PCRES 1991-017PLANNING COMMISSION RESOLUTION 91-017
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY
COUNCIL APPROVAL OF VESTING TENTATIVE TRACT 27031 TO
ALLOW THE CREATION OF 47 LOTS ON 65.4 ACRES
CASE NO. VESTING TT 27031 - BIRTCHER
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 25th day of June, 1991, hold a duly noticed Public Hearing to consider the
request of Birtcher for approval of a 47 lot vesting subdivision on 65.4 acres in the
C-P-S zone in the area generally bounded by Highway 111, Adams Street (future),
47th Avenue, Washington Street, and Simon Drive, more particularly described as:
A PORTION OF THE NORTHEAST QUARTER
OF SECTION 30, T5S, R7E, S.B.B.M.
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 Vesting Tentative Tract Map 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 27031, 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:
That Vesting Tentative Tract 27031, as conditionally approved, is generally
consistent with the goals, policies and intent of the La Quinta General Plan for
land use density, circulation requirements, C-P-S Zoning District
development standards, and design requirements of the Subdivision
Ordinance.
That the subject site is generally level. The proposed circulation design and
lot layouts, as conditioned, are, therefore, suitable for the proposed land
division.
That the design of the tract, as conditionally approved, will be developed with
public sewers and water, and therefore, is not likely to cause serious public
health problems.
RESOPC.024
4. That the design of Vesting Tentative Tract 27031 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.
5. That the proposed Vesting Tentative Tract Map 27031, as conditioned,
provides for adequate maintenance of the landscape common areas.
6. That the proposed Vesting Tentative Tract 27031, as conditioned, provides
storm water retention, 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.
8. Although the current Resolution only permits residential vesting maps, State
Law permits commercial vesting maps and therefore, the Planning Commission
recommends amendment to said Resolution to include commercial tracts.
WHEREAS , in the review of this Vesting Tentative Tract, 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:
That the above recitations are true and constitute the findings of the
Commission in this case;
That it does hereby confirm the conclusion of Environmental Assessment 91-
207, relative to the environmental concerns of this Vesting Tentative Tract
That it does hereby recommend approval to the City Council for the subject
Vesting Tentative Tract 27031 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 25th day of June, 1991, by the following
vote, to wit:
AYES: Commissioners Mosher, Dowd, Ladner, Barrows, Chairperson
Steding
NOES: None
ABSENT: None
ABSTAIN: None
RESOPC.024
SUEE'STEDI G, Chairman
City of La Quinta, California
ATTEST:
RESOPC.024
PLANNING COMMISSION RESOLUTION 91-017
CONDITIONS OF APPROVAL - ADOPTED
VESTING TENTATIVE TRACT 27031
JUNE 25, 1991
* Mitigation measures for Environmental Assessment 90-207
** Amended by Planning Commission 6-25-91
*** Added by Planning Commission 6-25-91
GENERAL CONDITIONS OF APPROVAL:
1. Vesting Tentative Tract 27031, marked Exhibit "A", 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 Vesting Tentative Tract Map approval shall expire two years after the
approval by the La Quinta City Council unless approved for extension
pursuant to the State Subdivision Map.
*3. Development of lots in this Vesting Tract shall comply with all provisions of
Specific Plan 87-011, Amendment #1, as approved.
4. Approval of this Vesting Tract shall be subject to approval of Specific Plan 87-
011, Amendment #1.
5. Applicant shall submit proposed private street names with alternatives to the
Planning and Development Department for approval prior to final map approval
by City Council.
6. 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.
7. Provisions shall be made to comply with the terms and requirements of the City
adopted Infrastructure Fee Program now in effect.
8. If lot mergers or lot line adjustments are necessary to accommodate
development, applications for them shall be submitted with the applicable plot
plan or conditional use permit requests.
ENGINEERING DEPARTMENT:
*9. 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:
CONAPRVL.022
Conditions of Approval - Vesting Tentative Tract 27031 - June 25, 1991
a. Highway 111 - Major Arterial (half width) or as required by
Caltrans;
b. Adams Street - Primary Arterial, 55-foot half width;
*10. Applicant shall vacate vehicle access rights to Highway 111, Washington
Street, Adams Street, and Avenue 47 from all abutting lots. Access to these
streets from this land division shall be restricted to street access points
shown on the Internal Circulation Plan, Figure V-1, in Specific Plan 87-011
Amendment #1
*11. Turning movements of traffic accessing the subject subdivision shall be as
follows:
Highway 111
a. Simon Drive: left and right turns in and out are allowed;
b. Lot D between lots 14 and 15: left and right turns in and out are
allowed;
C. Lot D between lots 17 and 18: right turn in and out only.
Washington Street
a. Simon Drive: right turn in and out only;
b. Lot E: right turn in and out only; an opening in the median
island to permit left turns in and out may be approved by the
City Council at a future date if a traffic study confirms the need
for this median opening.
** C. Figure V-1, north of 47th Avenue: right in and out only at
access locations shown in Specific Plan 87-011, Amendment #1.
Adams Street
a. Lot C: right turn in and out only.
Avenue 47
a. At access locations shown in Specific Plan 87-011 Amendment #1
Figure V-1: right and left turns in and out are allowed.
12. Applicant shall provide a fully improved landscaped setback lot or easement
of noted width adjacent to the following street right of ways:
a. Highway 111, 38-feet wide;
b. Washington Street, 20-feet wide;
C. Adams Street, 20-feet wide;
d. Avenue 47, 10-feet wide;
e. Simon Drive, 10-feet wide.
CONAPRVL.022 2
Conditions of Approval - Vesting Tentative Tract 27031 - June 25, 1991
13. 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.
14. The tract grading plan shall be prepared by a registered civil engineer and
approved by the City Engineer prior to final map approval.
15. 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 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 ensure community acceptance and
buyer satisfaction with the proposed development.
•16. Storm water run-off produced in 24 hours by a 100-year storm shall be
retained on site in landscaped retention basin(s) or discharged to the
Whitewater Channel via a storm drain system installed by the Applicant. If
the retention basin option is elected, it shall be designed for a maximum water
depth not to exceed six feet. The basin slopes shall not exceed 3:1. The
percolation rate shall be considered to be zero inches per hour unless
Applicant provides site -specific data that indicates otherwise. 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.
17. Lot 47 shall not be used as a retention basin as shown on the vesting map. All
retention basin locations shall be approved by the City Engineer.
18. Applicant shall install a trickling sand filter and leachfield 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 5000 square feet of landscaping per day.
•19. 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,
CONAPRVL.022
Conditions of Approval - Vesting Tentative Tract 27031 - June 25, 1991
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 existing 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.) All streets shown on vesting map: One 14-foot wide travel lane in
each direction separated by a 12-foot wide continuous two-way left
turn lane, or approved equivalent; minimum total width shall be 40
feet, or as approved by the City Engineer.
b. OFF -SITE STREETS
1.) Highway 111 (Simon Drive to Adams Street) Install, or participate
in the cost of, one-half Major Arterial improvements per Caltrans'
requirements, improvements includes half of the raised median,
refer to the Project Study Report/Project Report approved by
Caltrans in March 1991.
2.) Washington Street (Simon Drive to Avenue 47) Install half width
Major Arterial, improvement includes one half of raised median,
refer to General Plan Figure VII-2. Applicant shall reimburse City
for improvements previously installed on east side of centerline.
s• 3.) Adams Street (Highway Ill to Avenue 47) Install three-quarter
width Primary Arterial (3 of 4 travel lanes for 86' width improvement
option), improvement includes full width raised median and 16-foot
wide north bound travel lane, refer to Std Dwg #100. Applicant to
be reimbursed for street improvements between south property line
and 47th Avenue based on fair share determination of land mass.
4.) Avenue 47 (portion contiguous to tract) Reimburse developer that
installed improvements for that portion located on the north side on
the centerline. Reimbursement shall include responsibility for 25%
of the cost to design and construct the signal at Avenue 47 and
Washington Street.
CONAPRVL.022
Conditions of Approval - vesting Tentative Tract 27031 - June 25, 1991
*20. Applicant shall construct, or enter into agreement to construct, the site
grading, off -site public improvements and utilities, and on -site common area
improvements before the final map is recorded. Applicant shall pay cash, in
lieu of and equivalent to the respective fair -share construction cost, for those
improvements that the Applicant has partial cost responsibility and construction
must be deferred until the full complement of funding is available. Payment of
cash may be deferred to a future date mutually agreed by Applicant and City,
provided security for said future payment is posted by Applicant.
21. Applicant shall construct an eight -foot wide meandering bike path in the
easterly parkway and landscaped setback lot/easement along Washington Street
and Highway 111 in lieu of the standard six-foot wide sidewalk.
22. Applicant shall provide a blanket easement that covers the entire landscaped
setback lot/easement for the purpose of a meandering public sidewalk.
23. All existing and proposed electric power lines with 12,500 volts or less, and are
adjacent to the proposed site or on -site, shall be installed in underground
facilities.
24. All underground utilities shall be installed, with trenches compacted to city
standards, prior to construction of any street improvements. A soils engineer
retained by Applicant shall provide certified reports of soil compaction tests for
review by the City Engineer.
25. Applicant 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.
26. Applicant shall pay all fees charged by the city as required for processing,
plan checking and construction inspection. The fee amount(s) shall be those
which are in effect at the time the work is undertaken and accomplished by the
city.
27. A Caltrans encroachment permit must be secured prior to construction of any
improvements along State Highway 111, and all Caltrans requirements shall be
implemented.
28. Applicant shall retain a California registered civil engineer, or designate one
who is on Applicant's staff, to exercise sufficient supervision and quality
control during construction of the tract grading and improvements to certify
compliance with the plans, specifications, applicable codes, and ordinances.
The engineer retained or designated by the Applicant to implement this
responsibility shall provide the following certifications and documents upon
completion of construction:
a. The engineer shall sign and seal a statement placed on the "as built" plans
that says "all (grading) (improvements) on these plans were properly
monitored by qualified personnel under my supervision during construction
for compliance with the plans and specifications and the work shown hereon
CONAPRVL.022
Conditions of Approval - Vesting Tentative Tract 27031 - June 25, 1991
was constructed as approved, except where otherwise noted hereon and
specifically acknowledged by the City Engineer".
b. Prior to issuance of any building permit, the engineer shall provide a
separate document, signed and sealed, to the City Engineer that documents
the building pad elevations. The document shall, for each lot in the tract,
state the pad elevation approved on the grading plan, the as built elevation,
and clearly identify the difference, if any. The data shall be organized by
tract phase and lot number and shall be cumulative with each submittal if the
data is submitted at different times.
Provide to the City Engineer a signed set of "as built" reproducible
drawings of the grading and improvements installed by the Applicant.
29. Applicant shall submit a copy of the proposed grading, landscaping and
irrigation plans to the Coachella Valley Water District for review and comment
with respect to the District's Water Management Program.
30. Landscape and irrigation plans for the landscaped lots/easements shalt be
prepared in conformance with requirements of the Planning Director, and City
Engineer, and approved by same officials prior to construction.
31. Applicant shall maintain the landscaped areas of the subdivision such as the
landscaped setback lots/easements and retention basins until accepted by the
City Engineer for maintenance by a merchant's association of the subdivision.
32. 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 merchant's association in planning
for routine and long term maintenance.
*33. Applicant shall install a sound barrier wall in the landscaped traffic island
located on the west side of Washington Street between Avenue 47 and Simon
Drive. A sound study shall be conducted to determine the geometries of a wall
that is needed to achieve the LQMC sound requirements.
**34. Applicant shall construct a 6-foot wide, 150-foot long landscaped island shall
be constructed in the center of Simon Drive in the transit station vicinity to the
satisfaction of the City Engineer.
35. Applicant is responsible for the cost to design and construct traffic signals at
the following locations.
CONAPRVL.022
Conditions of Approval -
a. Highway 111;
Vesting Tentative Tract 27031 - June 25, 1991
1 .) Washington Street: 20% fair share responsibility;
2.) Simon Drive: 25% fair share responsibility;
3.) Lot D: 50% fair share responsibility;
4.) Adams Street: 25% fair share responsibility.
b. Washington Street;
1.) Avenue 47: 25% fair share responsibility;
2.) Lot E: 100% cost responsibility, if approved.
36. Applicant shall provide unrestricted blanket cross -access easements on all
numbered lots in the subdivision. Easements not to be for secured areas as
approved by City.
•'#37. Approval of this map shall be subject to approval of revised Resolution for
vesting commercial tentative tracts.
CONAPRVL.022 7