PCRES 1991-044PLANNING COMMISSION RESOLUTION 91-044
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA APPROVING THE
ENVIRONMENTAL ANALYSIS AND GRANTING APPROVAL
OF TENTATIVE PARCEL MAP 27267 TO ALLOW THE TWO
DEVELOPMENT LOTS.
CASE NO. TPM 27267 - DESERT HOSPITAL
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 24th day of September, and the 8th day of October, hold a duly noticed
Public Hearing to consider the resubdivision of 30 acres into 2 lots, generally located
on the west side of Washington Street at Via Marquessa, more particularly described
as:
PORTION OF THE SOUTH 1 J2 SECTION 30,
T.6.S.. R.7.E.. S.B.B.M.
WHEREAS, said tentative map has complied with the requirements of the
"The Rules to Implement the California Environmental Quality Act of 1970" (as
amended) and adopted by City Council Resolution 83-68, in that the Planning
Director conducted an initial study, and has determined that the proposed tentative
parcel map will not have a significant adverse impact on the environment; and,
WHEREAS, mitigation of various physical impacts have been identified
and will be incorporated into the approval conditions for Tentative Parcel Map 27267
thereby retaining 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 approval of said
tentative parcel map:
1. That Tentative Parcel Map 27267, as conditionally approved, is generally
consistent with the goals, policies, and intent of the La Quinta General Plan
for land use, circulation requirements, zoning district development
standards, and design requirements of the Subdivision Ordinance.
2. That the subject site is vacant. The proposed circulation design and lot
layouts are consistent with City standards and the project has been conducted
accordingly, therefore, suitable for the proposed land division.
3. That the design of Tentative Parcel Map 27267 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 not impact
the existing public sewers and water improvements, and therefore, is not
likely to cause serious public health problems.
RESOPC.046 1
That the design of Tentative Parcel Map 27267 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.
That the proposed Tentative Parcel Map 27267, as conditioned, provides for
adequate maintenance of the landscape buffer areas and provides storm water
retention.
7. That general impacts from the proposed tentative 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 of the
City of La Quinta, California as follows:
That the above recitations are true and correct and constitute the findings of
the Commission in this case;
That it does hereby confirm the conclusion of Environmental Assessment
(Categorical Exemption 15315, Class 15) relative to the environmental
concerns of this Tentative Parcel Map;
That it does hereby approve the subject Tentative Parcel Map 27267 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 8th day of October, 1991, by the following
vote, to wit:
AYES: Commissioners Mosher, Ladner, Ellson, Marrs, Chairwoman Barrows
NOES: None
ABSENT: None
ABSTAIN: None
- g", PwT-
KATIE BARROWS, Chairman
City of La Quinta, California
RESOPC.046
ATTEST:
RESOPC.046
PLANNING COMMISSION RESOLUTION 91-044
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE PARCEL MAP 27267 - DESERT HOSPITAL
OCTOBER 8, 1991
GENERAL CONDITIONS OF APPROVAL
Tentative Parcel Map 27267, 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. Provisions for rights -of -way and frontage road to be as noted in
Plot Plan 91-465.
This Tentative Parcel Map approval shall expire two years after the approval
by the La Quinta City Council unless approved for extension pursuant to the
City of La Quinta Land Division Ordinance.
Prior to issuance of any grading permits, the Applicant shall submit to the
Planning and Development Department an interim landscape program for the
entire 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 activities.
B . Planting of cover crop or vegetation upon previously graded but
undeveloped portions of the site.
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.
4. 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.
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) and landscape buffer areas to the City for future acceptance and
maintenance. In the interim, the owners shall maintain the basin(s) and
perimeter landscaping and provide bond assurance accordingly prior to final
map approval.
6. 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:
RESOPC.046
Planning Commission Resolution 91-044
Conditions of Approval
October 8, 1991
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.
The common facilities to be maintained are as follows:
(1) Storm water retention system.
(2) Perimeter parkway lot along Washington Street.
(3) All common area landscaping.
(4) All streets including all street medians.
The appropriate Planning approval shall be secured prior to establishing any
of the following uses:
A. Temporary construction facilities including their appurtenant signage.
If buried remains or artifacts are encountered during development (including
grading), work shall be stopped and a qualified archaeologist shall be
contacted immediately at Applicant's expense and appropriate mitigation
measures shall be taken.
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:
A. Washington Street - Major Arterial, 60-foot half width between north
and south project boundaries;
10. Applicant shall provide a fully improved landscaped setback area of noted
minimum width adjacent to the following street right of way:
A.) Washington Street 20-feet wide (westerly side only) ;
11. Applicant shall vacate vehicle access rights to Washington Street Frontage
Road from the project site except for locations as proposed by the Applicant
and shown on the Access Scheme #1 drawing.
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Planning Commission Resolution 91-044
Conditions of Approval
October 8, 1991
12. The frontage road separation island shall have no opening in it to permit
direct vehicular access to Washington Street between Avenues 47 and 48,
except as otherwise permitted elsewhere in these conditions of approval on an
interim basis. Access to the frontage road from Washington Street shall be via
the intersections at Avenues 47 or 48.
13. 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 with landscape improvements where required by city
General Plan. Street design shall take into account the soil strength,
anticipated traffic loading, and design life.
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. OFF -SITE STREETS
Washington Street (limits are north and south site boundaries)
Install half width Major Arterial improvements, refer to General
Plan Figure VII-2;
14. Applicant is responsible for the cost to design and construct traffic signals
at the following locations.
A. Washington Street at Via Marquessa 100% fair share responsibility;
B . All electrical hardware which is required to connect the traffic light to
Washington Street at 47th Avenue and Washington Street at 48th Avenue
shall be installed by the Developer at his expense.
15. 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 grading permit is issued. Applicant shall pay cash,
in lieu of and equivalent to the respective fair -share construction cost, for
RESOPC.046
Planning Commission Resolution 91-044
Conditions of Approval
October 8, 1991
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.
16. 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.
17. The tract grading plan shall be prepared by a registered civil engineer and
approved by the City Engineer prior to issuance of a grading permit.
18. The tract shall be graded in a manner that permits storm flow in excess of the
retention basin capacity to flow out off the site through a designated
emergency overflow outlet and into the historic drainage relief route.
Similarly, the site shall be graded in a manner that anticipates receiving storm
flow from adjoining property at locations that has historically received flow.
19. Storm water run-off produced on -site in 24 hours by a 100-year storm shall
be retained on site in landscaped retention basins designed for a maximum
water depth not to exceed six feet. Off -site water that flows onto the site may
outfall to the historic drainage routes provided the discharge does not
encroach on the Washington Street or frontage road traveled ways. 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. The City will consider and may approve other ground cover/slope
stabilization plant life in lieu of grass on a case by case basis.
The tributary drainage area for which the Applicant is responsible shall.
extend to the centerline of Washington Street.
20. Landscape and irrigation plans shall be prepared by a licensed landscape
architect for the landscaped setback area and frontage road separation island.
The plans and proposed landscaping improvements shall be in conformance
with requirements of the Planning Director, City Engineer, and Coachella
Valley Water District and the plans shall be signed these officials prior to
construction.
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Planning Commission Resolution 91-044
Conditions of Approval
October 8, 1991
21. Applicant shall submit a copy of the proposed grading, landscaping and
irrigation plans to the Coachella Valley Water District for review and approval
with respect to the District's Water Management Program.
22. Applicant shall landscape and maintain the landscaped setback area and right
of way between the westerly frontage road curb and property line.
23. Applicant shall construct an eight -foot wide meandering bike path in the
combined westerly parkway of Washington Street.
24. All existing and proposed telecommunication, television cable, 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.
25. Underground utilities that lie directly under street improvements or portions
thereof shall be installed, with trenches compacted to city standards, prior
to installation of that portion of the street improvement. A soils engineer
retained by Applicant shall provide certified reports of soil compaction tests
for review by 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. 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 and grades) (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 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 if the data is submitted at different times.
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Planning Commission Resolution 91-044
Conditions of Approval
October 8, 1991
C. provide to the City Engineer a signed set of "as built" reproducible
drawings of the site grading and all improvements installed by the
Applicant.
(:F.NF.R AT.
28. Approval of this map is subject to final approval of General Plan Amendment
91-037, Change of Zone 91-065, and Plot Plan 91-465.
RESOPC.046 9