PCRES 1997-004PLANNING CO\1MISSION' RESOLUTION 97-004
A RESOLUTION OF THE PLANNING COI\L\IISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECO\L\[ENDING APPROVAL OF TENTATIVE
PARCEL \LAP 2S422, CREATING FOUR PARCELS TO
ALLOW DEVELOPMENT OF A 81,110 SQUARE FOOT
MI\TD-USE COMMERCIAL DEVELOPMENT ON
10.29 GROSS .ACRES
TENTATIVE PARCEL MAP 28422
LAPIS ENERGY ORGANIZATION, INC.
\NTIEREAS, the Planning Commission of the City of La Quinta, California, did on the
12th day of November, 1996, hold a duly noticed Public Hearing to consider Tentative Parcel Map
28422, a request to subdivide 10.29 gross acres into four parcels; and,
WHEREAS, at said Public Hearing, the Planning Commission did take action to
continue consideration of the referenced application to a regular meeting of January 14", 1997; and,
WHEREAS, the Planning Commission of the City of La Quinta, California, did on the
14°i day_ of Januarv, 1997, did reconvene the Public Hearing to continue consideration of Tentative
Parcel Map 28422; and,
WHEREAS, said application has complied with the requirements of "The Rules to
Implement the California Environmental Quality Act of 1970" (as amended; Resolution 83-68
adopted by the La Quinta City Council) in that the Community Development Department has
prepared an Initial Study (EA 96-328), and a Mitigated Negative Declaration has been recommended
for certification. and.
WHEREAS, 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,
findings, and reasons to justify certification of said Tentative Parcel Map:
The proposed Tentative Parcel Map is consistent with the La Quinta General Plan and
Specific Plan 96-028. The division of property is necessary to allow orderly development of
land use designations as set forth in the General Plan, as well as to implement the proposed
Specific Plan for the property. \xill not be detrimental to the health, safety, or general welfare
of the cone n inity, either indirectly or directly,
2. The design and improvement of the proposed Tentative Parcel Map is consistent with the La
Quinta General Plan and Specific Plan 96-02S, in that the parcel map provides for the
required right-of-way dedications and other on and oft -site improvement aspects as necessary
to support development in accordance with the provisions of Specific Plan 96-028, pursuant
to City standards adopted to implement the General Plan.
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Plmmina Conunivion Rcsolnnon a--004
:. Design and improvement of the proposed Tentative Parcel Map will not have the potential
to degrade the quality of the environment, or substantially injure fish or other wildlife,
including anv habitat. in that no significant impacts have been identified, and less than
significant or potentially significant impacts can be addressed by the incorporated mitigation
measures and standard City development requirements.
4. Design and improvement of the proposed Tentative Parcel Map are not likely to cause serious
public health problems, in that the project contemplates uses similar to those already assessed
under ultimate development of the La Quinta General Plan, and which were addressed in the
EIR pre\iously certified for the General Plan.
5. Design and improvement of the proposed Tentative Parcel Map will not conflict with any
public easements for access or use of the property. The applicant has provided access to
adjoining properties which ryill not conflict with any other public easements, and conditions
of approval require the development of specific right-of-ways in order to improve access,
both to the site and to other property in the yicinity-
NOW. THEREFORE. BE IT RESOLVED by the Planning Commission of the City
of La Quinta, California as tullotys:
I. That the recitations are trite and correct and constitute the findings of the Planning
Commission regarding this Tentative Parcel Map.
2 That it does hereby recommend to the City Council approval of Tentative Parcel Map 28422,
for the reasons set firth in this Resolution and subject to approval conditions, attached
hereto, as Exhibit and on file in the Communitv Development Department.
PASSED, APPROVED. AND ADOPTED at a regular meeting of the La Quinta
Planning Commission held on this 14" day of January. 1997, by the following vote, to wit:
AYES: Commissioners Butler, Newkirk. Seaton, Tyler, Woodard, and Chairman Abels.
NOES: Commissioner Gardner.
ABSENT: None.
ABSTAIN: None_
A
HERN
La Oui
,l t
JXC UES ABELS, Chaim,
City of La Quinta, California
N, Conununity Development Director
t, California
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PLANNING COMMISSION RESOLUTION 97-004
EXHIBIT •A"
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE PARCEL MAP 28422 - LAPIS ENERGY ORGANIZATION, INC.
JANUARY 14, 1997
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
property(ies) to which they apply (i.e., Assessor's Parcel Number 649-030-014)•
2. Tentative Parcel Map (TPM) 28422 shall comply with the requirements and standards
of § §66410-66499.58 of the California Government Code (the Subdivision Map Act)
and Chapter 13 of the La Quinta Municipal Code (LQMC) unless otherwise modified
by the following conditions.
3. TPM 28422 shall comply with all applicable conditions and/or mitigation measures for
the following related approvals:
• Environmental Assessment 96-328
• Specific Plan 96-028
• Conditional Use Permit 96-029
• Site Development Permit 96-590
In the event of any conflict(s) between approval conditions and/or provisions of these
approvals, the Community Development Director shall determine precedence.
4. Prior to the issuance of a grading, improvement or building permit, 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 Co. Environmental Health Department
- Desert Sands Unified School District
- Coachella Valley Water District
- Imperial Irrigation District
- California Regional Water Quality Control Board (NPDES Permit)
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'tanning Commission Resolution 97- 004
The 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 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.
5. All aspects of this project (plan preparation, all construction phases, operations, etc.)
shall be subject to and comply with the adopted Mitigation Monitoring Program and
Negative Declaration (EA 96-328), as certified by the La Quinta City Council.
6. All applicable conditions of approval for TPM 28422 shall be incorporated into the
revised text for Specific Plan 96-028 in the appropriate sections. The revised
document shall be submitted to the Community Development Department for
compliance review at the time of initial building permit submittal.
PROPERTY RIGHTS
7. All easements, rights of way and other property rights required of the tentative parcel
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.
Prior to approval of a final map, grading plan, or issuance of a grading permit, the
applicant shall furnish proof of temporary or permanent easements or written
permission, as appropriate, from owners of any abutting properties on which any
grading, retaining wall construction, permanent slopes or other encroachments are to
occur.
8. The applicant shall dedicate public and private 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.
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Planning Commission Resolution 97- OC-
Property rights required of this development include:
A. State Route 111 - 86' half of a 172' right of way
B. Dune Palms Road - 55' half of 110' right of way
Right of way grants shall include additional widths as necessary to accommodate
additional -width improvements shown on the approved improvement plans.
If the City Engineer determines that public access rights to proposed street rights of
way shown on the tentative map are necessary prior to approval of final maps
dedicating the rights of way, the applicant shall grant temporary public access
easements to those areas within 60 days of written request by the City.
9. The applicant shall dedicate or grant an access easement over the most southerly
driveway on Dune Palms Road to the owner of the abutting property to the south.
The applicant may propose easement language requiring a reciprocal easement and
participation in maintenance costs from the abutting property owner.
10. The applicant shall dedicate or grant an access easement to provide an access route
from the center driveway on Dune Palms Road to the property to the east. The
applicant may propose easement language requiring the owner of the property to the
east to construct drive improvements not constructed by the applicant and to
participate in the cost of construction and maintenance of the shared portion of the
access drive. Width of this easement shall be a minimum of 41 feet, with
design/improvements to be determined by the City Engineer.
11. The applicant shall create perimeter setbacks, of minimum width as noted, adjacent
to the following street rights of way:
A State Route 111 - 50'
B. Dune Palms Road - 20'
Minimum widths may be used as average widths if meandering wall designs are
approved.
If public sidewalks are constructed in the setback areas, the applicant shall dedicate
blanket sidewalk easements over the setbacks.
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Planning Commission Resolution 97- 004
12. The applicant shall grant any easements necessary for placement of and access to
utility lines and structures, drainage basins, mailbox clusters, park lands, and common
areas, including those necessary to accommodate on -site pedestrian circulation.
IMPROVEMENT PLANS
13. Improvement plans submitted to the City for plan checking shall be submitted on 24"
x 36" media. On -site plans shall be submitted in the categories of "Grading, Paving
and Drainage" and "Precise Grading and Plot Plan." Off -site improvements shall be
submitted in the categories of "Grading," "Streets & Drainage," and "Landscaping."
The "Precise Grading and Plot Plan" shall have signature blocks for the Community
Development Director and the Building Official. All other plans shall have signature
blocks for the City Engineer. Plans are not approved for construction until they are
signed.
"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 ICVWD). The combined plans shall be signed by
CVWD prior to their submittal for the City Engineer'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 City
Engineer.
14. 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.
FINAL MAP(S) AND PARCEL MANS)
15 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 City Engineer. The files
shall utilize standard AutoCad menu choices so they may be fully retrieved into a
basic AutoCad program. At the completion of construction and prior to final
acceptance of improvements, the applicant shall update the files to reflect as -
constructed conditions including approved revisions to the plans.
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IMPROVEMENT AGREEMENT
16 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 Chapter 13, LQMC.
17. 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 City Engineer.
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.
18. 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 City
Engineer.
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 occupancy of permanent buildings
within the phase unless a construction sequencing plan for that phase is approved by
the City Engineer.
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).
This development is responsible for the following participatory improvements:
A. Underground installation of existing overhead utilities.
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B. Ultimate improvements to the applicant's side of S.R. 111 including half of a
raised landscape median (if Caltrans will not allow the widening concurrently
with construction of this development).
C. A raised landscape median on Dune Palms Road.
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. The applicant shall conduct a thorough preliminary geological and soils engineering
investigation and shall submit the report of the investigation ("the soils report") with
the grading plan.
24. A grading plan, which may be combined with the on -site paving and drainage plan,
shall be prepared by a registered civil engineer and must meet the approval of the City
Engineer prior to issuance of a grading permit. 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.
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. The document shall list, in tabular form, the pad
elevations approved on the grading plan, the as -built elevation, and the difference
between the two, if any.
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DRAINAGE
26. Stormwater falling on site during the peak 24-hour period of a 100-year storm shall
be retained within the development. The tributary drainage area shall extend to the
centerline of public streets adjacent to the development.
27. Nuisance water and storm water shall be retained in retention basin(s) or other
approved retention infiltration system(s). In design of retention facilities, the soil
percolation rate shall be considered to be zero unless the applicant provides
site -specific data that indicates otherwise.
28. If retention is in an open basin, 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.
29. Retention basin slopes shall not exceed 3:1 and depth shall not exceed six feet.
30. No fence or wall shall be constructed around retention basins except as approved by
the Community Development Director and the City Engineer.
31. The development shall be graded to permit storm flow in excess of retention capacity
to flow out of the development through a designated overflow outlet and into the
historic drainage relief route.
32. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
UTILITIES
33. Prior to approval of any final map, issuance of a certificate of compliance for a waived
final map, or construction of associated common drainage improvements, the
applicant/developer shall obtain permission from Desert Sands Unified School District
for drainage of stormwater from this property to retention facilities on that agency's
property.
34. If stormwater retention in the area proposed for recreational vehicle parking is
permitted by the City, the retention depth shall not exceed eight (8) inches.
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35. 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.
36. 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 City
Engineer.
STREET AND TRAFFIC IMPROVEMENTS
37. The following minimum street improvements shall be constructed to conform with the
General Plan street type noted in parentheses:
A. State Route 111 - Major Arterial:
1) Street Improvements - Construct ultimate improvement on applicant's half
of street as required by Caltrans. This work shall include a raised
landscape median and six -foot -wide sidewalk. If Caltrans requires that all
or a portion of the improvements be delayed until a later date, the applicant
shall secure this obligation as a participatory improvement.
2) Traffic Signal at S.R. 111 and Dune Palms - relocate mast arm and pole to
the ultimate location for fully -improved street conditions. It is anticipated
that this work will require new pole and mast arm equipment. Make other
modifications to signal as necessary to accommodate street improvements
constructed with this development.
B. Dune Palms Road - Primary Arterial:
11 Construct ultimate improvement on applicant's side of street including a
six -foot -wide sidewalk. The applicant's half of the raised landscape median
is a participatory improvement which will be constructed by others.
Bus turnouts, acceleration/deceleration lanes, and/or other features contained in the
approved construction plans may warrant additional street widths or other measures
as determined by the City Engineer.
The City Engineer may require improvements extending beyond development
boundaries such as, but not limited to, pavement elevation transitions, street width
transitions, or other incidental work which will ensure that newly constructed
improvements are safely integrated with existing improvements and conform with the
City's standards and practices.
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38. Access points and turning movements of traffic shall be restricted as follows:
A. State Route 111 - One 28' wide right-in/right-out drive at the east boundary of
this development. The applicant; developer shall grant a reciprocal access
easement to allow the easterly property access to this driveway. Any
modifications necessary and directly related to achieving a shared access
situation shall be reviewed by City staff for compliance with applicable
conditions and City standards. Upon development of the east property, this
driveway shall be relocated to provide 50% coverage on each property, and be
done as part of the east property's improvement requirements.
B. Dune Palms Road - Three access drives as follows:
11 One 30' right -in right -out drive centered approximately 360' south of the
centerline of S.R. 111 right of way.
2) One 30' right-in:right-out!left-in drive centered approximately 620' south
of the centerline of S.R. 111.
3) One 40' full -access reciprocal access drive at the south end of the
development which shall straddle the boundary line with the property to
the south.
39. Improvements shall include all appurtenances such as traffic signs, channelization
markings and street name signs.
40. 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 mix designs for road base, Portland cement concrete and
asphalt concrete, including complete mix design lab results, for review and approval
by the City. Construction operations shall not be scheduled until mix designs are
approved.
41. The applicant shall provide public transit amenities as required by Sunline Transit
and/or the City Engineer.
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LANDSCAPING
42. The applicant shall provide landscape improvements in the perimeter setback areas
along Dune Palms Road and S.R. 111.
43. Landscape and irrigation plans for landscaped lots, landscape setback areas, medians,
and retention basins shall be prepared by a licensed landscape architect.
Revised landscape and irrigation plans shall be approved by the Planning Commission.
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 City
Engineer, the Coachella Valley Water District, and the Riverside County Agricultural
Commissioner.
44. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas
outside the right of way.
45. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no lawn or
spray irrigation within 5-feet of curbs along public streets.
46. The applicant shall ensure that landscaping plans and utility plans are coordinated to
provide visual screening of above -ground utility structures.
QUALITY ASSURANCE
47. The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
48. 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.
49. Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all plans which were 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. The applicant shall
revise the improvement plan computer files previously submitted to the City to reflect
the as -constructed condition.
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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 plan checking and permits.
51. 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, as may be applicable to this application.
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