PCRES 1991-002PLANNING COMMISSION RESOLUTION NO. 91-002
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL APPROVAL
OF TENTATIVE TRACT 26188 TO ALLOW THE
CREATION OF A LAND SALES SUBDIVISION ON A
_+10 ACRE SITE.
CASE NO. TT 26188 - SANTA ROSA DEVELOPERS, INC.
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 12th day of February, 1991,
hold a duly -noticed Public Hearing to consider the request of
Santa Rosa Developers to subdivide +10 acres into 39
single-family development lots for sale, generally locgted
south of Miles Avenue, 660-feet east of Adams Street, more
particularly described as:
THE NORTHEAST 1/4 OF THE NORTHWEST
1/4 OF THE NORTHWEST 1/4 OF SECTION
20, T.5.S., R.7.E., 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 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 26188, 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:
CS/RESOPC.008 - 1 -
1. That Tentative Tract No. 26188, 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. 26188
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. 26188
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 Tract No. 26188, 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:
CS/RESOPC.008 - 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. 90-184 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.
26188 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 12th day of
February, 1991, by the following vote, to wit:
AYES: Commissioners Mosher, Barrows, Ladner, Dowd, Chairperson Steding
NOES: None r
ABSENT: None
ABSTAIN: None
Sj'EDING, Chairman
City of La Quints, California
ATTEST:
ERRY/,JRRMAN, Planning Director
ity(o,f La Quinta, California
CS/RESOPC.008 - 3 -
PLANNING COMMISSION RESOLUTION NO. 91-002
CONDITIONS OF APPROVAL - ADPOPTED
TENTATIVE TRACT MAP 26188
FEBRUARY 12, 1991
A. GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract Map No. 26188 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.
CS/CONAPRVL.013 - 1 -
Conditions of Approval - TT 26188 February 12, 1991
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. 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. Miles Avenue: 50% of the street and landscape
setback lot improvements as required by the
General Plan for the south half of the street
for a distance of 1320 feet.
CS/CONAPRVL.013 - 2 -
Conditions of Approval - TT 26188 February 12, 1991
b. Miles Avenue at Adams Street: 6.25% of the
cost to design and construct traffic signals
at this intersection. The signals will be
installed by the City when traffic conditions
warrant installation.
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. Miles Avenue - primary Arterial, 55-foot ha4f
width;
C. "B" and "C" streets - Local Street, 60-foot
full width.
d. "A" street - Cul-de-sac, 50-foot full width;
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
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
CS/CONAPRVL.013 - 3 -
Conditions of Approval - TT 26188 February 12, 1991
standards and practices. This includes tapered
off -site street transitions that extend beyond
tract boundaries and join the widened and unwidened
street sections.
The following specific street widths shall be
constructed to conform with the General Plan street
type noted therewith:
A. ON -SITE STREETS
1. "B" and "C" streets - full width Local Street,
40 feet wide, refer to
Std Dwg #105;
2. "A" street - full width Local Street
cul-de-sac, 36 feet wide, refer
to Std Dwg #800
B. OFF -SITE STREETS
J
1. Miles Avenue (From 660 feet east of Adams
Street). Install half width Primary Arterial
(86' width improvement option), bond for half
of raised median, refer to Std Dwg #100.
9. In the event that any requirement or condition of a
future Subdivision Improvement Agreement for this
tentative tract is inconsistent with or fails to
include conditions originally required in the
tentative tract map for this subdivision, the
conditions in the original tentative tract map
subdivision approval shall remain in effect and
shall control.
10. Applicant shall submit proposed street names with
alternatives to the Planning & Development
Department for approval prior to final map
approval. Street name signs shall be furnished and
installed by the Developer in accordance with City
standards.
B. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO FINAL
MAP APPROVAL
11. 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.
CS/CONAPRVL.013 - 4 -
Conditions of Approval - TT 26188 February 12, 1991
12. 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, 6-foot wall, and
landscaping, etc.), and other techniques so as to
avoid the isolated appearance given by walled
developments.
13. 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.
J
14. 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.
The Applicant shall maintain the landscaped areas
of the subdivision such as the landscaped setback
lots and retention basins until accepted by the
City Engineer for maintenance by the City.
In no event will the City accept the landscaped
lot(s) and retention basin for maintenance by the
City until the residential lots within the
subdivision are included on the property tax roll
and producing assessment revenue to the City's
Lighting and Landscape District.
15. 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.
16. All existing structures, if any, that are to be
removed from the property shall be removed, or an
agreement secured with a performance bond has been
executed between the Applicant and the City to
assure said removal, prior to transmitting the
final map to the City Council for approval.
CS/CONAPRVL.013 - 5 -
Conditions of Approval - TT 26188 February 12, 1991
Grading and Drainage
17. The tract grading plan shall be prepared by a
registered civil engineer and approved by the City
Engineer prior to final map approval.
18. 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 work was properly monitored by
qualified personnel during construction fot
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.
19. 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.
20. 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.
CS/CONAPRVL.013 - 6 -
Conditions of Approval - TT 26188 February 12, 1991
21. 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. 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.
22. Any earthwork on contiguous properties requires a
written authorization from the owner(s) (slope
easement) in a form acceptable to the City Engineer.
23. Drainage disposal facilities shall be provided as
required by the Public Works Director including any
drainage fees required therewith. A written,
agreement shall be made with the existing owners
and future owners of Tentative Tract 25363 to
accept stormwater from Tentative Tract 26188
including stormwater from a 100-year storm over a
period of 24 hours.
24. The tract shall be 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.
25. Applicant shall install a trickling sand filter and
leach field in the retention basin to percolate
nuisance water in conformance with requirements of
the City Engineer. The sand filter and leach field
shall be sized to percolate 160 gallons per lot per
day.
26. 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
CS/CONAPRVL.013 - 7 -
Conditions of Approval - TT 26188 February 12, 1991
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.
Traffic and Circulation
27. The Applicant shall vacate vehicle access rights to
Miles Avenue from all abutting lots. Access to
these street(s) from this land division shall be
restricted to street intersections only.
Tract Desi
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 7,2d0
square feet.
29. A minimum 20-foot landscaped setback shall be
required along Miles Avenue. Design of the setback
shall be approved by the Planning & Development
Department and the Design Review Board. Setbacks
shall be measured from ultimate right-of-way lines.
a. The minimum setbacks may be modified to an
"average" if a meandering or curvilinear wall
design is used.
b. Setback areas shall be established as a
separate common lot and be maintained as set
forth in Condition No. 14, unless an
alternative method is approved by the
Planning and Development Department and the
Engineering Department.
Walls, Fencinq, Screeninq, and Landscapin
30. 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;
CS/CONAPRVL.013 - 8 -
Conditions of Approval - TT 26188 February 12, 1991
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.
31. Prior to final map approval, the Applicant shall
submit to the Planning Department and Design Review
Board for review and approval preliminary plan(s)
showing the following:
a. Landscaping, including plant types, siz9s,
spacing, locations, and irrigation system for
the perimeter landscape area. Desert or
native plant species and drought resistant
planting materials shall be incorporated into
the landscape plan. No spray heads shall be
used adjacent to the curb.
b. Location of the meandering sidewalk along
Miles Avenue. Note: this sidewalk shall
meander within both the landscape buffer and
parkway area.
C. 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.
32. 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 shrubs, two trees (five
trees on a corner) and an irrigation system.
33. The Applicant shall provide a blanket easement that
covers the entire landscaped setback lots for the
purpose of a meandering public sidewalk.
CS/CONAPRVL.013 - 9 -
Conditions of Approval - TT 26188 February 12, 1991
C. CONDITIONS OF APPR(
E
IOR TO THE
34. 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
J
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.
35. 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.
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. The Applicant shall provide a fully improved
landscaped setback lot of noted width adjacent to
the following right of way(s):
a. Miles Avenue, 20-feet wide;
38. 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 26188 and EA
90-184, which must be satisfied prior to the
CS/CONAPRVL.013 - 10 -
Conditions of Approval - TT 26188
February 12, 1991
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 90-184 and TT 26188 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 90-184 and TT 26188. The Planning
and Development Director may require inspection or
other monitoring to assure such compliance.
39. 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.
Traffic and Circulation
40. The termination point of the street shown as Lot
"B" 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 Util
41. The Applicant shall comply with the requirements of
the City Fire Marshal.
42. 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.
43. All existing and proposed electric power lines with
12,500 volts or less, adjacent to the proposed site
or on -site, shall be installed in underground
facilities.
CS/CONAPRVL.013 - 11 -
Conditions of Approval - TT 26188
February 12, 1991
All underground util
trenches compacted
construction of any
engineer retained by
certified reports
review by the City E
ities shall be installed, with
to City standards,
street improvements.
the Applicant shall
of soil compaction
ngineer.
prior to
A soils
provide
tests for
44. Seventy-five percent of dwelling units within
150-feet of the ultimate right-of-way of Miles
Avenue shall be limited to one story, not to exceed
20-feet in height. The Applicant shall submit to
the Planning and Development Department for their
approval a drawing showing the location of any
units higher than one story located along Miles
Avenue frontage.
CS/CONAPRVL.013 - 12 -