PCRES 1993-045PLANNING COMMISSION RESOLUTION 93-045
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING
APPROVAL OF A LOT SUBDIVISION ON APPROXIMATELY
36 ACRES GENERALLY LOCATED ON THE SOUTH SIDE
OF 48TH AVENUE AND WEST OF DUNE PALMS ROAD
CASE NO. TENTATIVE TRACT 27835 - TD DESERT DEVELOPMENT
WHEREAS, the Planning Commission of the City of La Quinta, California, did
on 14th day of December, 1993, hold a duly noticed public hearing as requested by TD Desert
Development on the request to subdivide 36 acres into a lot seven subdivision with associated
street, common area and recreation lots, generally located on the south side of 48th Avenue west
of Dune Palms Road.
PORTIONS OF PARCELS 2, 5, 8, AND 9
OF PARCEL MAP 20469
WHEREAS, said tentative map has complied with the requirements of "The Rules
to Implement the California Environmental Quality Act of 1970" as amended, Resolution 83-63,
that an Environmental Impact Report (EIR) and addendum EIR have been adopted. Therefore,
no additional environmental documentation is deemed necessary; and,
WHEREAS, at the public hearing held on December 14, 1993, upon hearing and
considering all testimony and arguments of all interested persons desiring to be heard, said
Commission did make findings to justify the recommendation for approval of said tentative tract
map; and,
WHEREAS, at said public hearing, said Tentative Tract Map 27835 was
recommended for approval by the La Quinta Planning Commission based on said findings and
subject to certain conditions; and,
WHEREAS, the La Quinta Planning Commission on December 14, 1993, did find
the following facts to justify recommending approval of said tentative tract map:
The design and improvements of the approved Tentative Tract 27835 are consistent with
the current goals and objectives of the La Quinta General Plan.
2. Tentative Tract 27835 is consistent with current standards of the Municipal Zoning and
Land Division Ordinances.
3. The subject site is physically suitable for residential and recreational development.
4. The design of Tentative Tract 27835 and its related improvements are not likely to cause
environmental damage or substantially and avoidably injure fish and wildlife or their
habitat provided that approval conditions related to mitigation measures for the flora,
fauna, and archaeological resources are complied with during project development.
RESOPC.123 1
Planning Commission Resolution 93-045
5. The design of Tentative Tract 27835 and the type of improvements are not likely to cause
public health problems nor would they conflict with existing public easements.
6. There is no evidence to suggest that approval of Tentative Tract 27835 could have a
major adverse impact on the environment.
7. The location and appearance of the proposed dwelling units will be made compatible with
the area in which the development is located.
8. The proposed private circulation system will provide for the safe and efficient movement
of vehicles within the project, and the use of small private streets within some areas of
the project will not impact the overall safety of the future residents.
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;
2. That it does hereby concur with the environmental determination and grants approval of
the above -described Tentative Tract 27835, for the reasons set forth in this Resolution
and subject to the attached Conditions of Approval as recommended by the La Quinta
Planning Commission and modified herein.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the La Quinta
Planning Commission, held on this 14th day of December, 1993, by the following vote, to wit:
AYES: Commissioners Adolph, Ellson, Abels, Chairwoman Barrows
NOES: None
ABSENT: Commissioner Marrs
ABSTAIN: None
KATIE BARROWS, Chairman
City of La Quinta, California
ATTEST:
tY "ERMAN, Planning
of ].a Quinta, California
RESOPC.123 2
PLANNING COMMISSION RESOLUTION 93-045
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 27835 - RANCHO LA QUINTA
DECEMBER 14, 1993
GENERAL:
1. Tentative Tract Map 27835 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 and become void within two years after
City Council approval unless extended pursuant to the City's Subdivision Ordinance.
3. Prior to recordation of final map, the issuance of a grading or 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:
- City Fire Marshal
- Public Works Department
- Planning and Development Department
- Riverside Co. Environmental Health Department
- Desert Sands Unified School District
- Coachella Valley Water District
- Imperial Irrigation District
- 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 or the Engineering Department prior to recordation.
4. This approval shall be in compliance with all applicable conditions and applicable
provisions of Specific Plan No. 84-004 and applicable Development Agreement.
5. 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.112 1
Conditions of Approval
Tentative Tract 27835 - Rancho La Quinta
December 14, 1993
6. Construction shall comply with all local and State building code requirements as
determined by the Building and Safety Director.
7. Applicant shall insure that landscaping plans and utility plans are coordinated to provide
visual screening of above -ground utility structures.
8. 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.
TRACT AND BUILDING DESIGN
11. Development of the project site shall comply with tentative tract map Exhibit A, as
contained in the Planning and Development Department's file for Tentative Tract 27835,
and the following conditions, which conditions shall take precedence in the event of any
conflict with the provisions of the tentative tract map.
12. The development of custom, single-family lots shall be governed by the following:
A. Prior to issuance of an occupancy permit for any house within Tentative Tract
27835, landscaping/groundcover shall be installed and appropriately maintained.
B. All roof -mounted equipment shall be screened from view at all sides by design
of the house. All ground -mounted mechanical equipment shall be screened from
view by methods approved by the Planning and Development Department.
C. No two-story units shall be allowed within 75-feet of 48th Avenue per the specific
plan approval.
D. All dwelling units shall have a minimum two car garage measuring 20-feet by 20-
feet in overall size. The garage can be either attached or detached.
13. Any minor changes in lot mix, sizes, lines, or shapes, or street alignments, shall be
reviewed and approved by the Planning and Development Department prior to any final
map approvals for recordation.
PUBLIC SERVICES AND UTILITIES
14. All existing and proposed utilities adjacent to or on the proposed site or shall be installed
in underground facilities. Electric power lines over 66KV are not subject to this
requirement per the specific plan.
CONAPRVL.112 2
Conditions of Approval
Tentative Tract 27835 - Rancho La Quints.
December 14, 1993
15. In areas where hardscape surface improvements are planned, underground utilities shall
be installed prior to construction of the surface improvements. The applicant shall
provide certified reports of utility trench compaction tests for approval of the City
Engineer.
16. All conditions and requirements of the Coachella Valley Water District shall be met as
noted in their letter dated November 10, 1993, on file in the Department of Planning and
Development.
MANAGEMENT:
17. Prior to recordation of the final map, the applicant shall submit to the Planning Director
the following documents which shall demonstrate to the satisfaction of the City that the
open space/recreation areas and private streets and drives shall be maintained in
accordance with the intent and purpose of this approval.
A. The document to convey title;
B. Covenants, Conditions, and Restrictions to be recorded; and,
C. Management and maintenance agreement to be entered into with the unit/lot
owners of this land division.
The approved Covenants, Conditions, and Restrictions shall be recorded at the same time
that the final subdivision map is recorded.
A Homeowners' Association with the unqualified right to assess the owners of the
individual units for reasonable maintenance costs, shall be established and continuously
maintained. The association shall have the right to lien the property of any owners who
default in the payment of their assessments. Such lien shall not be subordinate to any
encumbrance other than a first deed of trust, provided that such deed of trust is made in
good faith and for value and is of record prior to the lien of the Homeowners'
Association.
ENGINEERING DEPARTMENT
18. Tract phasing plans, including phasing of public improvements, shall be submitted for
review and approval by the City Engineer and the Planning and Development Department
prior to recordation of any final map under this tentative map.
The 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.
CONAPRVL.112 3
Conditions of Approval
Tentative Tract 27835 - Rancho La Quinta
December 14, 1993
IMPROVEMENT AGREEMENT
19. The applicant shall construct, or enter into a secured agreement to construct, the on- and
off -site grading, streets, utilities, landscaping, on -site common area improvements, and
any other improvements required by these conditions before approval of any final map(s)
under this tentative tract map.
Improvements to be made or agreed to shall include removal of any existing structures
or obstructions which are not part of the proposed improvements.
20. If tract improvements are phased with multiple final maps, off -site improvements (ie:
streets) and tract -wide improvements (ie: perimeter walls, common -area and setback
landscaping, and gates) shall be constructed or secured prior to approval of the first final
map unless otherwise approved by the engineer.
The City Engineer may consider proposals by the applicant to stage the installation of
off -site and tract -wide improvements with development of two or more phases within the
tentative map.
DEDICATIONS
21. The applicant shall dedicate public street right of way and utility easements in
conformance with the City's General Plan, Municipal Code, applicable specific plans,
and as required by the City Engineer.
Dedications required of this tract include:
A. Avenue 48 - half of 110' right of way
Street right of way geometry for cul-de-sacs, knuckle turns and corner cut -backs shall
conform with Riverside County Standard Drawings k800, k801, and #805 respectively
unless otherwise approved by the City Engineer.
22. The applicant shall dedicate common -area setback lots, of minimum width as noted,
adjacent to the following street rights of way:
A. Avenue 48 - 20'
Minimum widths may be used as average widths for meandering wall designs.
Where sidewalks, bikepaths, and/or equestrian trails are required, the applicant shall
dedicate blanket easements over the setback lots for those purposes.
CONAPRVL.112 4
Conditions of Approval
Tentative Tract 27835 - Rancho La Quinta
December 14, 1993
The applicant shall vacate vehicle access rights to the following streets from lots abutting
the streets:
C. Avenue 48
Access to these streets shall be restricted to street intersections and approved emergency
access locations.
23. The applicant shall dedicate any easements necessary for placement of and access to
utility lines and structures, park lands, drainage basins, common areas, and mailbox
clusters.
24. The 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
any final map(s) covering the same portion of the property unless such easements are
approved by the City Engineer.
TRACT DESIGN
25. The requirements of the City's off-street parking ordinance shall be met concerning all
supplemental accessory facilities.
The Applicant shall provide sufficient off-street parking opportunities, as determined by
the City Engineer, to discourage on -street parking by residents or guests.
GRADING
26. Prior to occupation of the project site for construction purposes, the Applicant shall
submit and receive approval of a fugitive dust control plan prepared in accordance with
Chapter 6.10, La Quinta Municipal Code. In accordance with said Chapter, the
Applicant shall furnish security, in a form acceptable to the city, in an amount sufficient
to guarantee compliance with the provisions of the permit.
27. A thorough preliminary engineering, geological and soils engineering investigation shall
be conducted. The report of the investigation ("the soils report") shall be submitted with
the grading plan.
28. A grading plan shall be prepared by a registered civil engineer. The plan must meet the
approval of the City Engineer prior to approval of any final map(s).
The grading plan shall conform with the recommendations of the soils report and shall
be certified as adequate by a soils engineer or an engineering geologist. A statement
shall appear on the final map(s), if any are required of this development, that a soils
report has been prepared pursuant to Section 17953 of the Health and Safety Code.
CONAPRVL.112 5
Conditions of Approval
Tentative Tract 27835 - Rancho La Quinta
December 14, 1993
Prior to issuance of any building permit the applicant shall provide a separate document
bearing the seal and signature of a California registered civil engineer, geotechnical
engineer, or surveyor that lists actual building pad elevations. The document shall, for
each building pad in the tract, state the pad elevation approved on the grading plan, the
as -built elevation, and shall 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.
DRAINAGE
28. 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. The tract shall be graded to receive storm flow from adjoining property at
locations that have historically received flow.
29. Storm water run-off produced in 24 hours during a 100-year storm shall be retained or
channeled in facilities on the adjacent golf course or piped to the adjacent CVWD
stormwater channel. Drainage from Lot C and Lot G shall not be conveyed via surface
drainage or culverts without the approval of the City Engineer. The tributary drainage
area for which the applicant is responsible shall extend to the centerline of adjacent
public streets.
30. In design of retention facilities, the percolation rate shall be considered to be zero unless
the applicant provides site -specific data that indicates otherwise.
A trickling sand filter and leachfield of a design approved by the City Engineer shall be
installed to percolate nuisance water. The sand filter and leach field shall be sized to
percolate 22 gallons per day per 1,000 square feet of drainage area.
Retention basin slopes shall not exceed 3:1. If retention is on individual lots, the
retention depth shall not exceed two feet. If retention is in one or more common
retention basins, the retention depth shall not exceed six feet.
31. The design of the tract shall not cause any change in flood boundaries, levels or
frequencies in any area outside the tract.
STREET AND TRAFFIC IMPROVEMENTS
32. The City is contemplating adoption of a major thoroughfare improvement program. If
the program is in effect 60 days prior to recordation of any final map for this
development, the development shall be subject to the provisions of the ordinance.
If this development is not subject to a major thoroughfare improvement program, the
applicant shall design and construct street improvements as listed below.
CONAPRVL.112 6
Conditions of Approval
Tentative Tract 27835 - Rancho La Quinta
December 14, 1993
33. Improvement plans for all on- and off -site streets and access gates shall be prepared by
a registered civil engineer. Improvements shall be designed and constructed in
accordance with the La Quinta Municipal Code, adopted Standard Drawings, and as
approved by the City Engineer.
Street pavement sections shall be based on a Caltrans design procedure for a 20-year life
and shall consider soil strength and anticipated traffic loading. The minimum pavement
sections shall be as follows:
Residential 3.0" a.c./4.50" a.b.
Collector 4.0"/5.00"
Secondary Arterial 4.0"/6.00"
Primary Arterial 4.5"/6.00"
Major Arterial 5.5"/6.50"
If the applicant proposes to construct a partial pavement section for use during
development of the tract, the partial section shall be designed with a strength equivalent
to the 20-year design strength.
34. Improvements shall include all appurtenances such as traffic signs, channelization
markings, raised medians if required, street name signs, sidewalks, and mailbox clusters
approved in design and location by the U.S. Post Office and the City Engineer. Mid -block
street lighting is not required.
35. The City Engineer may require miscellaneous incidental improvements and enhancements
to existing improvements as necessary to integrate the new work with existing
improvements and provide a finished product conforming with City standards and
practices. This may include, but is not limited to, street width transitions extending
beyond tract boundaries.
36. The following street improvements shall be constructed to conform with the General Plan
street type noted in parentheses:
A. Lots A, C & G - 26' (18+18 for one-way couplet on Lot Q. Lots A, C & G shall
be posted "No Parking" with a sufficient number of signs that at least one sign is
clearly visible from each potential on -street parking opportunity.
B. Lot B - 36' (20+20 for one-way couplet at entry drive).
CONAPRVL.112 7
Conditions of Approval
Tentative Tract 27835 - Rancho La Quinta
December 14, 1993
LANDSCAPING
37. The applicant shall provide landscape improvements in the setback lots along the following
streets:
A. Avenue 48
The applicant is encouraged to minimize steep slope designs within the perimeter
landscaping setback areas. Use of lawn shall be minimized with no lawn or spray
irrigation within 5-feet of street curb.
38. Landscape and irrigation plans for landscaped lots, common retention basins and park
facilities shall be prepared by a licensed landscape architect. 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.
Landscape and irrigation plans shall meet the requirements of and be signed by the
Planning Director, the City Engineer, the Coachella Valley Water District, and the
Riverside County Agricultural Commissioner.
QUALITY ASSURANCE
39. The City is contemplating adoption of a quality -assurance program for privately -funded
construction. If the program is adopted prior to the issuance of permits for construction
of the improvements required of this map, the applicant shall fully comply with the
quality -assurance program.
If the quality -assurance program has not been adopted, the applicant shall employ
construction quality -assurance measures which meet the approval of the City Engineer.
40. The applicant shall employ or retain California registered civil engineers, geotechnical
engineers, or surveyors, as appropriate, who will provide, or have his or her agents
provide, sufficient supervision and verification of the construction to be able to furnish and
sign accurate record drawings and certify compliance of all work with approved plans,
specifications and applicable codes.
41. Upon completion of construction, the applicant shall furnish the City reproducible record
drawings of all plans signed by the City Engineer. Each sheet of the drawings shall have
the words "Record Drawings," "As -Built" or "As -Constructed" clearly marked on each
sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy of
the drawings.
CONAPRVL.112 8
Conditions of Approval
Tentative Tract 27835 - Rancho La Quinta
December 14, 1993
FIRE DEPARTMENT
42. Schedule A fire protection approved Super fire hydrants (6" X 4" X 21/2" X 21/2) shall be
located at each street intersection spaced not more than 330 feet apart in any direction with
no portion of any frontage more than 165 feet from a fire hydrant.
43. The water mains shall be capable of providing a potential fire flow of 2500 gpm and an
actual fire flow available from any one hydrant shall be 1500 gpm for two hours duration
at 20 psi residual operating pressure.
44. Prior to recordation of the final map, applicant/developer shall furnish one blueline copy
of the water system plans to the Fire Department for review/approval. Plans shall
conform to the fire hydrant types, location, and spacing, and the system shall meet the fire
flow requirements. Plan shall be signed/approved by a registered civil engineer and the
local water company will sign the following certification: "I certify that the design of the
water system is in accordance with the requirements prescribed by the Riverside County
Fire Department.".
45. The required water system including fire hydrants shall be installed and accepted by the
appropriate water agency prior to any combustible building material being placed on an
individual lot.
46. Gates installed to restrict access shall be power operated and equipped with a Fire
Department override system consisting of Knox key operated switches, series KS-2P with
dust cover, mounted per recommended standard of the Know Company. Improvement
plans for the entry street and gates shall be submitted to the Fire Department for
review/approval prior to installation.
47. If public use type buildings are to be constructed, additional fire protection may be
required. Fire flows and hydrant locations will be stipulated when building plans are
reviewed by the Fire Department.
MAINTENANCE
48. The applicant shall make provisions for continuous maintenance of landscaping and related
improvements.
49. The applicant shall maintain the landscaped areas of the subdivision such as common lots,
landscaped setbacks and retention basins until those areas have been accepted for
maintenance by the City's Landscape and Lighting District or a homeowner's association
(HOA). The applicant shall maintain all other improvements until final acceptance of tract
improvements by the City Council.
CONAPRVL.112 9
Conditions of Approval
Tentative Tract 27835 - Rancho La Quinta
December 14, 1993
FEES AND DEPOSITS
50. The applicant shall pay all deposits and fees required by the City for plan checking and
construction inspection. Deposit and fee amounts shall be those in effect when the
applicant makes application for the plan checks and permits.
MISCELLANEOUS
51. On- and off -site grading, drainage, street, lighting, landscaping & irrigation, gate, and
perimeter wall plans shall be submitted to the Engineering Department for plan checking.
The plans are not approved for construction until they have been signed by the City
Engineer.
52. Prior to issuance of Certificates of Occupancy for buildings within the tract, the applicant
shall install traffic control devices and street name signs along access roads to those
buildings.
53. Appropriate approvals shall be secured prior to establishing any construction or sales
facilities, and/or signs on the subject property.
54. Restroom facilities for the groundskeepers shall be provided in the vicinity of golf course,
and a permanent golf course and homeowners maintenance facility shall be constructed on
the property to the satisfaction of the Director of Planning and Development.
55. All lighting facilities shall comply with Chapter 9.210 (Outdoor Light Control) and be
designed to minimize light and glare impacts to surrounding property. All lighting to be
installed, including street and common area, shall be subject to review and approval by
the Planning and Development Department.
56. Applicant/Developer shall work with Waste Management of the Desert to implement
provisions of AB 939 and AB 1462. The applicant/developer is required to work with
Waste Management in setting up the following programs for this project:
A. Developer shall prepare a plan to provide enlarged trash enclosures for inclusion of
separate facilities for storage of recyclables such as glass, plastics, newsprint and
steel & aluminum cans.
B. Developer shall provide proper on -site storage facilities within the project for green
waste associated with golf course and common area maintenance. Compost materials
shall be stored for pick-up by Waste Management, or an authorized hauler for
transport to an appropriate facility.
CONAPRVL.112 10
Conditions of Approval
Tentative Tract 27835 - Rancho La Quints
December 14, 1993
C. Curbside recycling service shall be provided in areas where no centralized
trash/recycling bins are provided or utilized.
57. The specific plan requires ten acres of land to be dedicated for park purposes. 7.8 acres
has been dedicated to date. The balance of 2.2 acres shall be paid as a in -lieu fee prior
to recordation of the final map.
58. Per the specific plan Conditions of Approval, a contribution of $100,000 as a fire
mitigation measure, shall be paid prior to issuance of the first building permit for
production homes or any custom homes.
59. A complete pedestrian and bicycle path system shall be provided within the project. The
design shall be subject to the approval of the Planning and Development Director.
60. Per the specific plan, a noise study shall be completed prior to sidewalk and perimeter wall
construction beginning to insure compliance with applicable noise standards.
61. The Dune Palms entry design layout (traffic) shall be approved by the Engineering
Department, Fire Marshal, and the Planning and Development Department prior to
recordation of the final tract map.
62. The parking lot layout for Lot "E" shall be reviewed and approved by the Planning and
Development and Engineering Departments. Landscape design for said parking lot shall
be approved by the Planning and Development Department.
63. Lot "F" shall be used as a parking lot for Phase I1 of the Casita product. The lot shall be
installed prior to final occupancy of the tenth unit in Phase 11.
CONAPRVL.112 11