PCRES 1993-033PLANNING COMMISSION RESOLUTION 93-033
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA
ANNOUNCING FINDINGS, RE -CONFIRMING THE
ORIGINAL ENVIRONMENTAL ANALYSIS AND
GRANTING APPROVAL OF A ONE YEAR
EXTENSION OF TIME FOR VESTING TENTATIVE
TRACT MAP 27031 (MINOR CHANGE,
AMENDMENT #1) TO ALLOW A MIXED USE
COMMERCIAL PROJECT ON +65.4 ACRES.
CASE NO. VESTING TENTATIVE TRACT 27031
WASHINGTON SQUARE PROPERTY OWNERS
WHEREAS, the Planning Commission of the City of La
Quinta, California, did on the 14th day of September, 1993,
hold a meeting to consider the request of E. George Marzicola
for a one year extension of time for an approved 8 lot vesting
subdivision map 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, TSS, R7E, S.B.B.M.
WHEREAS, a mitigated Negative Declaration has been
adopted for this case; therefore, no further Environmental
Review is necessary; and,
WHEREAS, mitigation of various physical impacts
have been identified and will be incorporated into the approval
conditions for Vesting Tentative Tract 27031 (Minor Change,
Amendment #1) 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 meeting, 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
Applicant's request for a one year time extension:
1. That Vesting Tentative Tract 27031, (Minor Change,
Amendment #1) 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.
2. That the subject site is generally level. The proposed
circulation design and lot layouts, as conditioned, are,
therefore, suitable for the proposed land division.
3. 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.
4. That the design of Vesting Tentative Tract 27031 (Minor
Change, Amendment #1) 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,
(Minor Change, Amendment #1) as conditioned, provides for
adequate maintenance of landscape common areas.
6. That the proposed Vesting Tentative Tract 27031, (Minor
Change, Amendment #1) 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. That the city has provisions to permit vesting of
commercial tentative tracts.
WHEREAS, in the review of this Vesting Tentative
Tract Map, Minor Change Amendment #1, 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 physical and
environmental resources;
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 reaffirm the conclusion of
Environmental Assessment 90-207 relative to the
environmental concerns of this tentative tract;
3. That it does hereby approve the subject Vesting Tentative
Tract Map 27031 (Minor Change, Amendment #1) for 8 lots
(7 developable) for the reasons set forth in this
Resolution and subject to the attached conditions.
RESOPC.056/CS -2
PASSED, APPROVED and ADOPTED at a regular meeting
of the La Quinta Planning Commission, held on this 14th day of
September, 1993, by the following vote, to wit:
AYES: Commissioners Ellson, Marrs, Abels, Chairwoman
Barrows
NOES: None
ABSENT: Commissioner Adolph
ABSTAIN: None
KATIE BARROWS, Chairwoman
City of La Quinta, California
ATTEST:
ERRY N, Planning Director
ity okAa Quinta, California
nvcnnn nSc/nc -'7-
PLANNING COMMISSION RESOLUTION 93-033
CONDITIONS OF APPROVAL - ADOPTED
VESTING TENTATIVE TRACT 27031 - MINOR CHANGE, AMENDMENT #1
FIRST EXTENSION OF TIME
SEPTEMBER 14, 1993
* Mitigation measures for Environmental Assessment 90-207
+ Deleted by the Planning Commission on 9-14-93
++ Modified by the Planning Commission on 9-14-93
+++ Modified by the City Council on 10-5-93
GENERAL CONDITIONS OF APPROVAL:
1. Vesting Tentative Tract 27031 (Amendment #1 for 8 lots), 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 on July 16, 1994, 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.
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.
CONAPRVL.096 1
Conditions of Approval
Vesting Tentative Tract 27031, let Extension of Time
September 14, 1993
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. Highway I I I - Major Arterial (half width) or as required by Caltrans;
b. Adams Street - Primary Arterial, 55-foot half width;
Adams Street right-of-way shall be dedicated or deeded to the City within 60-days of the
approval of the first time extension of this tentative map.
*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 II I
a. Simon Drive: left and right turns in and out are allowed;
b. Lot D between lots 2 and 3: left and right turns in and out are allowed;
C. Lot D between lots 1 and 2: 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
(revised on 7-16-91 at City Council meeting): right and left turns in and out are
allowed.
CONAPRVL.096 2
conditions of Approval
Vesting Tentative Tract 27031, lot Extension of Time
September 14, 1993
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.
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 comp)y 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
Er.gineer.
CONAPRVL.096
Conditions of Approval
Vesting Tentative Tract 27031, lot Extension of Time
September 14, 1993
17. Lot 8 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, 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 he 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.
CONAPRVL.096
Conditions of Approval
Vesting Tentative Tract 27031, 1st Extension of Time
September 14, 1993
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.
3.) Adams Street (Highway 111 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.
*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.
CONAPRVL.096 5
Conditions of Approval
vesting Tentative Tract 27031, 1st Extension of Time
September 14, 1993
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 III, 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 was constructed as
approved, except where otherwise noted hereon and specifically acknowledged by
the City Engineer".
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.
C. 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 shall be prepared in
conformance with requirements of the Planning Director, and City Engineer, and
approved by same officials prior to construction.
coNAPRvL.096
conditions of Approval
Vesting Tentative Tract 27031, 1st Extension of Time
September 14, 1993
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, if and when the transit station is installed.
35. Applicant is responsible for the cost to design and construct traffic signals at the
following locations:
a. Highway 111;
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.
eeffiffief:eial The project shall be subject to the requirements of
Resolution 91-59 (commercial vesting tract maps).
CONAPRVL.096 7