PCRES 1992-043PLANNING COMMISSION RESOLUTION 92-043
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
CONCURRENCE WITH THE ENVIRONMENTAL
ANALYSIS AND APPROVAL OF A ONE YEAR
EXTENSION OF TIME FOR A TENTATIVE TRACT
TO ALLOW A 50 LOT SUBDIVISION ON A 21.49±
ACRE SITE.
CASE NO. TT 26009 - VISTA DEVELOPMENT COMPANY
FIRST EXTENSION OF TIME
WHEREAS, the Planning Commission of the City of La Quinta, California, did
on the 24th day of November, 1992, hold a duly noticed public hearing to consider the request
of Vista Development Company, Inc., to extend their original tentative tract for one year to
subdivide 21.49 acres into 50 custom single family lots, and other miscellaneous lots, generally
located at the northwest corner of 54th Avenue and Madison Street, more particularly described
as:
A PORTION OF SECTION 10, T6S,
R73, S.B.B.M.; and
WHEREAS, the Planning Commission of the City of La Quinta, California, did
on the 26th day of June, 1990, hold a duly noticed public hearing to consider the Applicant's
request; and,
WHEREAS, the City Council of the City of La Quinta, California, did on the 31st
day of July, 1990, hold a duly noticed public hearing to consider the Applicant's request and
recommendation of the Planning Commission concerning the Environmental Analysis and
Tentative Tract 26009; and,
WHEREAS, said tentative tract map request 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 has conducted an initial study and has determined that, although the
project could have a significant adverse impact on the environment, the mitigation measures
incorporated into the Conditions of Approval will mitigate those project impacts to levels of
insignificance; and,
RESOPC.091 1
WHEREAS, mitigation of various physical impacts have been identified and
incorporated into the approval conditions for Tentative Tract 26009 in conjunction with this
tentative tract, 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 and reasons to justify recommending for approval said tentative tract
map:
1. That Tentative Tract 26009 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 will have a flat topography. 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 26009 will not cause substantial environmental damage
or injury to the wildlife.
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 26009 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 26009, as conditioned, provides for adequate
maintenance of the landscape buffer areas.
7. That the proposed Tentative Tract 26009, as conditioned, provides storm water retention,
park in -lieu fees, and noise mitigation.
8. That general impact 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, 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;
RESOPC.091 2
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 confirm the conclusion of Environmental Assessment 90-163 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 26009 for the reasons set forth in this Resolution and subject to the attached
Conditions of Approval.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
Planning Commission, held on this 24th day of November, 1992, by the following vote, to wit:
AYES: Commissioners Ellson, Marrs, Adolph, Chairwoman Barrows
NOES: None
ABSENT: Commissioner Mosher
ABSTAIN: None
e� ea 0?�-.---
KATIE BARROWS, Chairwoman
City of La Quinta, California
ATTEST:
tY HIAN, Planning
of LaQuinta, Califomia
RESOPC.091 3
PLANNING COMMISSION RESOLUTION 92-043
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 26009 - EXTENSION OF TIME #1
NOVEMBER 24, 1992
* Revised
GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract Map 26009, 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 Tentative Tract Map approval shall expire on July
31, 1993, unless approved for extension pursuant to the
City of La Quinta Land Division Ordinance.
3. A minimum 20-foot landscaped setback shall be provided on
54th Avenue and on Madison Street. Design of the setback
shall be approved by the Planning and Development
Department. Setback shall be measured from ultimate
right-of-way line.
4. Prior to issuance of any grading
shall submit to the Planning and
an interim landscape program for
shall be for the purpose of
control. The land owner shall i
dust control measures during
development. These shall includ
permits, the Applicant
Development Department
the entire tract, which
wind erosion and dust
nstitute blowsand and
the grading and site
e, 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.
CONAPRVL.042/CS - 1 -
Conditions of Approval - TT 26009 July 31, 1990
5. 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.
*6. Applicant shall dedicate rights of way and easements
necessary for public streets, placement of and access to
utility lines and structures, park lands, drainage
basins, common areas, and centralized mail delivery units.
*7. Landscape and irrigation plans for landscaped lots,
common retention basins and park facilities shall be
prepared by a licensed landscape architect. The plans
and proposed landscaping improvements shall be in
conformance with requirements of, and be signed by, the
Planning Director, the City Engineer, the Coachella
Valley Water District, and the Riverside County
Agricultural Commissioner.
Landscape areas shall have permanent irrigation
improvements meeting the requirements of the City
Engineer. Common basins and park areas shall be designed
with a turf grass surface which can be mowed with
standard tractor -mounted equipment.
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,
with an 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.
CONAPRVL.042/CS - 2 -
Conditions of Approval - TT 26009 July 31, 1990
The common facilities to be maintained are as
follows:
(1) Storm water retention system.
(2) Twenty -foot perimeter parkway lot along 54u'
Avenue and Madison Street.
(3) All common area landscaping.
8. Design and architectural standards beyond the R-1 Zone
requirements for the residences shall be submitted to the
Planning and Development Department for review and
approval prior to final map recordation. All approved
standards shall be included in the CC&Rs.
9. 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, walls, and
landscaping, etc.), and other techniques so as to avoid
the isolated appearance given by walled developments.
10. If the tract is phased, tract phasing plans, including
phasing of public improvements, shall be submitted for
review and approval by the Public Works Department and
Planning and Development Department prior to final map
approval.
Applicant shall develop tract phases in the order of the
approved phasing plan so that improvements required of
each final map are complete prior to issuance of
Certificates of Occupancy within subsequent final maps.
The City Engineer may consider proposals by the applicant
to stage the installation of tract -wide improvements
normally secured with the first final map (i.e., off -site
improvements, perimeter walls and perimeter landscaping)
with the orderly development of all phases within the
tentative tract.
11. Applicant shall submit proposed street names with
alternatives to the Planning and Development for approval
prior to final map approval.
12. Prior to final map approval, the Applicant shall submit
to the Planning Division for review and approval a plan
(or plans) showing the following:
CONAPRVL.042/CS - 3 -
Conditions of Approval - TT 26009
July 31, 1990
a. Landscaping, including plant types, sizes, spacing,
locations, and irrigation system for all landscape
buffer areas. Desert or native plant species and
drought resistant planting materials shall be
incorporated into the landscape plan.
b. Location and design detail of any proposed and/or
required walls.
13. Prior to final map approval, the subdivider shall submit
general criteria to be used for landscaping of all
individual lot front yards. At a minimum, the criteria
shall provide for two trees (five trees on a corner)
shrubs, groundcover, and an irrigation system plan.
Trees to be shown on the plot plan of the entire tract
separate from shrubs.
14. The Applicant shall install a six -foot -high block sound
wall per the Noise Study requirements along the entire
length of tract boundary that adjoins 54th Avenue and
Madison Street, except adjacent to retention basin where
a decorative fence may be used. The wall design shall
have an aesthetically pleasing appearance as approved by
the Planning Director. A 6-foot high block wall shall be
provided for lot sides facing retention basin per
Specific Plan 90-018.
*15. 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 & Development Department, Planning Div.
o Coachella Valley Water District
o Coachella Valley Unified School District
o Imperial Irrigation District
o California Regional Water Quality Control Board
(NPDES Permit)
Applicant is responsible for any requirements of the
permits or clearances from those jurisdictions. If the
requirements include approval of improvement plans,
applicant shall furnish proof of said approvals prior to
obtaining city approvals and signatures on the plans.
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.
16. 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.
CONAPRVL.042/CS - 4 -
Conditions of Approval - TT 26009 July 31, 1990
17. 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.
18. The Developer shall install landscaping (trees and
lawn/groundcover) and irrigation systems within drainage
retention basin(s) and perimeter areas.
19. 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
Tentative Tract 26009 and Environmental Assessment
90-163, which must be satisfied prior to the 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 Environmental
Assessment 90-163 and Tentative Tract 26009, 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
mitigation measures of Environmental Assessment 90-163
and Tentative Tract 26009. The Planning and Development
Director may require inspection or other monitoring to
assure such compliance.
20. Sidewalk on 54th Avenue shall meander within right-of-way
and 20-foot landscape lot. Design of sidewalk to be
approved by Planning and Development Department prior to
beginning of preparation of landscaping plans.
21. Within 5-feet of 54th Avenue curb, no spray irrigation
heads, nor lawn, shall be used. Within this area only
emitters and spreading shrubs and groundcover may be used.
*22. If subsurface cultural 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.
23. All existing overhead utilities shall be undergrounded as
a part of the development.
24. All existing trees that can be successfully transplanted
shall be incorporated into landscaping where feasible.
CONAPRVL.042/CS - 5 -
Conditions of Approval - TT 26009 July 31, 1990
25. Development of property shall comply with provisions of
Specific Plan 90-018, as approved.
26. Architectural plans, including floor plans, elevations,
and colors and materials, shall be approved by the Design
Review Board and Planning Commission prior to issuance of
building permits. Consideration shall be given to
providing architectural treatment to all sides of the
buildings and shading of glass areas from sun.
27. Prior to recordation of final map, Applicant shall pay
in -lieu park fees per City requirements.
28. All exterior lighting including that for signage &
landscaping shall comply with the "Dark Sky" ordinance.
PUBLIC SERVICES AND UTILITIES
*29. The Applicant shall comply with the requirements of the
Imperial Irrigation District per their letter dated
October 27, 1992, which requires the dedication of a ten
(10) foot Public Utility Easement along Avenue 54. The
easement can be incorporated into areas designed for
landscape or buffer zones.
*30. The Applicant shall comply with the requirements of the
City Fire Marshal per their letter dated May 21, 1990,
and October 15, 1992.
31. The Applicant shall comply with all requirements of the
Coachella Valley Water District per their letter dated
April 6, 1990.
ENGINEERING DEPARTMENT:
32. The Applicant shall vacate vehicle access rights to
Madison Avenue and 54th Avenue from all abutting
individual lots. Access to these streets from this
subdivision shall be restricted to street intersections
only.
33. A common area lot shall be established for that area
between the tract perimeter wall and street right-of-way
along Madison Avenue (20-feet) and 54th Avenue (20-feet).
*34. The Applicant shall have street improvement plans (for
public and private streets) prepared by a registered
civil engineer. The street improvements, including
traffic signs and markings, and raised median islands (if
required by the City General Plan) shall conform to City
Standards as determined by the City Engineer and adopted
by the La Quinta Municipal Code (3" AC over 4" Class 2
Base min. for residential streets). Street design shall
take into account the soil strength, the anticipated
traffic loading, and street design life.
CONAPRVL.042/CS - 6 -
Conditions of Approval - TT 26009
July 31, 1990
Improvements shall include all appurtenances such as
traffic signs, channelization markings, raised medians if
required, street name signs, sidewalks and centralized
mail delivery units approved in design and location by
the U.S. Post office and the City Engineer. Mid -block
street lighting is not required.
Enhancements to existing improvements may be required to
integrate the proposed improvements with existing
conditions. This includes street width transitions
extending beyond tract boundaries.
Access points and turning movements of traffic shall be
restricted as follows:
A. Avenue 54 at south access road: Right-in/right-out
only.
B. Madison Avenue at west access road: Right-in/right
out only.
35. The 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.
36. All underground utilities shall be installed, with
trenches compacted to City standards, prior to
construction of any street improvements. A soils
engineer retained by the Applicant shall provide
certified reports of soil compaction tests for review by
the City Engineer.
37. 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.
38. The 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.
39. An encroachment permit for work in any abutting local
jurisdiction shall be secured prior to constructing or
joining improvements.
*40. The right of way dedications for public streets shall be
as follows:
Avenue 54: half -street (50 feet) right of way for
100-foot wide Primary Arterial.
CONAPRVL.042/CS - 7 -
Conditions of Approval - TT 26009
July 31, 1990
Madison Avenue: half -street (55 feet) right of way
for 110-foot wide Primary Arterial.
On -site public streets: full -street (60 feet) right
of way, plus corner cut -backs at intersections,
plus suitable right of way conforms for a "knuckle"
turn as required by the City Engineer.
Cul-de-sac: full -street (50 feet) right of way per
Riverside County Standard Drawing No. 800 plus 10
foot wide public utility easement outside each side
of the right of way.
Applicant shall dedicate any easements necessary for
placement of and access to utility lines and structures,
park lands, drainage basins, common areas, and
centralized mail delivery units.
Cul-de-sacs longer than 150-feet shall have a minimum
turning diameter of 90-feet. Cul-de-sacs shall be no
longer than 550 feet unless provided with an approved
emergency alternate access or other appropriate fire
protection approved by the Fire Marshal.
*41. The city is contemplating adoption of a major
thoroughfare improvements ordinance. The ordinance is
intended to distribute the cost of major thoroughfare
construction evenly and fairly on undeveloped land at the
time the land is subdivided or developed for beneficial
use. If the ordinance is adopted at least 60 days prior
to recordation of any final map in this development, this
project shall be subject to the provisions of the
ordinance.
If the ordinance is not adopted 60 days prior to
recordation of any final map, Applicant shall comply with
the following public street improvement requirements.
The Applicant shall construct, or enter into agreement to
construct, street improvements and appurtenant amenities
for the following streets to the requirements of the La
Quinta Municipal Code and City Engineer prior to approval
of the final map.
a. On -site streets, including cul-de-sacs:
36-foot wide street improvements per
Riverside County Standard Drawing No. 105 and
800.
b. Avenue 54: half -street improvements per
Riverside County Standard Drawing No. 101,
including one half of raised median and lane
transition beyond the tract boundary, plus a
14-foot wide overlay of the eastbound travel
lane. Eastbound travel lane is eligible for
reimbursement per City policy.
CONAPRVL.042/CS - 8 -
Conditions of Approval - TT 26009
July 31, 1990
C. Madison Avenue: half -street improvements per
Riverside County Standard Drawing No. 100,
including one half of raised median, plus a
14-foot wide southbound travel lane and
6-foot wide aggregate base shoulder.
*42. Storm water run-off produced in 24 hours by a 100-year
storm shall be retained on site in landscaped retention
basin(s) designed for a maximum water depth not the
exceed six feet.
The basin slopes shall not exceed 3:1. The percolation
rate shall be considered to be zero inches per hour
unless the Applicant provides site -specific data that
indicates otherwise. other requirements include, but are
not limited 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 tributary drainage area for which the applicant is
responsible shall extend to the centerline of any public
street contiguous to the site.
The tract shall be graded to permit storm flow in excess
of retention capacity to flow out of the tract through a
designated overflow outlet and into the historic drainage
relief route. Similarly, the tract shall be graded to
receive storm flow from adjoining property at locations
that have historically received flow.
43. A traffic signal is required at the intersection of
Avenue 54 and Madison Avenue. The Applicant is
responsible for 12.5% of the cost to design and construct
the signal. The traffic signals will be installed by the
City when traffic conditions warrant the installation.
44. The Applicant shall enter into agreement with the City
prior to recording the final map to maintain the
retention basin(s) and landscaped setback lot(s) until
the City Engineer accepts them for maintenance by the
City. In no event will the City accept these lot(s) for
maintenance until they are included on the tax assessment
roll and producing tax revenue to the City's Lighting and
Landscape District.
45. 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.
CONAPRVL.042/CS - 9 -
Conditions of Approval - TT 26009 July 31, 1990
46. The tract grading plan shall be prepared by a registered
civil engineer and approved by the City Engineer prior to
final map approval.
*47.
CONAPRVL.042/CS - 10 -