PCRES 1994-025PLANNING COMMISSION RESOLUTION 94-025
A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF LA QUINTA,
RECOMMENDING APPROVAL OF TENTATIVE
TRACT 28034 - A REQUEST TO CREATE A 25-LOT
SINGLE FAMILY SUBDIVISION
TENTATIVE TRACT 28034
NEIL KLEINE
WHEREAS, the Planning Commission of the City of La Quinta did on
the 25th day of October, 1994, hold a duly noticed Public Hearing to consider the request
of Neil Kleine to create 25 single family lots with a private street system in the R-10,000
Zone on property located north of 58th Avenue, and west of Madison Street, more
particularly described as:
PORTION SOUTH HALF OF SECTION 21, T6S, R7E,
S.B.B.M. (APN: 761-090-013, AND 014)
WHEREAS, said Tentative Tract Map has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended (Resolution 83-68) in that the Planning Director has proposed a mitigated
Negative Declaration for the project to mitigate any impact the project may have on the
area; and,
WHEREAS, upon hearing and considering all testimony and
arguments, if any, of all interested persons desiring to be heard, said City Council did find
the following facts to recommend approval of said project:
1. The proposed tentative tract is consistent with the goals and policies of the La
Quinta General Plan and Subdivision Ordinance.
2. The tentative tract is compatible with the existing and anticipated area development.
3. The project will be provided with adequate utilities and public services to ensure
public health, safety, and welfare.
4. That the use is consistent with the provisions of the City of La Quinta Municipal
Code.
5. The project will not impact the abutting streets as they are designed to carry the type
and quantity of traffic generated by this project and the surrounding properties.
RESOPC.IO2
6. Approval of this proposal will not result in a significant adverse impact on the
environment due to mitigation measures contained in the proposed Negative
Declaration.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the
City of La Quinta, California, as follows:
I. That the above recitations are true and correct and constitute the findings of the
Council in this case.
2. That it does hereby recommend adoption of the mitigated Negative Declaration
pursuant to the attached Environmental Assessment 94-283.
3. That it does hereby recommend approval of Tentative Tract 28034 with conditions
as set forth in this Resolution and attached hereto.
PASSED, APPROVED, and ADOPTED at a regular meeting of the
La Quinta City Council, held on the 25th day of October, 1994, by the following vote, to wit:
AYES:
NOES:
ABSENT:
r_re-1ENDM�
City of La Quinta, California
ATTEST:
[iY HUMAN, Planning
of La uinta, California
RESOPC102
PLANNING COMMISSION RESOLUTION 94-25
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 28034 (KLEINE)
OCTOBER 25, 1994
GENERAL:
1. Tentative Tract Map 28034 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 of City
Council approval unless extended pursuant to the City's Subdivision Ordinance.
3. 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 any grading permit for development.
4. Prior to 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 (Grading Permit, Improvement Permit)
- Planning and Development Department
- Riverside Co. Environmental Health Department
- 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.
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.
6. Construction shall comply with all local and State building code requirements as
determined by the Building and Safety Director.
CONAPRVL.105 1 Page 1 of 14
IMPROVEMENT AGREEMENT:
7. Applicant shall construct, or enter into an 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 the 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.
8. If tract improvements are phased with multiple final maps, off -site improvements (i.e.,
streets) and tract -wide improvements (i.e., perimeter walls and landscaping, common
drainage basins, and perimeter landscaping) shall be constructed or secured prior to
approval of the first final map unless approved by the City Engineer.
9. The City Engineer may consider proposals by the applicant to stage the installation of
off -site and common -area improvements with development of two or more phases within
the tentative map.
The applicant shall pay cash or provide security in guarantee of cash payment for
required improvements which are deferred for future construction by others.
Deferred improvements for this tract include:
A. Avenue 58 - one half of 86-foot full width improvement including raised,
landscaped median, and 8-foot meandering sidewalk.
B. Traffic signal at Avenue 58 and Madison Street - 6% of the cost to design and
construct.
The applicant's responsibility for deferred improvements may be satisfied through
participation in a City major thoroughfare improvement program if this development
becomes subject to such a program.
DEDICATIONS:
10. 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 58 - sufficient right of way to achieve 55' half width
11. The applicant shall dedicate 10-foot-wide public utility easements contiguous with and
along both sides of all private streets.
CONAPRVL. 105 2 Page 2 of 14
12. The applicant shall dedicate a 20'-wide common -area setback lot along Avenue 58. The
minimum width may be used as average width for a meandering wall design.
13. Applicant shall vacate vehicle access rights to Avenue 58 from abutting lots. Access to
Avenue 58 shall be restricted to the main tract entry and emergency access locations.
14. Applicant shall dedicate any easements necessary for placement of and access to utility
lines and structures, park lands, drainage basins, common areas, and mail -box clusters.
15. 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 unless such easements are approved by the City Engineer.
TRACT DESIGN:
16. Development of the project site shall comply with the approved tentative tract map
(Exhibit A), as contained in the Community Development Department's file for Tentative
Tract 28034, and the following conditions, which conditions shall take precedence in the
event of any conflict with the provisions of the tentative tract map.
17. Any minor changes in lot mix, sizes, lines, or shapes, or street alignments, shall be
reviewed and approved by the Community Development Department prior to any final
map approvals for recordation.
18. A noise study shall be prepared by a qualified acoustical engineer, and be submitted to
the Community 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.
19. A minimum six -foot -high, solid masonry wall shall be provided along the tract boundary
prior to a building permit being issued.
20. 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 shall be subject to review and approval by the Planning and Development
Department.
Applicant shall submit plans for street lighting along roads, if any, for review and
approval by the Planning and Development Department.
CONAPRVL.105 3 Page 3 of 14
BUILDING AND SITE DESIGN:
21. The development of custom, single-family lots shall be governed by the following:
A. The applicant shall establish a Design Review Committee to review and approve
all development within Tentative Tract 28034. The main objectives of this
Committee shall be to assure that building architecture, building materials and
colors, building height and setbacks, and landscape design follow appropriate
design themes throughout the tract. Procedures and operation of the committee
shall be set forth in the Tract's CC & R's.
B. Applicant shall establish within the CC&R's site design standards appropriate to
the custom lots, including but not limited to, front, side and rear setbacks, lot
coverage, etc. Standards shall be reviewed and approved by the Community
Development Department as part of its review of the CC&R's, but be -no less
restrictive than the R-1 Zone standards, as appropriate.
C. Property lines and perimeter walls for all residential units shall be located at the
top of the graded slope for each parcel.
D. Prior to issuance of an occupancy permit for any house within the project, the
required landscaping/groundcover shall be installed and appropriately maintained.
Type of planting, method of installation, and maintenance techniques shall be
subject to plan approval by the Planning and Development Department.
E. All roof -mounted equipment shall be screened from view at all sides by design
of the house.
F. No two-story units shall be allowed within 150-feet of Avenue 58. The maximum
height of the residential unit within 150-feet of Avenue 58 shall be 21-feet.
G. The minimum dwelling unit (living area) size for all residential units shall be
1,400 square feet (excluding attached or detached parking garage).
H. 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.
I. All roofing material within the project shall be clay or concrete tile barrel. The
color of the roof tiles shall consist of desert hues.
J. All residences/dwellings are required to have illuminated building address number
per the La Quinta Municipal Code.
CONAPRVL.105 4 Page 4 of 14
GRADING:
22. Prior to occupation of the project site for construction purposes (i.e., grading), 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. 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 Community Development and
Public Works Departments and consistent with the approved Fugutive Dust Control plan.
23. The applicant shall comply with the City's Flood Protection Ordinance
24. Prior to 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 Environmental Assessment 94-283
and Tentative Tract 28034, 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 94-283 and Tentative Tract 28034, 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 mitigating
measures of Environmental Assessment 94-283 and Tentative Tract 28034. The Planning
and Development Director may require inspections or other monitoring to assure such
compliance.
25. A grading plan shall be prepared by a registered civil engineer. The plan shall be
submitted on 24" x 36" media and must meet the approval of the City Engineer prior to
final map approval.
The grading plan shall conform with the recommendations of the soils report. The soils
engineer and/or the engineering geologist shall 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.
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.
CONAPRVL.105 5 Page 5 of 14
26. A thorough preliminary engineering, geological and soils engineering investigation shall
be conducted. The report of investigation ("the soils report") shall be submitted with the
grading plan.
DRAINAGE:
27. 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.
28. Storm water run-off produced in 24 hours during a 100-year storm shall be retained on
site in the common retention basin. The tributary drainage area for which the applicant
is responsible shall extend to the centerline of adjacent public streets.
29. In design of retention facilities, the percolation rate shall be considered to be zero unless
Applicant provides site -specific data that indicates otherwise. Retention basin slopes shall
not exceed 3:1. The maximum retention pool shall not exceed six feet in depth.
30. A trickling sand filter and leachfield shall be installed to percolate nuisance water in
conformance with requirements of the City Engineer. The sand filter and leach field
shall be sized to percolate 22 gallons per day per 1,000 square feet of drainage area.
31. The design of the tract shall not cause any change in flood boundaries, levels or
frequencies in any area outside the tract.
UTILITIES:
32. All existing and proposed utilities adjacent to or on the proposed site or shall be installed
in underground facilities. High -voltage power lines which the power authority will not
accept underground are exempt from this requirement.
33. 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.
34. The applicant shall comply with the requirements of the Coachella Valley Water District
as required in their letters of September 8, and October 3, 1994, on file in the
Community Development Department.
STREET AND TRAFFIC IMPROVEMENTS:
35. The City is contemplating adoption of a major thoroughfare improvements program. If
the program is in effect at least 60 days prior to recordation of this map, this project
shall be subject to the provisions of the 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.
CONAPRVL. 105 6 Page 6 of 14
If the ordinance is not adopted 60 days prior to recordation of this map, Applicant shall
construct street improvements within and contiguous to the tract as listed below.
36. Improvement plans for all on- and off -site streets and access gates shall be prepared by
a registered civil engineer. Plans shall be submitted on 24" x 36" media. 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 right of way geometry for cul-de-sacs, knuckle turns and corner cut -backs shall
conform with Riverside County standard Drawings #800, #801, and #805 respectively
unless otherwise 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, including site and building
construction traffic. The minimum pavement sections shall be as follows: _
Residential & Parking Areas
Collector
Secondary Arterial
Primary Arterial
Major Arterial
3.0" a.c./4.50" a.b.
4.0"/5.00"
4.0"/5.00"
4.5"/6.00"
4.5"/6.00"
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.
37. 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.
38. 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 street centerlines.
39. The following street improvements shall be constructed to conform with the General Plan
street type noted in parentheses:
A. Private Residential - 36 feet wide with curb and gutter along both sides.
40. Access points and turning movements of traffic shall be restricted as follows:
A. Main entry drive -right in/right out only.
CONAPRVL. 105 7 Page 7 of 14
LANDSCAPING:
41. The applicant shall provide landscape improvements in the setback lots along the
following streets:
A: Avenue 58
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 curbs along public streets.
42. Landscape areas shall have permanent irrigation improvements meeting the requirements
of the City Engineer. Unless otherwise approved by 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.
43. Landscape and irrigation plans for landscaped lots, common retention basins and park
facilities shall be prepared by a licensed landscape architect. Plans shall be submitted
on 24" x 36" media.
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.
44. The applicant shall insure that landscaping plans and utility plans are coordinated to
provide visual screening of above -ground utility structures.
PUBLIC SERVICES:
45. Schedule B fire protection approved Super fire hydrants, (6" x 4" x 21h" x 21/2") shall
be located at each street intersection spaced not more than 660 feet apart. Minimum fire
flow shall be 1000 gpm for 2 hours duration at 20 psi.
46. 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. Plans shall be signed/approved by a registered civil engineer and
the local water company with 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."
47. 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.
48. A temporary water supply for fire protection may be allowed for the construction of the
modei units only. Plans for a temporary water system must be submitted to the Fire
Department for review prior to issuance of building permits.
CONAPRVL.105 8 Page 8 of 14
49. 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 Knox Company. Improvement
plans for the entry street and gates shall be submitted to the Fire Department for
review/approval prior to installation.
50. Parking on interior streets shall be limited to one side only.
QUALITY ASSURANCE:
51. The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
52. 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 al work with approved
plans, specifications and applicable codes.
53. 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.
MAINTENANCE:
54. The applicant shall make provisions for continuous maintenance of landscaping and
related improvements in landscaped setbacks, retention basins and other public or
common areas 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 improvements by the City
Council.
55. The applicant shall provide an Executive Summary Maintenance Booklet for streets,
landscaping and related improvements, perimeter walls, drainage facilities, or any other
improvements to be maintained by an HOA. 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 HOA in planning for routine and long term
maintenance.
CONAPRVL.105 9 Page 9 of 14
MANAGEMENT:
56. Prior to the 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 homeowner's 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.
FEES AND DEPOSITS:
57. The California Fish and Game Environmental filing fees shall be paid. The fee is
$1,250.00 plus $78.00 for the Riverside County document processing. The fee shall be
paid within 24 hours after review by the City Council.
58. Applicant shall pay all fees and deposits required by the City for plan checking and
construction inspection. The fee and deposit amount(s) shall be those which are in effect
when the applicant makes application for the plan checks and permits.
MISCELLANEOUS:
59. Plans for grading, drainage, streets, lighting, landscaping & irrigation, parks, gates, and
perimeter walls are not approved for construction until they have been signed by the City
Engineer.
60. Appropriate approvals shall be secured prior to establishing any construction or sales
facilities, and/or signs on the subject property.
61. 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.
CONAPRVL.105 10 Page 10 of 14
62. Prior to any site disturbance or grading, the applicant/developer shall initiate an on -site
paleontological survey based on the information contained in Specific Plans 90-015, 016
& 017 FEIR (Appendix "G"). This delineation study shall be submitted to the City for
approval.
Paleontological monitoring of grading shall be required for cuts made during construction
activity. Full time monitoring shall be required, given the ubiquitous distribution of
paleobiological remains on the project site. The mitigating shall be done under the
supervision of a qualified vertebrate paleontologist knowledgeable in both paleontological
and archaeological sampling techniques. This program shall include a report identifying
contact personnel who will be working on -site, the proposed time schedule for grading
monitoring, the qualifications of the person assigned to do such monitoring and the
method to be used in reporting on compliance to the City. This report shall be approved
by the City prior to the developer authorizing any work on the program itself.
63. A qualified archaeologist shall be on -site during any grading work, and shall comply with
the Cultural Resources Study done for the project on September 18, 1994.
64. 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, as may be determined in accordance with said Section.
CONAPRVL.105 11 Page II of 14