PCRES 1998-058PLANNING COMMISSION RESOLUTION 98-058
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF TENTATIVE TRACT
28867 TO RECONFIGURE 92 EXISTING RESIDENTIAL
LOTS INTO 124 RESIDENTIAL LOTS, LOCATED WITHIN
TRACT MAP 28470, SOUTH OF CLARET COVE AND
TALKING ROCK TURN, AND EAST OF AVENIDA
BERMUDAS
TENTATIVE TRACT 28867
WINCHESTER DEVELOPMENT COMPANY, LLC
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 28T" day of July, 1998, hold a duly -noticed Public Hearing as requested
by Winchester Development Company, LLC, on proposed Tentative Tract 28867,
generally located south Claret Cove and Talking Rock Turn and east of Avenida
Bermudas, more particularly described as follows:
LOTS 95 and a portion of Lot "I" and a portion of that
land shown as Remainder on Tract 28470-1, MB 263/76-90,
and Lots 8, 9, 10, and 11 of Tract 28470-2, MB 266/57-60.
WHEREAS, said Environmental Assessment has complied with the
requirements of 'The Rules to Implement the California Environmental Quality Act of
1970" as amended, Resolution 83-63, in that the Community Development Director
has conducted an Initial Study (Environmental Assessment 98-360) and has
determined that although the proposed project could have a significant adverse impact
on the environment, there would not be a significant effect in this case, because
appropriate mitigation measures were made a part of the Conditions of Approval for
Tentative Tract 28867, and a Mitigated Negative Declaration of Environmental Impact
will be filed; and,
WHEREAS, at said Public Hearing, upon hearing and considering all testimony
and arguments of all interested persons desiring to be heard, said Planning
Commission did make findings to justify the recommendation to the City Council for
approval of Tentative Tract 28867:
1. Tentative Tract 28867 is consistent with the Low Density Residential land use
goals and objectives of the La Quinta General Plan, in that they are in keeping
with Goal 2-1 to develop low density residential areas with generous areas of
open space.
P: \peresTT28867tra d. wpd
Planning Commission Resolution 98-058
2. The subject site is physically suitable for Tentative Tract 28867 in that the slope
and topographic relief of the project site is relatively flat, and the soil type is
suitable for residential development.
3. Tentative Tract 28867 is consistent with the development standards of the Low
Density Residential (RL) Zoning District, which permits minimum lot sizes of
7,200 square feet, and the proposed minimum lot size for Tentative Tract
28867 will be 13,904 square feet.
4. Proposed Tentative Tract 28867 is not likely to cause public health problems as
the project has been reviewed by the Fire Department and the Building & Safety
Department for those specific issues.
5. The design of Tentative Tract 28867 will not conflict with existing public
easements, as the project has been designed around, and with consideration
for, these easements.
NOW THEREFORE, BE IT RESOLVED by the Planning Commission for the
City of La Quinta, California, as follows:
1. That the above recitations are true and correct and constitutes the findings of
the Planning Commission in this case;
2. That it does hereby recommend to the City Council approval of Tentative Tract
28867 subject to the subdivision Conditions of Approval attached hereto and
on file in the Community Development Department.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
Planning Commission, held on this 28" day of July, 1998, by the following vote, to
wit:
AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman Tyler.
NOES: None
ABSENT: None
ABSTAIN: None 4evlllx--�
ROBERT TYLE , Chairman
City of La Quinta, California
P AperesTT28867trad. wpd
Planning Commission Rcsolution 9M58
ATTEST:
JERfIHER AN, Community Development Director
City Of La QYjinta, California
P AperesTT28867trad. wpd
PLANNING COMMISSION RESOLUTION 98-058
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 28867 - TRADITION
JULY 28, 1998
Upon their approval by the City Council, the City Clerk is directed to file these
Conditions of Approval with the Riverside County Recorder for recordation against
the properties to which they apply.
2. The applicant agrees to indemnify, defend and hold harmless the City of La Quinta
in the event of any legal claim or litigation arising out of the City's approval of this
project. The City of La Quinta shall have sole discretion in selecting its defense
counsel
3. Tentative Tract Map 28867 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).
4. 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 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.
The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit. For projects requiring project -specific 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 the
proposed Storm Water Pollution Protection Plan for review by the Public Works
Department.
P:\LESLOTT28867-conditions Page 1 of 11
Planning Commission Resolution 98-058
Conditions of Approval - TT 28867 - Adopted
July 28, 1998
5. All easements, rights of way and other property rights required of the tentative map
or easements which will diminish access rights 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.
Conferrals shall include irrevocable offers to dedicate or grant easements to the City
for emergency vehicles and for access to and maintenance, construction, and
reconstruction of essential improvements located on street, drainage or common lots
or within utility easements.
6. 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 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.
S. The applicant shall dedicate 10-foot public utility easements contiguous with and
along both sides of all private streets.
9. The applicant shall dedicate any easements necessary for placement of and access
to utility lines and structures, drainage basins and common areas.
L ..
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 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.
If the map was not produced in AutoCad or a file format which can be converted to
AutoCad, the City Engineer may accept raster -image files.
PALESLIE\TT28867-conditions Page 2 of 17
Planning Commission Resolution 98-058
Conditions of Approval - TT 28867 - Adopted
July 28, 1998
11. 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.
12. 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.
IMPROVEMENT AGREEMENT
13. 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.
14. 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.
PALESLIE\TT28867-conditions Page 3 of 11
Planning Commission Resolution 98-058
Conditions of Approval - TT 28867 - Adopted
July 28, 1998
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, 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.
15. 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.
If the applicant fails to construct improvements or satisfy obligations in a timely
manner or as specified in an approved phasing plan, the City shall have the right to
halt issuance of building permits, completion of final inspections on buildings, or
otherwise withhold approvals related to the development of this project until the
applicant makes satisfactory progress on the improvements or obligations or has
made other arrangements satisfactory to the City.
16. 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.
17. This tentative map shall remain subject to existing reimbursement agreements and
participatory improvement requirements associated with the underlying tentative
map.
GRADING
18. 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.
P:\LESLIE\TT28867-conditions Page 4 of 11
Planning Commission Resolution 98-058
Conditions of Approval - TT 28867 - Adopted
July 28, 1998
19. Prior to occupation of the project site for construction purposes, the applicant shall
obtain a Fugitive Dust Control permit in accordance with Chapter 6.16, LQMC. The
application for the permit shall include a Fugitive Dust Control Plan and security, in
a form acceptable to the City, in an amount sufficient to guarantee compliance with
the provisions of the permit.
20. The applicant shall comply with the City's Flood Protection Ordinance.
21. 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.
22. Prior to issuance of a grading permit, the applicant shall submit a grading plan
meeting the approval of the City Engineer. 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. 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.
23. The applicant shall obtain approval of the grading plan from CVWD.
24. The applicant shall endeavor to minimize differences in elevation at the interface of
this development with abutting properties and of separate tracts and lots within this
development. Building pad elevations on contiguous lots shall not differ by more
than three feet except for lots within a tract, but not sharing common street frontage,
where the differential shall not exceed five feet. If compliance with this requirement
is impractical, the City will consider and may approve alternatives which minimize
safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with
the grade differential.
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.
DRAINAGE
26. Drainage shall comply with the approved hydrology and drainage plans for Tract
28470 unless the applicant submits revised plans for checking and approval by the
City Engineer.
P:LLESURTT28867-conditions Page 5 of 11
Planning Commission Resolution 98-058
Conditions of Approval - TT 28867 - Adopted
July 28, 1998
UTILITIES
27. All existing and proposed utilities within or adjacent to the proposed development
shall be installed underground. Power lines exceeding 34.5 kv are exempt from this
requirement.
28. 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.
TREET AND TRAFFIC IMPROVEMENT
29. 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.
30. The following minimum street improvements shall be constructed to conform with the
General Plan street type noted in parentheses:
A. OFF -SITE STREETS
This property shall remain subject to the off -site street requirements of
underlying Tract 28470 and agreements made pursuant thereto.
B. PRIVATE STREETS AND CULS DE SAC
1) Primary circulation streets - 36' wide
2) Residential - 36 feet wide if double loaded (buildings on both sides), 32
feet if single loaded
3) Cul de sac curb radius - 38'
Features contained in the approved construction plans may warrant additional street
widths or other improvements as determined by the City Engineer.
PALESLIEM28867-conditions Page 6 of 11
Planning Commission Resolution 98-058
Conditions of Approval - TT 28867 - Adopted
July 28, 1998
31. Access points and turning movements of traffic shall conform with the approved
access plan for Map 28470.
32. 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 City
Engineer. Mid -block street lighting is not required.
33. The City Engineer may require improvements extending beyond subdivision
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.
34. 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.
35. Street right of way geometry for cul-de-sacs, knuckle turns and comer cut -backs shall
conform with Riverside County Standard Drawings #800, #801, and #805
respectively unless otherwise approved by the City Engineer.
36. 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.
37. 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). The minimum
structural section for A.C. pavement shall be 3.0" a.c./4.50" a.b. (residential) and
4.0"/5.00" (collector).
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 construction) 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.
PALESLIE\TT28867-conditions Page 7 of 11
Planning Commission Resolution 98-058
Conditions of Approval - TT 28867 - Adopted
July 28, 1998
38. Final inspection and occupancy of homes or other permanent buildings within the
development will not be approved until the homes or permanent buildings have
improved access, including street improvements, traffic control devices and street
name signs, to publicly -maintained streets, and have restored the curbing at any
unused curb cuts along the property's street frontage. If on -site streets are 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).
LANDSCAPING AND WALLS
39. This tentative map shall remain subject to the off -site landscaping and wall
requirements of Tract 24870.
40. Landscape and irrigation plans shall be prepared for landscaped lots, common areas
and retention basins. 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.
41. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer.
42. The applicant shall ensure that landscaping plans and utility plans are coordinated
to provide visual screening of above -ground utility structures.
15611MINVOM41111�'►
43. The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
44. 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 to provide evidence that materials and their placement comply with plans
and specifications.
45. 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.
P:\LESLIE\TT28867-conditions Page a of 11
Planning Commission Resolution 98-058
Conditions of Approval - TT 28867 - Adopted
July 28, 1998
46. 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 computer files of the improvements as
constructed.
47. Fire hydrants in accordance with CVWD Standard W-33 shall be located at each
street intersection spaced not more than 330 feet apart in any direction with no
portion of any lot frontage more than 165 feet from a fire hydrant. Minimum fire flow
shall be 1000 gpm for a two hour duration at 20 psi. Blue dot reflectors shall be
mounted in the middle of streets directly in line with fire hydrants.
48. Applicant/developer will provide written certification from the appropriate water
company that the required fire hydrant(s) are either existing or that financial
arrangements have been made to provide them.
49. Prior to recordation of the final map, applicant/developer will furnish one blueline
copy of the water system plans to the Fire Department for review/approval. Plans will
conform to the fire hydrant types, location and spacing, and the system will meet the
fire flow requirements. Plans will be signed/approved by a registered civil engineer
and the local water company with the following certification: "I certify that the
design of the water system is in accordance with the requirements prescribed
by the Riverside County Fire Department."
50. 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.
51. 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.
52. Prior to recordation of the final map, the applicant shall provide an alternate or
secondary access road to the remote end of Del Gato Drive. The roadway shall be
a minimum 20 feet wide and shall be all-weather, hard surface material capable of
supporting 40,000 pounds over two axles over the entire width.
PALESURTT28867-conditions Page 9 of 11
Planning Commission Resolution 98-058
Conditions of Approval - TT 28867 - Adopted
July 28, 1998
MAINTENANCE
53. The applicant shall make provisions for continuous maintenance of improvements
until expressly relieved of the responsibility by the City.
54. 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 shall 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.
FEES AND DEPOSITS
55. 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.
56. Seven lots between Lots 50 and 68 along Del Gato Drive shall have 100-foot widths.
57. For a distance of 150-feet east of the ultimate right-of-way of Avenida Bermudas,
single family residences shall be restricted to a maximum of 17-feet in height,
excluding any roof projections (chimneys, etc.) Which are subject to the requirements
of the Zoning Ordinance for all lots abutting Del Gato and parallel to Avenida
Bermudas.
P:\LESUE\TT28867-conditions Page 10 of 11