PCRES 1997-016RESOLUTION 97- 016
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING APPROVAL OF TENTATIVE
TRACT MAP 28498 TO ALLOW A 96-LOT SINGLE
FAMILY RESIDENTIAL SUBDIVISION ON
APPROXIMATELY 27.22 ACRES
CASE NO.: TTM 28498
APPLICANT: T.D .DESERT DEVELOPMENT
WHEREAS, the Planning Commission of the City of La Quinta, California, did
on the 25th day of February, 1997, hold a duly noticed Public Hearing to consider the
request of T.D. Desert Development for approval of a Tentative Tract Map to create 96
single family lots on 27.22 acres in the RL zone located north and east of the intersection
of Sagebrush Avenue and Date Palm Drive, more particularly described as:
Tract 25154
WHEREAS, said Tentative Map has complied with the requirements of "The
Rules to Implement the California Environmental Quality Act of 1970" as amended
(Resolution 83-63). The Community Development Department has prepared Environmental
Assessment 96-336 for this project which states the project will not have a significant
impact on the environment based on conditions and a Negative Declaration of Environment
should be certified; 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 28498:
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. The project density is 3.5 dwellings per
acre which is under the maximum level for the LDR District. Tentative Tract 28498
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 at least 7,200 sq. ft. The proposed lots are larger than the
minimum. Future housing will be consistent with the provisions of the Zoning Code
PCF-ES-TT28498
Resolution 97-016
(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 installed 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 Sagebrush Avenue and from Rancho
La Quinta. The density and design standards for the tract 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.
Most of the improvements for the tract have been installed in conjunction with Tract
25154 in the early 1990's pursuant to the requirements at that time. Thus, there will
be no impact to fish, wildlife, or their habitat.
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.
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 tract will be a part of Rancho La Quinta which is
a private gated community limiting access to the general public.
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;
PCRES-TT28498
Resolution 97-016
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 of Tentative Tract Map 28498 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 February 1997, by the following vote, to wit:
AYES: Commissioners Butler, Newkirk, Tyler, Woodard, and Chairman Abels.
NOES: Commissioner Gardner.
ABSENT: Commissioner Seaton.
ABSTAIN: None.
ATTEST:
RY HERI
of La Qu
PCRES-TT28498
QUFS ABELS, Chairman
of a Quinta, California
Community Development Director
California
CONDITIONS OF APPROVAL- ADOPTED
TENTATIVE TRACT MAP 28498
T. D. DESERT DEVELOPMENT
CONDITIONS OF APPROVAL
Upon their approval by the City Council, the City Clerk is authorized to file these
Conditions of Approval with the Riverside County Recorder's Office for recordation
against the properties to which they apply (Tract 25154).
2. This Tentative Tract Map shall comply with all requirements and standards of the
Municipal Code and Subdivision Ordinance requirements, unless otherwise modified
herein by the following conditions. This map shall expire two years after approval by the
City Council unless extended pursuant to the provisions of the Subdivision Ordinance.
The applicant shall obtain permits and/or clearances from the following public agencies; as
needed:
- 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)
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 "DES 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 the proposed Storm Water Pollution Protection Plan for review by the Public Works
Department.
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.
5. Plans for layout and design for the entry gate shall be approved by the Public Works and
Community Development Departments prior to approval of the final map by the City
Council.
p:AstanVt29499. "I)d
PROPERTY RIGHTS
6. 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
parcel map or a waiver of parcel 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.
7. Prior to approval of a final map, parcel map or grading plan and prior to 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
grading, retaining wall construction, permanent slopes, or other encroachments are to
occur.
8. 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.
9. 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.
Dedications required of this development include:
A. Lots B, C, D, E, & F - Private Streets
10. The applicant shall dedicate 10400t public utility easements contiguous with and along
both sides of all private streets.
11. The applicant shall vacate abutter's rights of access to the following streets from lots
abutting the streets:
A. Lot A - Access to this street shall be restricted to the gated entry/exit at Lot B.
12. 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.
pAstan\tt2949u.Nqid
13. The applicant shall cause no easements to be granted or recorded over any portion of
this property between the date of approval by the City Council and the date of
recording of any final map(s) covering the same portion of the property unless such
easements are approved by the City Engineer.
FINAL MAP(S) AND PARCEL MAP(S)
14. 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.
WKWOMM-91211M, Me
15. Improvement plans submitted to the City for plan checking shall be submitted on 24" x
36" media in the categories of "Precise Grading," "Streets & Drainage," and
"Landscaping." Grading, street and drainage plans shall be prepared by professional
engineers registered to practice in California. Landscaping plans shall be prepared by
licensed landscape architects. All plans except precise grading plans shall have
signature blocks for the City Engineer. 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.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike paths,
gates and entryways, and parking lots.
"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.
16. The City may maintain standard plans, details and/or constriction notes for elements of
constriction. For a fee established by City resolution, the applicant may acquire
standard plan and/or detail sheets from the City.
17. When final plans are approved by the City, and prior to approval of the final map, the
applicant shall furnish accurate AutoCad files of the complete, approved plans on
storage media 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.
p:\stan\n28499.wpd
18. The applicant shall construct improvements and/or satisfy obligations, or furnish an
executed, 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 shall remain in effect until explicitly waived, reduced or released by the City
regardless of the passage of time, changes to or expiration of the improvement
agreement or failure of the secured party to make premium payments or fulfill other
obligations to the surety. Reductions and releases of security shall conform with
Chapter 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.
19. 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.
20. 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 completion of homes or occupancy of
permanent buildings within the phase unless a construction sequencing plan for that
phase is approved by the City Engineer.
21. If improvements are phased with multiple final maps or other administrative approvals
(plot plans, 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 City Engineer.
p:\stan\tt48499. wpd
22. The applicant shall pay cash or provide security in replacement of existing security held
by the City to guarantee cash payment of applicant's required share of improvements
which have been or will be constructed by others (participatory improvements).
Security provided for participatory improvements shall not expire until the applicant's
participation is satisfied or the security requirement is explicitly waived by the City.
Participatory improvements for this development include:
A. Twenty five percent (25 %) of the cost of a traffic signal at the intersection of
Sagebrush and Washington Streets.
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.
23. 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.
24. 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.
25. Prior to issuance of building permits, the applicant shall provide building pad elevation
certifications which are stamped and signed by a California registered civil engineer or
surveyor. The document shall list, by lot number, the pad elevation(s) approved on the
grading plan, the as -built elevation(s), and the difference between the two, if any.
M ' : ►/:MN
26. If CVWD approves, and the applicant utilizes, direct drainage of stormwater to the
Bear Creek Channel, the Homeowners' Association for this development shall be
responsible for any sampling and testing of effluent which may be required under the
City's NPDES Permit and for any other obligations and/or expenses which may arise
from the direct discharge of the development's stormwater to the channel including but
not limited to installation of first -flush storage, oil/water separation devices, and/or
other screening or pretreatment method(s) to minimize conveyance of contaminants to
off -site locations. The tract CC & Rs shall reflect the existence of this potential
obligation.
p:AstarsAtt28499,�kpd
STREET AND TRAFFIC IMPROVEMENTS
27. The City is contemplating adoption of a major thoroughfare improvement program. If
the program is in effect 60 days prior to recordation of any final map or issuance of a
certificate of compliance for any waived final map, the development or portions thereof
may be subject to the provisions of the ordinance.
If this development is not subject to a major thoroughfare improvement program, the
applicant shall be responsible for all street and traffic improvements required herein.
28. The following minimum street improvements shall be constructed to conform with the
General Plan street type noted in parentheses:
A. OFF -SITE STREETS
1. Twenty Five Percent of the cost of a Traffic Signal at Sagebrush and
Washington Streets - Participatory Improvement.
B. PRIVATE STREETS AND CULS DE SAC
Gate and entry modifications at the interface of Lot A and Lot B
(Sagebrush).
2. Lot F (access to RLQ).
29. Improvements shall include all appurtenances such as traffic signs, channelization
markings and devices, raised medians if required, street name signs, sidewalks, and
mailbox clusters approved in design and location by the U.S. Post Office and the City
Engineer. Mid -block street lighting is not required.
30. 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.
31. Improvement plans shall be prepared for all on- and off -site streets and access gates.
Improvements shall be designed and constructed in accordance with the LQMC,
adopted standard and supplemental drawings and specifications, and as approved by the
City Engineer.
pismnAa29498_%�pd
32. Street right of way geometry for cuts de sac, 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.
33. All streets proposed to serve residential or other access driveways shall be designed and
constructed with vertical 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.
34. Street pavement sections shall be designed using the Caltrans procedure for a 20-year
life and shall consider site -specific data including soil strength and anticipated traffic
loading (including construction and home building activity). If streets are initially
constructed with only a portion of the full thickness of pavement, the following shall
apply:
A. The pavement design shall consider the effect of construction and other traffic
loadings on the partial pavement for the maximum period of time the applicant
desires to delay the final lift.
B. If the delayed lift is less than 11/2" in thickness, the lift shall not be placed
between October 15 and March 15 unless approved by the City Engineer.
Minimum structural sections for A.C. pavement 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 at the time proposed for
constriction) aggregate gradation test results to 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.
35. 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 open access routes to those buildings. If on -site streets are
p:\stan\tQ9499, mpd
initially constructed with only a portion of the full thickness of pavement, the applicant
shall complete the pavement when directed by the City but in any case prior to final
inspections of any of the final ten percent of homes within the tract (see provisions of
above condition on street pavement sections).
36. Perimeter walls and required landscaping for the entire perimeter to be enclosed shall be
constructed prior to final inspection and occupancy of any homes within the tract unless
a phasing plan or construction schedule is approved by the City Engineer.
_ 37. The applicant shall provide landscape improvements in the perimeter setback areas or
lots along the following streets:
A. Lot A (Sagebrush)
B. Lot F (access to RLQ)
38. Landscape and irrigation plans shall be prepared for landscaped lots, landscape setback
areas, common areas, medians, perimeter parkways, retention basins, and park facilities.
The plans shall be submitted to the Public Works Department for plan checking. The
plans are not approved for construction until they have been approved by the Community
Development Department and signed by the City Engineer, the Coachella Valley Water
District, and the Riverside County Agricultural Commissioner.
39. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas
outside the right of way.
40. 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.
41. The applicant shall ensure that landscaping plans and utility plans are coordinated to
provide visual screening of above -ground utility structures.
QUALITY ASSURANCE
42. The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
43. The subdivider shall arrange and bear the cost of measurement, sampling and testing not
included in the City's permit inspection program but which are required by the City as
evidence that materials and their placement comply with plans and specifications.
pAstan\t t2 84 9 9. wpd
44. The applicant shall utilize qualified California -registered civil engineers, geotechnical
engineers, or land surveyors, as appropriate, to provide, or have their agents provide,
sufficient supervision and verification of the construction to be able to furnish and sign
accurate record drawings.
45. 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.
The applicant shall submit revised AutoCad files of the improvements as constructed.
46. The applicant shall form a homeowners' or property owners' association (HOA) with
responsibility for maintenance of improvements which the City does not or, in the future
may not, maintain. For public -street (ungated) developments, the HOA may currently
function in standby status to assume maintenance of stormwater retention basins and
perimeter landscaping if state or federal laws or other circumstances interfere with the
City's ability to fund those services, and to assume responsibilities associated with
discharge of stormwater directly or indirectly to waterways subject to the Clean Water
Act and the National Pollution Discharge Elimination System.
47. For private (gated) developments, the applicant shall make provisions for continuous
maintenance of drainage, landscaping and on -site street improvements. The applicant
shall maintain off -site public improvements until final acceptance of improvements by
the City Council.
48. The applicant shall provide a recommended maintenance booklet for streets, landscaping,
perimeter walls, drainage facilities, and/or other improvements to be maintained by the
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.
s ••
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.
plstinAtt28499. �spd