PCRES 1990-043PLANNING COMMISSION RESOLUTION 90-043
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF LA QUINTA, CALIFORNIA, APPROVING TENTATIVE
PARCEL MAP 26525 TO ALLOW THE CREATION OF A CUSTOM
HOME LOT SUBDIVISION ON A 4 ACRE SITE.
CASE NO. TPM 26525 - CHUCK STROTHERS
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 27th day of November, 1990, hold a duly noticed Public Hearing to
consider the request of Chuck Strothers to subdivide 4 acres into 3 custom single
family lots generally located 600 feet south of 50th Avenue + half mile west of
Jefferson Street, more particularly described as:
A PORTION OF THE NORTH HALF OF SECTION 5, TOWNSHIP
6 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 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 Parcel Map is categorically exempt from the requirement
of CEQA.
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 Parcel Map:
1. That Tentative Parcel 26526, 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-2-12000 Zoning
District development standards, and design requirements of the Subdivision
Ordinance.
2. That the subject site has previously been graded with the southeast part
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 Parcel Map 26525 will not cause substantial
environmental damage or injury to the wildlife habitat of the Coachella Valley
Fringe -Toed Lizard.
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.
RESOPC.010
5. That the design of Tentative Parcel Map 26525 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.
6. That the proposed Tentative Parcel Map 26525, as conditioned, provides for
adequate maintenance of the landscape common areas.
7. That the proposed Tentative Tract 26525, as conditioned, provides storm
water retention, park facilities, and noise mitigation.
8. That general impacts from the proposed Parcel Map were considered within the
MEA prepared and adopted in conjunction with the La Quinta General Plan.
WHEREAS , in the review of this Tentative Parcel 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 ofthe
City of La Quints, California, as follows:
1. That the above recitations are true and constitute the findings of the
Commission in this case;
2. That it does hereby confirm the conclusion that Tentative Parcel Map 26524 is
categorically exempt from the provisions of the CEQA;
3. That it does hereby approve the subject Tentative Parcel Map 26525 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 27th day of November, 1990, by the
following vote, to wit:
AYES: Commissioners Barrows, Mosher, Chairman Steding
NOES: None
ABSENT: None
ABSTAIN: None
SUE STEDING, Chairman
City of La Quints, California
EST:
tY HRIMAN, Planning D
of IWQuinta, California
010 2
PLANNING COMMISSION RESOLUTION 90-043
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE PARCEL MAP 26525
NOVEMBER 27, 1990
* Addendum added by City Council 1/15/91 (see attached)
GENERAL CONDITIONS OF APPROVAL
1. Tentative Parcel Map 26525 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 Parcel 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 City shall retain a qualified archaeologist, witif the
Developer to pay costs, to prepare a mitigation and
monitoring land 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 CVAS; and (3) provide for
further testing if the preliminary results show
significant material are present. The final plan shall
be submitted to the Planning and Development Department
for final review and approval.
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.
CONAPRVL.009/CS -1-
Conditions of Approval - TPM 26525
- 11/27/91
The designated monitors or their authorized
representatives shall have the authority to temporarily
diver, 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 analyses to be prepared and published and submitted
to the Planning and Development Department.
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.
STREETS & CIRCULATION
5. The Applicant shall dedicate public street right of way
and utility easements in conformance with the City's
General Plan, Municipal Code, applicable Specific Plans
if any, and as required by the City Engineer, as follows:
a. Right of way geometrics for cul-de-sacs, knuckle
turns, and corner cut -backs shall conform with
Riverside County Standard Drawings #800, #801, and
#805 respectively unless otherwise approved by the
City Engineer.
b. "A" street - Interior private street, width shall
be as needed to accommodate required street width.
6. on the basis of the Applicant's land mass in terms of
size, shape, and location, it has been determined that
the Applicant shall pay a fair -share portion of the
following improvements;
a. Avenue 50: 6% (ie 3/47) of the street and landscape
setback lot improvements as required by the General
Plan for the south half of the street.
7. The Applicant shall have street improvement plans
prepared by a registered civil engineer. Street
improvements shall be designed and constructed for all
streets within the proposed subdivision and for off -site
streets as required by these conditions of approval. All
street improvements shall be designed and constructed in
accordance with the LQMC and adopted Standard Drawings,
and City Engineer and shall include all appurtenant
CANAPRVL.009/CS -2-
Conditions of Approval - TPM 26525
- 11/27/91
components required by same, except mid -block street
lighting, such as but not limited to traffic signs and
channelization markings, street name signs, sidewalks,
and raised medians where required by City General Plan.
Street design shall take into account the soil strength,
anticipated traffic loading, and design life. The
minimum structural section for residential streets shall
be 3" AC over 4" Class 2 Base.
Miscellaneous incidental improvements and enhancements to
existing improvements where joined by the newly required
improvements shall be designed and constructed as
required by the City Engineer to assure the new and
existing improvements are appropriately integrated to
provide a finished product that conforms with City
standards and practices. This includes tapered off -site
street transitions that extend beyond tract boundaries
and join the widened and unwidened street sections.
8. The following specific street widths shall be constructed
to conform with the General Plan street type noted
therewith:
A. ON -SITE STREETS
1. "A" street - full width shall be minimum 26
feet wide. If constructed with a median each
lane shall be a minimum of 16-feet wide.
B. OFF -SITE STREETS
2. Avenue 50 (portion contiguous to tract) -
Install half width Primary Arterial (76-foot
width improvement option), bond for half of
raised median, refer to La Quinta General
,Plan Figure VII-2.
9. The Applicant shall maintain the common landscaped areas
of the subdivision such as the landscaped setback lots
and retention basins until accepted by the City Engineer
for maintenance by the homeowner's association of the
subdivision.
CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO FINAL MAP
APPROVAL
10. Prior to final
Applicant shall
as set forth in
map approval by the
meet the parkland
Section 13.24.030,
Code, by paying parkland fees
determined in accordance with said
City Council, the
dedication requirements
La Quinta Municipal
in lieu, as may be
Section.
CONAPRVL.009/CS -3-
Conditions of Approval - TPM 26525
- 11/27/91
11. A noise study shall be prepared by a qualified acoustical
engineer, to be submitted to the Planning & 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, walls, and
landscaping, etc.), and other techniques so as to avoid
the isolated appearance given by walled developments.
The noise study approved for Tentative Tract 26524 may be
submitted for Tentative Parcel Map 26525 to comply with
the above condition.
12. If the tract is phased, 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.
13. All existing structures that are to be removed from the
property shall be removed, or an agreement secured with a
performance bond that has been executed between the
Applicant and the City to assure said removal, prior to
transmitting the final map to City Council for approval.
14. Applicant shall submit proposed street names with
alternatives to the Planning and Development Department
for approval prior to final map approval.
15. Design and architectural standards for the residences
shall be submitted to the Planning Commission and Design
Review Board for review and approval prior to final map
recordation. All approved standards shall be included in
the CC&R's. A copy of the CC&R's shall be submitted to
the Planning Department for review. Consideration shall
be given to shading exterior glass areas.
GRADING AND DRAINAGE
16. Applicant shall construct, or enter into agreement to
construct, the tract grading and public or quasi -public
improvements before the final map is recorded. Applicant
shall pay cash, in lieu of and equivalent to the
respective construction cost, for those improvements
which involve fair -share responsibility that must be
deferred until the full complement of funding is
available. Payment of cash in lieu of construction may
be deferred to a future date mutually agreed by the
Applicant and City Engineer, provided security for said
future payment is posted by Applicant.
CONAPRVL.009/C$ -4-
Conditions of Approval - TPM 26525 - 11/27/91
17. The tract grading plan shall be prepared by a registered
civil engineer and approved by the City Engineer prior to
final map approval.
The Applicant shall retain a California registered civil
engineer, or designate one who is on the Applicant's
staff, to exercise sufficient supervision and quality
control during construction of the tract grading and
improvements to insure compliance with the plans,
specifications, applicable codes, and ordinances. The
engineer retained or designated by the Applicant and
charged with the compliance responsibility shall make the
following certifications upon completion of construction;
a) all grading and improvements were properly
monitored by qualified personnel during
construction for compliance with the plans,
specifications, applicable codes, and ordinances
and thereby certify the grading to be in full
compliance with those documents. J
b) the finished building pad elevations conform with
the approved grading plans.
*18. 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 promote and insure community
acceptance and buyer satisfaction of the proposed
development.
19. The tract shall be designed and graded in a manner that
permits storm flow in excess of the retention basin
capacity, caused by a storm event greater than the
100-year 24-hour event, to flow out of the tract through
a designated emergency overflow outlet and into the
historic drainage relief route. Similarly, the tract
shall be graded in a manner that anticipates receiving
storm flow from adjoining property at locations that has
historically received flow for those occasions when a
storm greater than the 100-year 24-hour event occurs.
CONAPRVL.009/CS -5-
Conditions of Approval - TPM 26525
- 11/27/91
20. The Applicant shall provide an Executive Summary
Maintenance Booklet for the street, landscape irrigation,
perimeter wall, and drainage facilities installed in the
subdivision. The booklet should include drawings of the
facilities, recommended maintenance procedures and
frequency, and a costing algorithm with fixed and
variable factors to assist the homeowner's association in
planning for routine and long term maintenance.
21. Stormwater run-off produced in 24 hours by a 100 year
storm shall be retained on individual lots in landscaped
retention basin(s) designed for a maximum water depth not
to exceed two feet or as approved by the City Engineer.
The basin slopes shall not exceed 4:1 or as approved by
the City Engineer. The percolation rate shall be
considered to be zero inches per hour unless the
Applicant provides site -specific date that indicates
otherwise. Other requirements include, but are not
limited to, a grassed ground surface with permanent
irrigation improvements, and appurtenant structur$1
drainage amenities all of which shall be designed and
constructed in accordance with requirements deemed
necessary by the City Engineer.
22. A thorough preliminary engineering, geological, and soils
engineering investigation shall be conducted with a
report submitted for review along with grading plan. The
report 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. 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.
23. 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.
24. Any earthwork on contiguous properties requires a written
authorization from the owner(s) (slope easement) in a
form acceptable to the City Engineer.
TRACT DESIGN
25. The tract layout shall comply with all the R-2 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 12,000 square feet.
CONAPRVL.009/CS -6-
Conditions of Approval - TPM 26525
- 11/27/91
WALLS, FENCING, SCREENING, AND LANDSCAPING
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 parcel map,
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
activity.
b. Planting of cover crop or vegetation upon
previously graded by undeveloped portions of the
site.
C. Provisions of wind breaks or wind rows, fencing,
and/or landscaping to reduce the effects upon
adjacent properties and property owners. The Sand
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 begin
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.
28. Prior to final map approval, the Applicant shall submit
to the Planning Department for review and approval a plan
(or plans) showing the following:
a. Landscaping, including plant types, sizes, spacing,
location, and irrigation system for all common
landscape areas. Desert or native plans species
and drought resistant planting material shall be
incorporated into the landscape plan. Use of lawn
shall be minimal with no lawn adjacent to curb. No
spray heads shall be used adjacent to curb.
b. Location and design detail of any proposed and/or
required wall.
C. Exterior lighting plan, emphasizing minimization of
light glare impacts to surrounding properties.
CONAPRVL.009/C8 -7-
Conditions of Approval - TPM 26525
- 11/27/91
CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE ISSUANCE
OF BUILDING PERMITS
29. 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 & Development Department
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.
J
30. 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.
31. 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.
PUBLIC SERVICES AND UTILITIES
32. The Applicant shall comply with the requirements of the
City Fire Marshal.
33. The Applicant shall comply with all requirements of the
Coachella Valley Water District.
34. All underground utilities shall be installed, with
trenches
compacted
to City standards,
prior to
construction
of any
street improvements.
A soils
engineer
retained by
the Applicant shall
provide
certified
reports of soil compaction tests for
review by
the City
Engineer.
35. All existing and proposed telecommunication lines and
electric power lines with 12,500 volts or less, that are
adjacent to the proposed site or on -site, shall be
installed in underground facilities.
36. There shall be a maximum building height of 22 feet for
all structures.
CQNAPRVI,. P99/CS -8-
Conditions of Approval - TPM 26525 - 11/27/91
ADDENDUM TO PLANNING COMMISSION RESOLUTION 90-043
Tentative Parcel Map 26525
January 15, 1991
The City Council at their meeting of January 15, 1991, modified
Condition #18 as follows:
"The Parcel Map shall be graded as shown on approved
Parcel Map Exhibit, subject to final approval of the City
Engineer."
J
CONAPRVL.009/CS -9-