230 and that
granting of the exception will maintain consistency with
the previous project approval.
5. 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.
6. That the design of Tentative Tract Map No. 26152 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 or will be provided
which are substantially equivalent to those previously
acquired by the public.
7. That Environmental Impact 90-166 determined general
impacts from the proposed tract were previously
considered within Environmental Assessment 89-110 and its
required monitoring program to be implemented by the
Applicant for Tract 24230.
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.
RESOPC.057/BJ - 2 -
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 confirmation of the
Environmental Assessment No. 90-166, relative to
the environmental concerns for this Tentative Tract;
3. That it does hereby recommend approval to the City
Council of the subject Tentative Tract Map No.
26152 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 26th day of
June, 1990, by the following vote, to wit:
AYES: Commissioners Bund, Zelles, Moran
NOES:
ABSENT: Commissioner Steding
ABSTAIN: Chairman Walling
JOHN,WALLING, Cbairman
C' of La Quinta, California
ATTEST:
RRYRMAN, Planning Director
ty f La Quinta, California
RESOPC.057/BJ - 3 -
PLANNING COMMISSION RESOLUTION 90-026
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 26152
JUNE 26, 1990
GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract Map No. 26152 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 Exhibit A as contained in the Planning
and Development Department file for Tentative Tract
26152, except where these conditions take precedence.
2. Tentative Tract 26152 shall conform to and comply with
all standards and requirements as remain applicable undeer
the Conditions of Approval for Tentative Tract 24230, as
adopted by City Council Resolution 89-85 on July 5,
1989. Said conditions are hereby incorporated by such
reference and attached as Exhibit A of these conditions.
Where conflicting conditions are identified, these
conditions under Tentative Tract 26152 shall take
precedence.
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 has 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, 47th 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.
CONAPRVL.054/BJ - 1 -
Conditions of Approval - TT 26152
June 26, 1990
PUBLIC SERVICES:
7. Applicant/Developer shall participate in subsurface
relocation of existing utility poles adjacent to the
property as may be applicable. Applicant/Developer shall
underground new utilities along 47th Avenue and all
on -site utilities. Participation and relocation extent
shall be determined by the Public Works Department. As
an alternate, Applicant/Developer may form or participate
in an assessment district for the required utility
improvements/undergrounding/relocations.
8. Applicant shall offer for dedication all easements
necessary for purposes of utility conveyance and
maintenance as requested by Imperial Irrigation
District. Typical street sections shall be revised as
appropriate. The following easement requirements have
been identified by Imperial Irrigation District: a
a. Lots A through R - additional 10-foot width on both
sides and adjacent to said lots.
b. Lots S through Z, CC, Lot 283, and 47th Avenue
perimeter lot - general purpose easements over the
whole of the lots.
C. Lots BB, DD, EE adjacent to 48th Avenue and Caleo
Bay, respectively - general purpose easements
10-feet in width.
d. Lots AA and BB, adjacent to Adams Street - general
purpose easements over the whole of the lots, with
the following provision:
"That no tree or other vegetation shall be planted
or located in said easements which exceeds 20-feet
in height.
9. Applicant/Developer shall comply with the requirements of
the City Fire Marshal.
a. Schedule A fire protection approved Super fire
hydrants, (6" X 4" X 2-1/2" X 2-1/2") shall be
located at each street intersection spaced not more
than 330 feet apart in any direction with no
portion of any frontage more than 165 feet from a
fire hydrant. Minimum fire flow shall be 1500 gpm
for two hours duration at 20 psi.
b. Prior to recordation of the final map, Applicant/
Developer shall furnish one blueline copy of the
water system plans to the Fire Department for
review/approval. Plans shall conform to the fire
hydrant types, location and spacing, and the system
shall meet the fire flow requirements. Plans shall
CONAPRVL.054/BJ - 2 -
Conditions of Approval - TT 26152 June 26, 1990
be signed/approved by a registered civil engineer
and the local water company with the following
certification: "I certify that the design of the
water system is in accordance with the requirements
prescribed by the Riverside County Fire Department."
C. The required water system including fire hydrants
shall be installed and accepted by the appropriate
water agency prior to any combustible building
material being placed on an individual lot.
A temporary water supply for fire protection may be
allowed for the construction of model units only.
Plans for a temporary water system must be
submitted to the Fire Department for review prior
to issuance of building permits.
d. Gates installed to restrict access shall be power
operated and equipped with a Fire Department
override system. Improvement plans for the entry
street and gates shall be submitted to the Fire
Department for review/approval prior to
installation.
e. Provide a minimum unobstructed width of 90-feet in
cul-de-sacs.
TRAFFIC AND CIRCULATION:
10. The Applicant shall construct or bond for half street/
full width improvements, to the requirements of the City
Engineer and the La Quinta Municipal Code, as follows:
a. 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.
b. 47th Avenue shall be constructed to City standards
for a 72-foot right-of-way (collector), with
five-foot sidewalk and two percent cross slope to
centerline, plus joins.
C. The interior public/private street system shall be
designed pursuant to the approved Exhibit A (tract
map) for TT 25162, and the requirements of the City
Engineer. Any required or requested variations t
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 ll.d.).
CONAPRVL.054/BJ - 3 -
Conditions of Approval - TT 26152 June 26, 1990
11. 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 for 48th Avenue, 47th Avenue
and Adams Street.
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. 10.
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.
12. Any restricted access (gating) shall be subject to
review, under the plot plan process, by the Public Works
Department and the Planning and Development Department.
CONAPRVL.054/BJ - 4 -
Conditions of Approval - TT 26152 June 26, 1990
MISCELLANEOUS:
13. Establishment and maintenance of perimeter and all other
common lot areas shall be as set forth in the Conditions
of Approval for Tentative Tract 24230.
14. There are currently eight unit types approved for
construction in Tentative Tract 26152. Any additional
unit types shall be subject to approval by the Design
Review Board and Planning Commission.
CONAPRVL.054/BJ - 5 -