PCRES 1991-006PLANNING COMMISSION RESOLUTION 91-006
A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF LA QUINTA,
CALIFORNIA, RECOMMENDING TO THE
CITY COUNCIL APPROVAL OF TENTATIVE
TRACT 23773 FIRST EXTENSION OF TIME
CASE NO. TT 23773 - RICK JOHNSON CONSTRUCTION
WHEREAS, the Planning Commission of the City of La Quinta, did, on
the 28th day of March, 1989, hold a duly noticed Public Hearing, and on the 22nd
day of August, 1989, did held a Public Meeting to consider the request of Rick
Johnson Construction to approve and modify Tentative Tract 23773 respectively,
generally located northwest of the Fred Waring Drive and Starlight Lane
intersection, more particularly described as:
BEING A SUBDIVISION OF PARCEL 4 OF
PARCEL MAP NO. 5361, P.M. 11/79,
PORTION OF THE SOUTHEAST QUARTER OF
SECTION 18, TOWNSHIP 5 SOUTH, RANGE 7
EAST, SAN BERNARDINO BASE MERIDIAN,
IN THE CITY OF LA QUINTA, RIVERSIDE
COUNTY, CALIFORNIA.
WHEREAS, the City Council of the City of La Quinta, California, did on
the 23th day of March, 1989, hold a duly noticed Public Hearing, and the 6th day of
September, 1989, held a Public Meeting to consider the Applicant's request and
recommendation of the Planning Commission concerning Tentative Tract 23773 and
modified Tentative Tract 23773 respectively, and on both occasions made findings to
justify the approval of the applications; and,
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 Tract will not have a significant adverse impact on the
environment; and,
WHEREAS, the owners, Rick Johnson Construction, have applied for
this First Extension of Time for modified Tract 23773, in accordance with Section
13.16.230 of the La Quinta Municipal Code relating to time extension on tentative
maps First Extension of Time; and,
WHEREAS, at said Public Meeting, said Planning Commission did find the
following facts to justify the approval of said Tentative Tract Map First Extension
of Time:
RESOPC.016
1. That modified Tentative Tract 23773, as conditionally approved, is 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 overall slope going from the west to the east side of the property. The
proposed circulation design and single family lot layouts, as conditioned, are,
therefore, suitable for the proposed land division.
3. That the design of modified Tentative Tract 23773 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 modified Tentative Tract Map 23773 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 modified Tentative Tract 23773, as conditioned, provides
for adequate maintenance of the landscape buffer areas.
7. That the proposed modified Tentative Tract 23773, as conditioned, provides
storm water retention, park facilities, and noise mitigation.
8. 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 the First Time Extension 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 recommend the conclusion that a new Environmental
Assessment is not needed and Environmental Assessment 88-104, approved
with the initial Tentative Tract, is adequate.
3. That it does hereby recommend approval to the City Council Tentative Tract
23773 First Time Extension for the reasons set forth in this Resolution and
subject to the attached conditions.
RESOPC.016
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission held on this 26th day of March, 1991, by the following
vote, to wit:
AYES: Commissioners Dowd, Ladner, Mosher, Vice Chairperson Barrows
NOES: None
ABSENT: Chairperson Steding
ABSTAIN: None
ATTEST:
Quinta, California
RESOPC.016
� /IL
KATIE BARROWS, Vice Chairperson
City of La Quinta, California
PLANNING COMMISSION RESOLUTION 91-006
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 23773, FIRST EXTENSION OF TIME
MARCH 26, 1991
rF.NF.RAT.
1. Tentative Tract Map No. 23773 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. Design and improvement of Tentative Tract 23773 shall be
in substantial conformance with Exhibits A and B, the
approved phasing plan and the conceptual intersection and
entry gate details; except where there are conflicts
between these conditions and said Exhibits, the
condition(s) 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. (See
Condition No. 36)
4. 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.
ENGINEERING/GRADING/DRAINAGE
5. The Applicant shall have a grading plan prepared by a
Registered Civil Engineer, who will be required to
certify that the constructed conditions at the rough and
final grade stages are as per the approved plans and
grading permit. This is required prior to issuance of
building permits.
6. The developer of this subdivision shall submit a copy of
all proposed grading, landscaping, and irrigation plans
to Coachella Valley Water District for review and comment
with respect to CVWD's water management program.
MR/CONAPRVL.044 -1-
Conditions of Approval - TT 23773
March 26, 1991
7. A thorough preliminary engineering geological and soils
engineering investigation shall be done and the report
submitted for review along with the grading plan.
Pursuant to Section 11568 of the Business and Professions
Code, the soils report certification shall be indicated
on the final subdivision map.
8. 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.
9. Drainage disposal facilities shall be provides 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. All drainage runoff for 100-year storm shall
be retained in basin on -site, including runoff from Fred
J
Waring Drive and Starlight Lane.
10. 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.
11. An encroachment permit for work in any abutting local
jurisdiction shall be secured prior to constructing or
joining improvements (Riverside County).
12. The developer shall retain a qualified archaeologist
immediately upon discovery of any archaeological remains
or artifacts and employ appropriate mitigation measures
during project grading and development.
13. Applicant shall submit an erosion and dust mitigation
program for review by the City Engineer prior to issuance
of permits for any grading activity.
14. Any earthwork on contiguous properties requires a written
authorization from the owner(s) (slope easement) in a
form acceptable to the City Engineer prior to any grading
permit issuance.
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.
TRAFFIC AND CIRCULATION
16. The Applicant shall dedicate all necessary public street
and utility easements as required by the City Engineer:
MR/CONAPRVL.044 -2-
Conditions of Approval - TT 23773
March 26, 1991
a. Fred Waring Drive to Major Arterial standard
(60-foot half -width) including intersection with
Starlight Lane/Adams Street as necessary.
b. Starlight Lane/Adams Street in accordance with the
approved conceptual design geometric.
C. All other public/private easements as deemed
necessary.
17. That the Applicant shall have prepared street improvement
plans (for public and private streets) that are prepared
by a Registered Civil Engineer. Street improvements,
including traffic signs, markings, and raised median
island, shall conform to City standards as determined by
the City Engineer and adopted by the La Quinta Municipal
Code, and as set forth in these conditions.
a. Construction of Fred Waring Drive to half -width
plus one travel lane, in accordance with standards
for Major Arterials (120-foot right-of-way) plus
suitable conforms to existing pavement. Applicant
shall design and construct full landscaped median
for Fred Waring. Applicant may bond for median
improvements subject to approval of the City
Engineer.
b. Construct Starlight Lane/Adams Street up to 36-foot
travelway plus suitable conforms. The developer's
engineer shall coordinate with adjacent property
owners and County to provide design for gated
access with lane widths, vehicular storage,
stopping and viewing distances, subject to the
approval of the City Engineer and in accordance
with the approved intersection and street design
for Starlight Lane/Adams Street.
C. Prepare street improvement plans and construct
improvements for private streets.
18. Applicant shall bond for 25 percent of the cost of a
future traffic signal at Fred Waring and Starlight
Lane/Adams Street.
19. Applicant shall dedicate, with recordation of the tract
map, access rights to Fred Waring and Starlight
Lane/Adams Street for all individual parcels which front
or back-up to those rights -of -way, with the exception of
street entries.
20. Street name signs shall be furnished and installed by the
developer in accordance with standards of the City
Engineer.
MR/CONAPRVL.044 -3-
Conditions of Approval - TT 23773
March 26, 1991
TRACT DESIGN
21. A minimum 20-foot landscaped setback shall be required
along Fred Waring Drive. Design of the setback shall be
approved by the Planning and Development Department.
Setback shall be measured from ultimate right-of-way
lines.
a. The minimum setback 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. 24, unless an alternate method is
approved by the Planning and Development Department.
22. 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 9,000 square feet.
23. Plans for tract phasing of public improvements shall be
submitted for review and approval by the Public Works
Department. The phasing Exhibit shall show the northerly
"Phase III" as "Phase IV".
MAINTENANCE
24. The subdivider shall make provisions for maintenance of
all landscape buffer and storm water retention areas via
one of the following methods prior to final map approval:
a. Subdivider shall consent to the formation of a
maintenance district under Chapter 26 of the
Improvement Act of 1911 (Streets and Highways Code,
Section 5820 et seq.) or the Lighting and
Landscaping Act of 1972 (Streets and Highways Code
22600 et seq.) to implement maintenance of all
improved landscape buffer and storm water retention
areas. It is understood and agreed that the
Developer/Applicant shall pay all costs of
maintenance for said improved areas until such time
as tax revenues are received from assessment of the
real property.
b. The Applicant shall submit to the Planning and
Development Department a Management and Maintenance
Agreement, to be entered into with the unit/lot
owners of this land division, in order to insure
common areas and facilities will be maintained. A
unqualified right to assess the owners of the
individual units for reasonable maintenance costs.
The association shall have the right to lien the
property of any owners who default in the payment
of their assessments.
MR/CONAPRVL.044 -4-
Conditions of Approval - TT 23773
March 26, 1991
The common facilities to maintained are as follows:
(1) Storm water retention system.
(2) Twenty -foot perimeter parkway lot along Fred
Waring Drive.
(3) Interior private street system, including
access gates and related common lots 155 and
156.
PUBLIC SERVICES/UTILITIES
25. Applicant shall comply with the following requirements of
the 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 one at each intersection spaced not more
than 330 feet apart in any direction with °no
portion of any lot frontage more than 165 feet from
any hydrant. Minimum fire flow shall be 1,000 GPM
for two hours duration at 20 PSI.
b. The required water system, including fire hydrants,
shall be installed and accepted by CVWD prior to
any combustible material being placed on any
individual lot.
C. Prior to the recordation of the final map,
Applicant/Developer shall furnish the water system
improvement plans to the Fire Department for
approval. Plans shall conform to the fire hydrant
types, location, and spacing, and the system shall
meet the required fire flows.
d. All access gates shall be power operated and
equipped with a radio -controlled override system
capable of opening the gate when activated by a
special transmitter located in emergency vehicles.
System shall be designed to unlatch gates in the
event of power failures or be equipped with backup
power facilities. Developer to provide four
transmitters to the Fire Department.
26. 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.
MR/CONAPRVL.044 -5-
Conditions of Approval - TT 23773 March 26, 1991
BUILDING AND USE DEVELOPMENT
27. If a specific dwelling product is envisioned or if groups
of lots are sold to builders prior the the issuance of
building permits, the Applicant/Builder shall submit
complete detail architectural elevations for all units.
The Planning Commission will review and.approve these as
a Business Item. The basic architectural standards shall
be included as part of the C.C. & Rs.
28. Seventy-five percent of dwelling units within 150 feet of
the ultimate right-of-way of Fred Waring Drive shall be
limited to one story, not to exceed 20 feet in height.
The Applicant shall submit to the Planning and
Development Department for approval a siting plan showing
the location of all unit types proposed by the
developer. No dwelling units within 150 feet of the
ultimate right-of-way of Washington Street shall be
higher than one story, not to exceed 20 feet.
J
29. The appropriate Planning approval shall be secured prior
to establishing any of the following uses:
a. Temporary construction facilities.
b. Private access gates and guardhouse(s).
C. Sales facilities, including their appurtenant
signage.
d. On -site advertising/construction signs.
30. Tract and building permits shall incorporate the
recommendations of the acoustical analysis prepared by
Ultrasystems, dated December, 1988, and contained in the
Planning and Development Department's file for TT 23773.
WALLS. FENCING. SCREENING. AND LANDSCAPING
31. 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.
32. 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 landscape
buffer and common areas including gates. Desert or
native plant species and drought -resistant planting
materials shall be incorporated into the landscape
plan.
MR/CONAPRVL.044 -6-
Conditions of Approval - TT 23773 March 26, 1991
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.
33. Prior to building permit approval(s), 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 and an irrigation system.
MISCELLANEOUS
34. Prior to the issuance of a grading permit and 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 J
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 any
permit for any use contemplated by this approval.
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. This approval shall not be in effect until and unless
Annexation Resolution No. 89-15 has been recorded. No
final map may be approved until the annexation is
completed. The property shall have been annexed to the
City within one year of the original date of approval by
the City Council.
MR/CONAPRVL.044 -7-