PCRES 1995-032PLANNING COMMISSION RESOLUTION 95-032
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 (MINOR CHANGE, AMENDMENT #1)
APPLICANT: WILLIAM A. BENNEYAN
WHEREAS, the City Council of the City of La Quinta, California, did on the 25th day
of July, 1995, hold a meeting to consider the request of William A. Benneyan for a one-year extension
of time for an approved eight (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, T5S, 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:
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.
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 tract maps.
WHEREAS, in the review of this Vesting Tentative Tract Map 27031 (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:
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;
That it does hereby recommend approval of Vesting Tentative Tract Map 27031 (Minor
Change, Amendment #1) for eight (8) lots 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 25th day of July, 1995, by the following vote, to wit:
AYES: Commissioners Adolph, Anderson, Barrows, Butler, Newkirk and Chairman Abels
NOES: None
ABSENT: Commissioner Gardner
ABSTAIN: None
YACQVES ABELS, Chairman
City qf La Quinta, California
ATTEST:
JERRY BERMAN, Community Development Director
City of La Quinta, California
rewpe.izs
PLANNING COMMISSION RESOLUTION 95-032
CONDITIONS OF APPROVAL -APPROVED
VESTING TENTATIVE TRACT 27031
AMENDMENT #1 (MINOR CHANGE); TIME EXTENSION
JULY 25, 1995
* Mitigation measures for Environmental Assessment 90-207
+ Deleted by the Planning Commission on 7-25-95
++ Modified by the Planning Commission on 7-25-95
GENERAL CONDITIONS OF APPROVAL:
1. Vesting Tentative Tract 27031, Amendment #1 (Minor Change) 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 byyu years after
appiuval by the La Quinta City eotmeil on July 16, 1996, 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.
4. Approval of this Vesting Tract shall be subject to approval of Specific Plan 87-
011, Amendment #1.
Applicant shall submit proposed private street names with alternatives to the
Community 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.043
Conditions of Approval
Vesting Tentative Tract 27031, Amendment #1
July 25, 1995
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 111 - Major Arterial (half width) or as required by Caltrans;
b. Adams Street - Primary Arterial, 55-foot half width;
* 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 111
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.043
Conditions of Approval
Vesting Tentative Tract 27031, Amendment #1
July 25, 1995
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. 47th Avenue, 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 comply 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 during the peak 24 hour period of a 100-year storm
shall be retained on site in landscaped retention basin(s) or another approved
retention system. Retention basins, if used, shall be designed for a maximum
water depth of six feet or less.
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
CONAPRVL.043
Conditions of Approval
Vesting Tentative Tract 27031, Amendment #1
July 25, 1995
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.
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 be 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.
CONAPRVL.043 4
Conditions of Approval
Vesting Tentative Tract 27031, Amendment N1
July 25, 1995
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.
2.) Washington Street (Simon Drive to 47th Avenue): 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 47th Avenue): 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.) 47th Avenue (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 47th Avenue 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.
CONAPRVL.043 5
Conditions of Approval
Vesting Tentative Tract 27031, Amendment N1
July 25, 1995
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.
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 111, 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".
b. Prior to issuance of any building permit, the engineer shall provide a
separate document, signed and sealed, to the City Engineer that
CONAPRVL.043 6
Conditions of Approval
Vesting Tentative Tract 27031, Amendment #1
July 25, 1995
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 Community Development
Director, and City Engineer, and approved by same officials prior to construction.
31. Applicant shall maintain the landscaped areas of tyre 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.
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;
CONAPRVL.043
Conditions of Approval
Vesting Tentative Tract 27031, Amendment #1
July 25, 1995
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.++ Apptoyai of this map shall be subject to approval of revised resoitttiort for vestin
This map is subject to the provisions of Resolution
91-59 (Vesting Tract Maps) adopted in 1991.
CONAPRVL.043 8