PCRES 1993-026PLANNING COMMISSION RESOLUTION 93-026
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF A ONE YEAR TIME EXTENSION FOR
TENTATIVE TRACT 25363, TO ALLOW THE
CREATION OF A LAND SALES SUBDIVISION ON A
±20 ACRE SITE.
CASE NO. TT 25363 - SANTA ROSA DEVELOPERS
SECOND EXTENSION OF TIME
WHEREAS, the Planning Commission of the City of La Quinta, California, did
on the 28th day of July, and the I Ith day of August, 1992 hold a duly -noticed public hearing
to consider the request of Santa Rosa Developers to extend their original tentative tract map for
one year to subdivide ±20 acres into 75 single family development lots for sale, generally
located ±600 feet south of Miles Avenue, ±650 feet east of Adams Street, more particularly
described as:
THE SOUTHEAST QUARTER OF THE NORTHWEST
QUARTER OF THE SOUTHWEST QUARTER AND
THE NORTHWEST QUARTER OF THE SOUTHWEST
QUARTER OF THE SOUTHWEST QUARTER OF
SECTION 20, TOWNSHIP 5 SOUTH, RANGE 7 EAST,
SAN BERNARDINO BASE AND MERIDIAN AND LOT
"C" OF TRACT 23519.
WHEREAS, the City Council of the City of La Quinta, California, did on the
15th day of September, 1992, approved a request by Santa Rosa Developers to extend their
tentative map to June 19, 1993; and,
WHEREAS, the Planning Commission of the City of La Quinta, did on the 22nd
day of June, 1993, hold a duly noticed public hearing to consider the request of Santa Rosa
Developers to extend their tentative tract map approval to June 19, 1994; and,
WHEREAS, Environmental Assessment 90-157 was conducted in 1990, for this
case and a Mitigated Negative Declaration was recorded for this project pursuant to California
Environmental Quality Act provisions. Therefore, no further environmental review is warranted
to approve the Applicant's request.
RESOPC.080 1
WHEREAS, mitigation of various physical impacts have been identified and
incorporated into the approval conditions for Tentative Tract 25363, 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 a one year extension
of time for said tentative tract map;
1. That Tentative Tract 25363, 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 has a rolling topography because of the sand dunes with the
southeast area being the lowest part of the site. The proposed circulation design and
single-family lot layouts, as conditioned, are suitable for the proposed land division.
3. That the design of Tentative Tract 25363 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 Tentative Tract Map 25363 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 25363, as conditioned, provides storm water retention,
park facilities, 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.
WHEREAS, in the review of this Tentative Tract time extension, 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:
RESOPC.080 2
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 and recertify the conclusion of Environmental Assessment
90-157 relative to the environmental concerns of this tentative tract;
3. That it does hereby recommend approval to the City Council of the subject time
extension for Tentative Tract 25363 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 22nd day of June, 1993, by the following vote, to wit:
AYES: Commissioners Mosher, Ellson, Marrs, & Chairwoman Barrows
NOES: None
ABSENT: Commissioner Adolph
ABSTAIN: None
�� R1.crw-6�
KATIE BARROWS, Chairwoman
City of La Quinta, California
ATTEST:
tY HE�AVAN, Planning Director
of La Qumta, California
RESOPC.080 3
PLANNING COMMISSION RESOLUTION 93-026
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 25363 - SECOND EXTENSION OF TIME
JUNE 22, 1993
+ Added by Planning Commission on 8-11-92
++ Modified by Planning Commission on 6-22-93
A. GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract Map 25363 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 June 19, 1994, unless approved for
extension pursuant to the City of La Quinta Land Division Ordinance.
3. The Applicant acknowledges that the City has formed 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.
4.++ The developer or applicant shall retain a qualified archaeologist and pay all associated
costs to prepare a mitigation and monitoring plan for artifact location and recovery.
Prior archaeological studies for this site as well as other unrecorded information, shall
be analyzed prior to the preparation of the plan. The Planning and Development
Director shall approve the form to be used in the study prior to any on -site activities.
The plan shall be submitted to the Coachella Valley Archaeological Society (CVAS) for
a two -week review and comment period. At a minimum, the plan shall: 1) identify the
means for digging test pits; 2) allow sharing the information with the CVAS; and 3)
provide for further testing if the preliminary result show significant materials are present.
The final plan shall be submitted to the Planning and Development Department for final
review and approval.
Prior to the issuance of a Grading Permit, the Developer shall have retained a qualified
cultural resources management firm and completed the testing and data recovery as noted
in the plan. The management firm shall monitor the grading activity as required by the
plan or testing results.
CONAPRVL.061 1
Conditions of Approval
Tentative Tract 25363
June 22, 1993
A list of the qualified archaeological monitor(s), cultural resources management firm
employees, and any assistant(s)/ representative(s), shall be submitted to the Planning and
Development Department. The list shall provide the current address and phone number
for each monitor. The designated monitors may be changed from time to time, but no
such change shall be effective unless served by registered or certified mail on the
Planning and Development Department.
The designated monitors or their authorized representatives shall have the authority to
temporarily divert, redirect or halt grading activity to allow recovery of resources. In
the event of discovery or recognition of any human remains, there shall be no further
grading, excavation or disturbance of the site or any nearby area reasonably suspected
to overlie adjacent human remains until appropriate mitigation measures are completed.
Upon completion of the data recovery, the developer shall cause three copies of the final
report containing the data analysis to be prepared and published and submitted to the
Planning and Development Department.
5. 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.
6. The Applicant shall comply with the following City Engineers requirements:
Prior to recordation of the final map, the Applicant shall pay a cash sum, or enter into
agreement to pay a cash sum, to cover 25% of the cost to design and construct the
designated length of General Plan street improvements including all appurtenant amenities
and conforms for each of the following streets:
a. Miles Street, 660 feet long segment projected directly north of tract;
b. Westward Ho Drive, 660 feet long segment projected directly south of tract;
The street improvements for Miles Street and Westward Ho Drive will be installed by
the City or a third party developer when sufficient funds have accumulated to warrant
proceeding with installation of the improvements in the segment for which the subject
fees are collected.
7. A. The right of way dedications for interior public streets shall be as follows:
CONAPRVL.061 2
Conditions of Approval
Tentative Tract 25363
June 22, 1993
Interior public streets; 60 feet full -width for a General Plan Local Street, plus the
corner cut -backs at intersections as required by the City Engineer.
Cul de sac streets: 50 feet full -width, plus comer cut -backs at intersections, plus
5-foot wide public utility easements outside the right of way on both sides, plus
suitable right of way conforms for "knuckle" turns and the cul de sac ends as
required by the City Engineer.
B. The Applicant shall construct, or enter into agreement to construct, street
improvements for the following streets to the requirements of the City Engineer
and the La Quinta Municipal Code prior to approval of the final map.
i. Interior public streets; 40-foot wide street improvements per Riverside
County Standard Drawing No. 104 including all appurtenant conforms and
amenities.
ii. Interior cul de sac street: 36-foot wide street improvements per Riverside
County Standard Drawing Nos. 105 & 800 including all appurtenant
conforms and amenities.
Any variations to the approved street system design sections shall be subject to review
and approval by the Public Works Department.
8. Applicant shall install dry wells at selected locations as directed by City Engineer to
remove nuisance water from street gutter. Dry wells shall be located in a manner to
intercept nuisance water at tributary flowline distances not to exceed 1320 feet nor
require cross -gutters that cross a local collector street.
CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO FINAL MAP APPROVAL
9. Prior to final map approval by the City Council, the Applicant shall meet the parkland
dedication requirements as set forth in Section 13.24.030, La Quinta Municipal Code by
paying parkland fees in -lieu of parkland in accordance with said Section.
+ a. The Applicant and/or the developer shall meet with the City's Parks and
Recreation and Engineering Departments to coordinate the development of a joint
park/retention basin program between this project and the City's property to the
south.
10. 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
CONAPRVL.061 3
Conditions of Approval
Tentative Tract 25363
June 22, 1993
building setbacks, engineering design, building orientation, noise barriers (berming and
landscaping, etc.), and other techniques so as to avoid the isolated appearance given by
walled developments.
11. Tract phasing plans, including phasing of public improvements, shall be submitted for
review and approval by the Public Works Department and the Planning and Development
Department.
12. 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) to the City for future
acceptance and maintenance. In the interim, the owners shall maintain the basin(s) and
provide bond assurance accordingly.
13. Applicant shall enter into agreement with the City prior to recording the final map to
maintain the retention basin until the City Engineer accepts it for maintenance by the
City. In no event will the City accept the retention for maintenance until the lots within
the subject tract are included on the tax assessment roll and producing tax revenue to the
City's Lighting and Landscape District.
14. Prior to recordation of a final map, the Applicant shall pay the required mitigation fees
for the Coachella Valley Fringe -Toed Lizard Habitat Conservation Program, as adopted
by the City, in the amount of $600 per acre of disturbed land.
Grading and Drainage
15. The tract grading plan shall be prepared by a registered civil engineer and approved by
the City Engineer prior to final map approval.
16. A registered civil engineer shall exercise sufficient supervision and control of the tract
grading to insure compliance with the grading plans, specifications, and applicable codes
and ordinances. The registered civil engineer charged with the compliance responsibility
shall make the following certifications upon completion of construction:
a. All grading work was properly monitored by qualified personnel during
construction for compliance with the grading plans, specifications, and applicable
codes and ordinances and thereby certify the grading to be in full compliance with
those documents.
b. The finished building pad elevations conform with the approved grading plans.
17. 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.
CONAPRVL.061 4
Conditions of Approval
Tentative Tract 25363
June 22, 1993
If the 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
satisfaction of the proposed development. Any alternative proposal shall be submitted
to the Planning Commission and City Council for review and approval.
18. The Applicant shall submit a copy of the proposed grading, landscaping, and irrigation
plans to Coachella Valley Water District for review and comment with respect to
CVWD's water management program.
19. A thorough preliminary engineering geological and soils engineering investigation shall
be done and the report submitted for review along with the grading plan. The report's
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.
20. Any earthwork on contiguous properties requires a written authorization from the
owner(s) (slope easement) in a form acceptable to the City Engineer.
21. 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 to exceed six
feet. The basin slopes shall not exceed 3:1. 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.
22. The Applicant shall have a written agreement with the owner of Tentative Tract 23519,
Tentative Tract 26188, and Tentative Tract 23935 accepting stormwater run-off including
that produced in 24 hours by a 100-year storm from Tentative Tract 23519, Tentative
Tract 23935, and Tentative Tract 26188.
Traffic and Circulation
23. Applicant shall comply with the following requirements of the Public Works Department:
a. The Applicant shall dedicate all necessary public street and utility easements as
required, including all corner cutbacks.
b. The Applicant shall submit street improvement plans that are prepared by a
registered civil engineer. Street improvements, including traffic signs and
CONAPRVL.061 5
Conditions of Approval
Tentative Tract 25363
June 22, 1993
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 (three-inch AC over four -inch Class 2 Base minimum
for residential streets).
C. Street name signs shall be furnished and installed by the Developer in accordance
with City standards.
24. The Applicant shall pay a 6.25 percent share of all fees necessary for each signalization
cost at the following locations:
a. Adams Street and Miles Avenue.
b. Adams Street and Westward Ho Drive.
The signals will be installed by the City when traffic conditions warrant the installation.
Tract Design
25. 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 7,200 square feet.
Walls. Fencing. Screening and Landscapes
26. 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. 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; and
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.061 6
conditions of Approval
Tentative Tract 25363
June 22, 1993
27. 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.
28. 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 retention basins. 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.
C. Exterior lighting plan, emphasizing minimization of light and glare impacts to
surrounding properties.
29. Prior to final map approval, 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 (five trees on a comer) and an irrigation system.
CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE ISSUANCE OF
BUILDING PERMITS
30. 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 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 a building permit for
the use contemplated herewith.
31. 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.061 7
conditions of Approval
Tentative Tract 25363
June 22, 1993
32. 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.
33. The Developer shall construct landscaping and irrigation systems for drainage retention
basin(s). The Developer shall maintain the drainage basin(s) for one year following
dedication acceptance by the City.
34. 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 TT 25363 and EA 90-157, 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 EA 90-157 and TT 25363 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 EA 90-157 and TT 25363. The Planning and Development
Director may require inspection or other monitoring to assure such compliance.
35. The Applicant shall submit complete detailed or architectural elevations for all units, for
the Design Review Board and Planning Commission review and approval as a Business
Item prior to building permit issuance. The architectural standards shall be included as
part of the CC & Rs (if any). The latter shall be submitted to the Planning &
Development Department for review.
36. The applicant shall comply with the terms and requirements of the City's newly adopted
++ Water Conservation Ordinance (Ordinance k220) regarding on and off -site landscaping.
Traffic and Circulation
37. Initially one publicly maintained road and prior to the final building inspection of the first
unit, two publicly maintained roads shall be provided connecting this subdivision to
Adams Street, Miles Avenue or Dune Palms Road.
38. The termination point of the street shown as Lot "C, D, E & F" on Exhibit A (Tentative
Tract Map), shall be barricaded to the satisfaction of the Public Works Department. If
CONAPRVL.061 8
Conditions of Approval
Tentative Tract 25363
June 22, 1993
the road network for the adjoining tract have been constructed and completed, then the
above streets shall be constructed to connect with these subdivisions, in accordance with
the approved street improvement plans and the requirements of the City Engineer.
Public Services and Utilities
39. The Applicant shall comply with the requirements of the City Fire Marshal.
40. 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.
41. All on -site and off -site utilities including any existing utility poles shall be installed
underground 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, as may be required.
42. The 30-foot wide lot shown on the Tentative Tract Map just west of the retention basin
shall be reserved as a pedestrian access easement. The Developer will be required to
erect a wall on the west side of the easement. Depending on the design of the adjoining
retention basin, the City will reserve the right to require the Developer to construct a
fence or wall on the east side of the easement.
CONAPRVL.061 9