PCRES 1998-090PLANNING COMMISSION RESOLUTION 98-090
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF A ONE YEAR EXTENSION OF TIME
FOR TENTATIVE TRACT MAP 23773 (PHASES 4-7)
ALLOWING 77 SINGLE FAMILY RESIDENTIAL LOTS
ON APPROXIMATELY 20.95-ACRES
CASE NO.: TENTATIVE TRACT MAP 23773, EXTENSION #1
APPLICANT: CENTURY-CROWELL COMMUNITIES
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 81h day of December, 1998, hold a duly noticed Public Hearing for a one
year time extension for 77 single family lots and private streets on 20.95-acres (Tract
Phases 4-7), generally located 110-feet north of Aurora Way and 250-feet west of
Adams Street, more particularly described as:
Portion of the S1/2 SEY< of Section 18, T5S, R7E, SBBM
(APN: 609-08-017)
WHEREAS, the City Council of the City of La Quinta, California, did on
the 1" day of October, 1996, approve a request to subdivide 28.4 acres into 101
single family lots (Tract Phases 2-7), generally on the north side of Fred Waring Drive
and east of Adams Street under Resolution 96-79; and
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 City Council certified a Negative Declaration
(Environmental Assessment 96-327) for this project on October 1, 1996. No map
changes are proposed; therefore, no additional environmental review is warranted;
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 one year time extension for Tentative Tract
Map 23773 (Phases 4-7):
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 General Plan. The project density is 3.6
dwellings per acre for Phases 4-7 which is under the maximum level for the
LDR District. Tentative Tract 23773 (Phases 4-7) is consistent with the goals,
policies and intent of the La Quinta General Plan Land Use Element (Chapter 2)
provided conditions are met.
RESOPC23773x - 28
Resolution 98-090
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
Zoning Code (e.g., Chapter 9.30.030, etc.) 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 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 1996. Mitigation fees and environmental studies (i.e.,
archaeological and noise) were completed as required prior to development of
the project in 1989. In 1996, a new Cultural Resources Report was required
for Tract Phases 2-7 because the original study was more than five years old.
The 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.
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.
RESOPC23773x - 28
Resolution 98-090
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 a one year time
extension for Tentative Tract Map 23773 (Phases 4-7) 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 8'h day of December, 1998, by the
following vote, to wit:
AYES: Commissioners Abels, Kirk, Robbins, and Chairman Tyler.
NOES: None
ABSENT: Commissioner Butler.
ABSTAIN: None.
v
ROBERT T. TYL R, Chairman
City of La Quinta, California
ATTEST:
IY HE -XN, Community Development Director
of La Quinta, California
RSSOPC23773x - 28
PLANNING COMMISSION RESOLUTION 98-090
_ CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 23773, EXTENSION #1 (PHASES 4-7)
DECEMBER 8, 1998
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 Number 609-080-017).
2. Tentative Tract Map 23773 (Extension 41) 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 one year after acceptance by the City Council unless extended pursuant to the
provisions of the Subdivision Ordinance (Chapter 13. I2.150(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.
Cond TM 23773X - 29
Resolution 98-090
Tentative Tract Map 23773, Ext.Nl
December 8, 1998
ROPERTY RIGHT
5. 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 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.
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 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($)
covering the same portion of the property unless such easements are approved by the Public Works
Director. 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 of the map.
FINAL MAP(Sl
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.
Resolution 98-090
Tentative Tract Map 23773, Ext.#1
December 8, 1998
"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 Director of Public Works. The files shall utilize
standard AutoCad menu choices so they may be fully retrieved into a basic AutoCad program. If the
plans were not produced in AutoCad or a file format which can be converted to AutoCad, the City
Engineer may accept raster -image files of the plans.
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 Works
Director.
CondTTM 23773X - 29 ';
Resolution 98-090
Tentative Tract Map 23773, Ext.#1
December 8, 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 television 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.
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 ofa raised, landscaped median on Fred Waring Street from Adams Street to the west
boundary of Tract 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.
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.
Condl'rM 23773X - 29 4
Resolution 98-090
Tentative Tract Map 23773, Extkl
December 8, 1998
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.
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.
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 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 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.
CondTTM 23773X - 29 5
Resolution 98-090
Tentative Tract Map 23773, Ext.#1
December 8, 1998
IJTILITIES
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):
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 tight -of -way geometry for cul-de-sacs, knuckle turns and corner cut -backs shall conform with
Riverside County Standard Drawings #800, #801, and #805 respectively unless otherwise approved
by the Public Works Director.
CondTTM 23773X - 29
Resolution 98-090
Tentative Tract Map 23773, Ext.#1
December 8, 1998
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.
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 Public Works Director. 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 5:1 within public rights -of -way and 3:1 in landscape areas outside the right-
of-way.
CondTrM 23773X - 29 7
Resolution 98-090
Tentative Tract Map 23773, Ext.#1
December 8, 1998
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 18-inches
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.
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.
CondTiM 23773X - 29
Resolution 98-090
Tentative Tract Map 23773, Ext.#1
December 8, 1998
FIRE DEPARTMENT
53. Schedule A fire protection approved Super fire hydrants (6" X 4" X 2'/ " X 21/2") 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.
57. If buried cultural materials are discovered during construction, work in that area shall be diverted
until a qualified archaeologist can evaluate the nature and significance of the finds.
MISCELLANEOUS
58. The residence layout shall comply with all the RL Zoning Code requirements.
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". Pisces "Way", Orion "Way," and Morningstar "Way" shall be deleted and replaced with
"Court".
CondTTM 23773X - 29 9