PCRES 1996-036PLANNING COMMISSION RESOLUTION 96-036
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF TENTATIVE TRACT MAP NO. 23773
(PHASES 2-7) TO ALLOW A 101-LOT SINGLE
FAMILY RESIDENTIAL LAND SALES SUBDIVISION
AND MISCELLANEOUS AMENITY LOTS ON
APPROXIMATELY 28.4-ACRES
CASE NO.: TTM No. 23773 (PHASES 2-7)
APPLICANT: STARLIGHT ESTATES
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 24th day of September, 1996, hold a duly noticed Public Hearing for a
28.4-acre site with 101 single family lots, generally on the north side of Fred Waring
Drive and east of Adams Street, more particularly described as:
Portion of the S %2 SE'/4 of Section 18, TSS, R7E, SBBM
(APN: 609-080-011 and 609-480-020)
WHEREAS, said Tentative Map has complied with the requirements of
"The Rules to Implement the California Environmental Quality Act of 1970" as
amended (Resolution No. 83-63). The Community Development Department has
prepared EA No. 96-327 for this project which states the project will not have a
significant impact on the environment based on Conditions; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Planning Commission did make the following Mandatory Findings of approval to justify
a recommendation for approval of said Tentative Tract Map No. 23773 (Phases 2-7):
A. The proposed map is consistent with the City of La Quinta General Plan and
any applicable specific plans.
The property is within a Low Density Residential (2-4 dwelling units per acre)
District per the provisions of the 1992 General Plan Update. The project
density is 3.5 dwellings per acre for Phases 2-7 which is under the maximum
level for the LDR District. Tentative Tract No. 23773 (Phases 2-7) is consistent
with the goals, policies and intent of the La Quinta General Plan Land Use
Element (Chapter 2) provided conditions are met.
The site is zoned RL (Low Density Residential District) which permits single
family development on lots a least 7,200 sq. ft. The proposed lots average
9,000 sq. ft. Future housing shall be consistent with the provisions of the
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Resolution 96-036
Zoning Code (e.g., specifically Chapter 9.30.030 et. seq.) in effect at the time
building permits are acquired.
B. The design or improvement of the proposed subdivision is consistent with the
La Quinta General Plan and any applicable specific plans.
All streets and improvements in the project as conditioned will conform to City
standards as outlined in the General Plan and Subdivision Ordinance. All on -
site streets will be private (50' wide right-of-way) which is consistent with the
Circulation Element (Chapter 3.0). Access to the Tract will be from Galaxy
Drive on Fred Waring Drive and Adams Street. The density and design
standards for the tract will comply with the Land Use Element (Chapter 2.0) of
the General Plan and the Zoning Code.
C. The design of the subdivision or the proposed improvements are not likely to
cause substantial environmental damage or substantially and avoidably injure
fish or wildlife or their habitat.
The subject site is physically suitable for the proposed land division as
approved in 1989, and portions of the site were previously graded in
anticipation of this development additional phases of Tract Map No. 23773.
Mitigation fees and environmental studies (i.e., archaeological and noise) were
completed as required prior to development of the project in 1989. A new
Cultural Resources Report was required for Tract Phases 2-7 because the
original study was more than five years old. The new study states that no
known prehistoric sites have been previously recorded on this property,
therefore, archaeological monitoring will not be required during site
development unless human remains are found during excavation work. This
project will not cause substantial environmental damage or injury to fish or
wildlife, or their habitat because mitigation measures were completed at the
time the site was disturbed or will be mitigated based on the proposed
Conditions of Approval.
D. The design of the subdivision or type of improvements are not likely to cause
serious public health problems.
The design of the subdivision, as conditionally approved, will not cause serious
public health problems because they will install urban improvements based on
City, State, and Federal requirements.
E. The design of the subdivision or type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of
property within the proposed subdivision.
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Resolution 96-036
The proposed streets are planned to provide direct access to each single family
lot. All required public easements will provide access to the site or support
necessary infrastructure improvements. The original builder provided site
access to Tract Phases 2-7.
WHEREAS, in the review of this Tentative Tract Map, the Planning
Commission has considered, the effect of the contemplated action on housing needs
of the region for purposes of balancing those needs against the public service needs
of the residents of the City of La Quinta and its environs with available fiscal and
environmental resources;
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the Planning
Commission in this case;
2. That it does recommend approval to the City Council of Tentative Tract Map
No. 23773 (Phases 2-7) 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 City Planning Commission, held on this the 24th day of September, 1996, by
the following vote, to wit:
AYES: Commissioners Butler, Newkirk, Tyler, Woodard, and Chairman Abels.
NOES: None.
ABSENT: Commissioner Gardner.
ABSTAIN: None. ala
I_1
SUES ABELS, Chairman
of L Quinta, California
1Y tRMAN, Community Development Director
of a Quinta, California
REB0PC.300,4u% co nd773 a
RESOLUTION 96-036
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP NO. 23773 - STARLIGHT ESTATES, INC.
OCTOBER 1, 1996
CONDITIONS OF APPROVAL
GENERAL
Upon their approval by the City Council, the City Clerk is authorized to file these Conditions of
Approval with the Riverside County Recorder for recordation against the properties to which they
apply (i.e., Assessor's Parcel Numbers 609-080-011 and 609-480-020).
2. Tentative Tract Map No. 23773 shall comply with the requirements and standards of §§66410-
66499.58 of the California Government Code (the Subdivision Map Act) and Title 13 of the La
Quinta Municipal Code (LQMC) unless otherwise modified by the following conditions. This map
shall expire two years after acceptance by the City Council unless extended pursuant to the provisions
of the Subdivision Ordinance (Chapter 13.12.150(B)).
Prior to the issuance of a grading permit 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:
- Fire Marshal
- Public Works Department (Grading Permit, Improvement Permit)
- Community Development Department
- Riverside County Environmental Health Department
- Desert Sands Unified School District
- Coachella Valley Water District
- Imperial Irrigation District
- California Regional Water Quality Control Board (NPDES Permit)
- Sunline Transit
The applicant is responsible for any requirements of the permits or clearances from those jurisdictions.
If the requirements include approval of improvement plans, the applicant shall furnish proof of said
approvals prior to obtaining City approval of the plans.
For projects requiring NPDES construction permits, the applicant shall include a copy of the
application for the Notice of Intent with grading plans submitted for plan checking. Prior to issuance
of a grading or site construction permit, the applicant shall submit a copy of an approved Storm
Water Pollution Protection Plan.
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.
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Resolution 96-036
PROPERTY RIGHTS
All easements, rights of way and other property rights required of the tentative map or otherwise
necessary to facilitate the ultimate use of the development and functioning of improvements shall be
dedicated, granted or otherwise conferred, or the process of said dedication, granting, or conferral
shall be ensured, prior to approval of a final map or filing of a certificate of compliance for waiver of
a final map. The conferral shall include irrevocable offers to dedicate or grant easements to the City
for access to and maintenance, construction, and reconstruction of all essential improvements which
are located on privately -held lots or parcels. With respect to the drainage basin located in the existing
Tract No. 23773-1, the conferral shall include the granting of drainage rights for all areas located
within the original tentative map and access rights, for the purpose of construction, reconstruction
and maintenance of the basin, to the homeowners association(s) for the entire original tentative map
area.
If the applicant proposes vacation or abandonment of any existing rights of way or access easements
which will diminish access rights to any properties owned by others, the applicant shall provide
approved alternate rights of way or access easements to those properties.
7. The applicant shall dedicate three-foot public utility easements contiguous with and along both sides
of all private streets.
8. The applicant shall dedicate any easements necessary for placement of and access to utility lines and
structures, drainage basins, mailbox clusters, park lands, and common areas.
9. 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 Public Works
Director.
FINAL MAP(S)
10. As part of the filing package for final map approval, the applicant shall furnish accurate AutoCad files
of the complete map, as approved by the City's map checker, on storage media and in a program
format acceptable to the Public Works Director. The files shall utilize standard AutoCad menu
choices so they may be fully retrieved into a basic AutoCad program.
IMPROVEMENT PLANS
11. Improvement plans submitted to the City for plan checking shall be submitted on 24" x 36" media in
the categories of "Rough Grading," "Precise Grading," "Streets & Drainage," and "Landscaping."
All plans except precise grading plans shall have signature blocks for the Public Works Director.
Precise grading plans shall have signature blocks for Community Development Director and the
Building Official. Plans are not approved for construction until they are signed.
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Resolution 96-036
"Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates and
entryways, and parking lots. If water and sewer plans are included on the street and drainage plans,
the plans shall have an additional signature block for the Coachella Valley Water District (CVWD).
The combined plans shall be signed by CVWD prior to their submittal for the Public Works Director's
signature.
"Landscaping" plans shall normally include landscape improvements, irrigation, lighting, and
perimeter walls.
Plans for improvements not listed above shall be in formats approved by the Public Works Director.
12. In lieu of submitting new plans for any element of construction, the subdivider may propose to use
existing, approved plans developed for the original tentative map provided the plans comply with
existing requirements.
13. The City may maintain standard plans, details and/or construction notes for elements of construction.
For a fee established by City Resolution, the applicant may acquire standard plan and/or detail sheets
from the City.
14. Prior to approval of the final map(s) the applicant shall furnish accurate AutoCad files of the
approved map(s) on storage media acceptable to the Public Works Director. The files shall utilize
standard AutoCad menu choices so they may be fully retrieved into a basic AutoCad program.
IMPROVEMENT AGREEMENT
15. The applicant shall construct improvements and/or satisfy obligations, or enter into a secured
agreement to construct improvements and/or satisfy obligations required by the City prior to
agendization of a final map or parcel map or issuance of a certificate of compliance for a waived
parcel map. For secured agreements, security provided, and the release thereof, shall conform with
Title 13, LQMC.
Improvements to be made or agreed to shall include removal of any existing structures or
obstructions which are not part of the proposed improvements.
16. If improvements are secured, the applicant shall provide approved estimates of improvement costs.
Estimates shall comply with the schedule of unit costs adopted by City resolution or ordinance. For
items not listed in the City's schedule, estimates shall meet the approval of the Public Work Director.
Estimates for utilities and other improvements under the jurisdiction of outside agencies shall be
approved by those agencies. Security is not required for telephone, gas, or T.V. cable improvements.
However, tract improvements shall not be agendized for final acceptance until the City receives
confirmation from the telephone authority that the applicant has met all requirements for telephone
service to lots within the development.
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Resolution 96-036
17. If the applicant desires to phase improvements and obligations required by the conditions of approval
and secure those phases separately, a phasing plan shall be submitted to the Public Works Department
for review and approval by the Public Works Director.
The applicant shall complete required improvements and satisfy obligations as set forth in the
approved phasing plan. Improvements and obligations required of each phase shall be completed and
satisfied prior to completion of homes or occupancy of permanent buildings within the phase unless
a construction sequencing plan for that phase is approved by the Public Works Director.
18. If improvements are phased with multiple final maps or other administrative approvals (site
development permits, conditional use permits, etc.), off -site improvements and development -wide
improvements (ie: retention basins, perimeter walls & landscaping, gates, etc.) shall be constructed
or secured prior to approval of the first final map unless otherwise approved by the Public Works
Director.
19. The applicant shall pay cash or provide security in guarantee of cash payment for applicant's required
share of improvements which have been or will be constructed by others (participatory
improvements).
Participatory improvements for this development include:
A. One half of a raised, landscaped median on Fred Waring Street from Adams Street to the west
boundary of Tract No. 23773-1.
The applicant's obligations for all or a portion of the participatory improvements may, at the City's
option, be satisfied by participation in a major thoroughfare improvement program if this development
becomes subject to such a program.
GRADING
20. Graded, undeveloped land shall be maintained to prevent dust and blowsand nuisances. The land shall
be planted with interim landscaping or provided with other wind and water erosion control measures
approved by the Community Development and Public Works Departments.
21. 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 6.16, LQMC.
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.
22. The applicant shall comply with the City's flood protection ordinance.
23. A grading plan shall be prepared by a registered civil engineer and must meet the approval of the
Public Works Director prior to issuance of a grading permit. The grading plan shall conform with
the recommendations of the soils report produced for the original tentative map 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.
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Resolution 96-036
24. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots
within this development, but not sharing common street frontage, where the differential shall not
exceed five feet.
If the applicant is unable to comply with the pad elevation differential requirement, the City will
consider and may approve alternatives that preserve community acceptance and buyer satisfaction
with the proposed development.
25. Prior to issuance of building permits, the applicant shall provide a separate document, bearing the seal
and signature of a California registered civil engineer or surveyor, that lists actual building pad
elevations for the building lots. The document shall list the pad elevation approved on the grading
plan, the as -built elevation, and the difference between the two, if any. The data shall be organized
by lot number and shall be listed cumulatively if submitted at different times.
DRAINAGE
26. Stormwater falling on the site during the peak 24-hour period of a 100-year storm shall be retained
in the retention basin located in Tract No. 23773-1. The tributary drainage area shall extend to the
centerline of adjacent public streets.
27. The applicant shall complete improvements to the retention basin located in Tract No. 23773-1.
28. Fences or walls will not be allowed around the retention basin except as approved by the Community
Development and Public Works Directors.
29. Storm drainage historically received from adjoining property shall be received and retained or passed
through into the historic downstream drainage relief route.
UTILITIES
30. All existing and proposed utilities within or adjacent to the proposed development shall be installed
underground. High -voltage power lines which the power authority will not accept underground are
exempt from this requirement.
31. In areas where hardscape surface improvements are planned, underground utilities shall be installed
prior to construction of surface improvements. The applicant shall provide certified reports of utility
trench compaction tests for approval of the Public Works Director.
STREET AND TRAFFIC IMPROVEMENTS
32. The following minimum street improvements shall be constructed to conform with the Circulation
Element of the General Plan (Chapter 3.0):
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Resolution 96-036
PRIVATE STREETS AND CUL DE SACS
1) Residential - 36 feet wide if double loaded (buildings on both sides), 32 feet if single
loaded.
2) Cul de sac curb radius - 45'
33. Access points and turning movements of traffic shall be limited to those approved for the original
tentative tract map.
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 Public Works Director. Mid -block street lighting is not
required.
35. Street improvement plans shall be prepared by registered professional engineer(s) authorized to
practice in the State of California. Improvements shall be designed and constructed in accordance
with the LQMC, adopted Standard and Supplemental Drawings and Specifications, and as approved
by the Public Works Director.
36. Street right of way geometry for cul-de-sacs, knuckle turns and corner cut -backs shall conform with
Riverside County Standard Drawings 4800, #801, and 4805 respectively unless otherwise approved
by the Public Works Director.
37. All streets proposed to serve residential or other access driveways shall be designed and constructed
with curbs and gutters or shall have other approved methods to convey nuisance water without
ponding in yard or drive areas and to facilitate street sweeping.
38. Street pavement sections shall be based on a Caltrans design 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 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"
The applicant shall submit current (no more than two years old) mix designs for base materials,
Portland cement concrete and asphalt concrete, including complete mix design lab results, for review
and approval by the City. For mix designs over six months old, the submittal shall include recent (no
more than six months old) aggregate gradation test results which confirm that the mix design
gradations can be reproduced in production of the base or paving material. Construction operations
shall not be scheduled until mix designs are approved.
COND.773-i 2a
Resolution 96-036
39. Prior to occupancy of homes or other permanent buildings within the development, the applicant shall
install all street and sidewalk improvements, traffic control devices and street name signs along access
routes to those buildings.
LANDSCAPING
40. Landscape and irrigation plans for landscaped lots, landscape setback areas, medians, common
retention basins, and park facilities shall be prepared by a licensed landscape architect.
Landscape and irrigation plans shall be approved by the Community Development Department.
Landscape and irrigation construction plans shall be submitted to the Public Works Department for
review and approval by the City Engineer. The plans are not approved for construction until they
have been approved and signed by the Public Works Director, the Coachella Valley Water District,
and the Riverside County Agricultural Commissioner.
41. Slopes shall not exceed 5 : I within public rights of way and 3 : I in landscape areas outside the right
of way.
42. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Public
Works Director. Use of lawn shall be minimized with no lawn or spray irrigation within 5-feet of
curbs along public streets.
43. Unless otherwise approved by the Public Works Director, common basins and park areas shall be
designed with a turf grass surface which can be mowed with standard tractor -mounted equipment.
44. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual
screening of above -ground utility structures.
QUALITY ASSURANCE
45. The applicant shall employ construction quality -assurance measures which meet the approval of the
Public Works Director.
46. The applicant shall employ or retain California registered civil engineers, geotechnical engineers, or
surveyors, as appropriate, who will provide, or have their agents provide, sufficient supervision and
verification of the construction to be able to furnish and sign accurate record drawings.
47. Upon completion of construction, the applicant shall furnish the City reproducible record drawings
of all plans which were signed by the Public Works Director. 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. The
applicant shall revise the AutoCad plan files previously submitted to the City to reflect the as -
constructed condition.
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Resolution 96-036
MAINTENANCE
48. The applicant shall make provisions for continuous maintenance of drainage, landscaping and on -site
street improvements.
FEES AND DEPOSITS
49. 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 plan checking and permits.
50. Parkland fees shall be paid prior to final map approval as required by Chapter 13.48 of the
Subdivision Ordinance.
51. Fringe -Toed Lizard habitat mitigation fees shall be prior to site grading or issuance of a building
permit.
52. Two checks made out to the County of Riverside in the amounts of $1,250.00 and $78.00 for the
project's environmental assessment (Negative Declaration) shall be submitted to the Community
Development Department within 24-hours after review of the map by the City Council.
FIRE DEPARTMENT
53. Schedule A fire protection approved Super fire hydrants (6" X 4" X 21h" X 2'/z") will be located at
each street intersection spaced not more than 330-feet apart in any direction with any portion of any
frontage more than 165-feet from a fire hydrant. Minimum fire flow will be 1,000 g.p.m. for a 2-hour
duration at 20 psi.
54. 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 and approval. Plans will conform to the fire hydrant
types, location and spacing, and the system will meet the fire flow requirements. Plans will be
approved and signed 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."
55. The required water system including fire hydrants will be installed and accepted by the appropriate
water agency prior to any combustible building material being placed on an individual lot.
56. A temporary water supply for fire protection may be allowed for the construction of the model units
only. Plans for a temporary water system must be submitted to the Fire Department for review prior
to issuance of building permits.
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Resolution 96-036
CULTURAL RESOURCES
57. If human remains or other historical artifacts are found during excavation, no further grading or
excavation shall occur until appropriate mitigation measures are completed, as per current State,
County and City requirements. The Community Development Department shall be notified if human
remains are found.
MISCELLANEOUS
58. The Tract layout shall comply with all the RL Zoning Code requirements (Chapter 9.30.030).
59. The City Attorney shall approve the Covenants, Conditions and Restrictions (CC and R's) for the
Tract prior to approval of the final map(s) by the City Council.
60. If connected, the proposed street name "Meridian" shall be deleted and substituted with "Skyward
Way". All street names that have "Way" shall be deleted and replaced with court.
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