PCRES 1992-004A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA APPROVING THE
ENVIRONMENTAL ANALYSIS AND GRANTING APPROVAL
OF TENTATIVE PARCEL MAP 27399 TO ALLOW FOUR
DEVELOPMENT LOTS.
CASE NO. TPM 27399 - DESERT HOSPITAL
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the llth day of February, 1992, hold a duly noticed Public Hearing to
consider the subdivision of 19 acres into 4 lots, generally located on the east side of
Washington Street north of 47th Avenue, more particularly described as:
PORTION OF THE SOUTH 1/2 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 27399
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 27399, 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 27399 will not cause substantial
environmental damage or injury to the wildlife habitat of the Coachella Valley
Fringe -Toed Lizard, but mitigation fees shall be paid because the project is
within the Coachella Valley Habitat area.
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.064 1
5. That the design of Tentative Parcel Map 27399 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 27399, 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.
8. That the Tentative Parcel Map is consistent with the approved Specific Plan
87-011 (Amendment #1) and proposed Vesting Tract Map 27031 (Minor Change,
Amendment #1) .
WHEREAS, in the review of this Tentative Parcel Map, the Planning
Commission has considered the effect of the contemplated action of the housing and
economic needs of the region for purposes of balancing these 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 and
accept 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 27399 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 llth day of February, 1992, by the
following vote, to wit:
AYES: Commissioners Mosher, Ladner, Ellson, Marrs, & Chairwoman Barrows
NOES: None
ABSENT: None
ABSTAIN: None
RESOPC.064
KATIE BARROWS, Chairman
City of La Quinta, California
ATTEST:
RRY RMAN, Planning Director
ty of Fa Quinta, California
0111
RESOPC.064
PLANNING COMMISSION RESOLUTION 92-004
CONDITIONS OF APPROVAL - FINAL
TENTATIVE PARCEL MAP 27399 - DESERT HOSPITAL
FEBRUARY 11, 1992
GENERAL CONDITIONS OF APPROVAL
Tentative Parcel Map 27399, 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 91-473.
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.
5. 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.
RESOPC.064
Planning Commission Resolution 92-
Conditions of Approval
February 11, 1992
ENGINEERING DEPARTMENT:
7. 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;
B. 47th Avenue, 10 feet wide.
C. Via El Mirador, 10 feet wide
8. Applicant shall provide a 10-foot wide public utility easement outside, and
adjacent to, the Washington Street and Avenue 47 right of ways.
9. Applicant shall vacate vehicle access rights to Washington Street and Avenue
47 from Parcel #1 except for the access locations approved on Plot Plan 91-473.
10. Access to Washington Street from the site shall be limited to right turns in and
out only at all locations on Washington Street.
11. 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 street improvements, refer to
General Plan Figure VII-2;
RESOPC.064
Planning Commission Resolution 92-_
Conditions of Approval
February 11, 1992
2. Lot E (VTM 27031) (from west site boundary to 570 feet easterly)
Install half width street improvement as shown in Specific Plan
87-011, Amendment #1.
12. Applicant shall construct a full width landscaped raised median in Washington
Street from Avenue 47 to the centerline Lot E (VTM 27031) . The City will pay
for 50% of the design and construction cost.
13. 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
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.
14. 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.
15. 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.
16. The site shall be designed and graded in a manner so the building pad
elevations are not more than four (4.0) feet higher than Washington Street.
17. 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.
18. Storm water run-off produced on -site in 24 hours by a 100-year storm shall
be retained on site in landscaped retention basins or discharged to an
approved off -site storm water facility. If the retention basin option is
selected, the water depth in the basin shall not exceed six feet and 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.
RESOPC.064
Planning Commission Resolution 92-
Conditions of Approval
February 11, 1992
The tributary drainage area for which the Applicant is responsible shall
extend to the centerline of Washington Street, Avenue 47 and Lot E (VTM
27031).
19. Landscape and irrigation plans shall be prepared by a licensed landscape
architect for the landscaped setback area and median island. The landscape
and sidewalk improvements shall be coordinated with the electric power
facilities to facilitate landscape masking of power vaults and to eliminate
clearance conflicts with the sidewalk.
The plans and proposed landscaping improvements shall be in conformance
with requirements of the Planning Director, City Engineer, and Coachella
Valley Water District. The plans shall be signed by these officials or agencies
prior to construction.
20. 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.
21. Applicant shall landscape and maintain the landscaped setback area and right
of way area located between the curbs on Washington Street and Avenue 47
and the property line.
22. Applicant shall construct an eight -foot wide meandering bike path in the
easterly parkway and landscaped setback area along Washington Street. A
six-foot wide sidewalk shall be constructed adjacent to the curb in Lot E (VTM
27031).
23. Applicant shall provide a blanket easement for sidewalk purposes in the
landscape setback areas along Washington Street and Avenue 47.
24. Applicant shall provide unrestricted blanket cross -access easements on all
numbered lots on the parcel map.
25. 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.
26. 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.
27. 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.
RESOPC.064
Planning Commission Resolution 92-
Conditions of Approval
February 11, 1992
28. 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 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 say "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.
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.
RESOPC.064