PCRES 1999-077PLANNING COMMISSION RESOLUTION 99-077
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
APPROVING A TENTATIVE PARCEL MAP TO
SUBDIVIDE 4.22 GROSS ACRES IN THE LOW
DENSITY RESIDENTIAL ZONING DISTRICT INTO
TWO PARCELS LOCATED AT THE NORTHEAST
CORNER OF MILES AVENUE AND ADAMS STREET.
CASE NO.: TENTATIVE PARCEL MAP 29288
APPLICANT: MARK & DOROTHY HASTINGS (FIRST SCHOOL OF THE DESERT)
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 26"' day of October, 1999, hold a duly noticed Public Hearing at the request of
Mark and Dorothy Hastings to subdivide 4.22 gross acres in the Low Density Residential
Zoning District into two parcels generally located at the northeast corner of Miles Avenue
and Adams Street, more particularly described as:
I_\ u ► I [:11L 111115A 199I117
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 to approve said Tentative
Parcel Map 29288:
Finding Number 1 - Consistency with CEQA
Environmental Assessment 99-382 was prepared for the proposed preschool facility
with a recommended Mitigated Negative Declaration of Environmental Impact. With
the implementation of the recommended mitigation measures, impacts will be
mitigated to a level of insignificance.
Finding Number 2 - Consistency with the General Plan
The proposed tentative parcel map is consistent with the City's General Plan with
the implementation of Conditions of Approval to provide for adequate stormwater
drainage for both parcels.
Finding Number 3 - Consistency of Design and Improvements
The design and improvements of the proposed subdivision is consistent with the
City's General Plan, with the implementation of recommended conditions of
approval to ensure proper sidewalk widths and location, and timing of their
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Planning Commission Resolution 99-077
Tentative Parcel Map 29288
construction.
Finding Number 4 - Consistency of Public Easements
As conditioned, the design of the subdivision and type of improvements, acquired
by the public at large, for access through or use of property within the proposed
subdivision are consistent with General Plan requirements for such easements.
Finding Number 5 - Public Health and Safety
The design of the subdivision and type of improvements are not likely to cause
serious public health problems, in that this issue was considered in Environmental
Assessment 99-382, in which no significant health or safety impacts were identified
for the proposed project.
Finding Number 6 - Suitability of Site
The site of the proposed subdivision is physically suitable for the proposed
preschool facility development and any future residential development as slopes do
not exceed 20% and there are no identified geological constraints on the property
that would prevent development.
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 hereby require compliance with those mitigation measures required for
Tentative Parcel Map 29288;
3. That it does approve Tentative Parcel Map 29288 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 26th day of October, 1999, by the following vote, to wit:
AYES: Commissioner Butler, Robbins, Tyler and Chairman Kirk
NOES: None
ABSENT: Commissioner Abels
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Planning Commission Resolution 99-077
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ABSTAIN: None
OTTOKIRK, Chairman
Quinta, California
ATTEST:
4Y HERMAN, Community Development Director
of La Quinta, California
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PLANNING COMMISSION RESOLUTION 99-077
FINDINGS AND CONDITIONS OF APPROVAL - FINAL
TENTATIVE PARCEL MAP 29288 - HASTINGS
OCTOBER 26, 1999
GENERAL CONDITIONS
The subdivider agrees to defend, indemnify, and hold harmless the City of La Quinta (the
"City'), its agents, officers and employees from any claim, action or proceeding to attack,
set aside, void, or annul the approval of this tentative map or any final map thereunder.
The City shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the subdivider of any claim, action or proceeding and shall
cooperate fully in the defense.
This tentative parcel map and any final maps thereunder shall comply with the
requirements and standards of §§ 66410 through 66499.58 of the California Government
Code (the Subdivision Map Act) and Chapter 13 of the La Quinta Municipal Code (LQMC).
3. Prior to the issuance of a grading, construction 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 (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
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 submit a copy of the CWQCB acknowledgment of the applicant's Notice of
Intent prior to issuance of a grading or site construction permit. The applicant shall ensure
that the required Storm Water Pollution Protection Plan is available for inspection at the
project site.
4. The applicant shall comply with the terms and requirements of the infrastructure fee
program in effect at the time of issuance of building permits.
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Tentative Parcel Map 29288 - Hastings
October 26, 1999
PROPERTY RIGHTS
5. Prior to approval of a final map, the applicant shall acquire or confer easements and other
property rights required of the tentative map or otherwise necessary for construction or
proper functioning of the proposed development.
6. The applicant shall dedicate or grant 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.
7. Right of way geometry for culs de sac, knuckle turns and corner cut -backs shall conform
with Riverside County Standard Drawings #801 and #805 respectively unless otherwise
approved by the City Engineer.
8. The applicant shall dedicate ten -foot public utility easements contiguous with and along
both sides of all private streets. The easements may be reduced to five feet with the
express concurrence of IID.
9. The applicant shall create perimeter setbacks along public rights of way as follows (listed
setback depth is the average depth if meandering wall design is approved):
A. Miles Avenue - 20 feet
B. Adams Street - 10 feet
The setback requirement applies to all frontage including, but not limited to, remainder
parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the
applicant shall dedicate blanket easements for those purposes.
10. The applicant shall dedicate easements necessary for placement of and access to utility
lines and structures, drainage basins, mailbox clusters, park lands, and common areas.
11. The applicant shall vacate abutter's rights of access to public streets and properties from
all frontage along the streets and properties except access points shown on the approved
tentative map.
12. The applicant shall furnish proof of 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.
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13. The applicant shall dedicate an easement or easements as necessary and as approved
by the City Engineer allowing Parcel 1 to install and maintain drainage facilities on Parcel
2.
14. 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 or notarized letters of consent from the property owners.
15. The applicant shall cause no easements to be granted or recorded over any portion of this
property between the date of approval of this tentative map 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 MASS) AND PARCEL MAP(S)
16. Prior to approval of a final map, the applicant shall furnish accurate AutoCad files of the
complete map, as approved by the City's map checker, on storage media acceptable to
the City Engineer. The files shall utilize standard AutoCad menu items so they may be
fully retrieved into a basic AutoCad program.
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.
IMPROVEMENT PLANS
As used throughout these conditions of approval, professional titles such as "engineer,"
"surveyor," and "architect" refer to persons currently certified or licensed to practice their
respective professions in the State of California.
17. Improvement plans shall be prepared by or under the direct supervision of qualified
engineers and landscape architects, as appropriate. Plans shall be submitted on 24" x 36"
media in the categories of "Rough Grading," "Precise Grading," "Streets & Drainage," and
"Landscaping." Precise grading plans shall have signature blocks for 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, entry
drives, gates, and parking lots. "Landscaping" plans shall normally include irrigation
improvements, landscape lighting and entry monuments. "Precise Grading" plans shall
normally include perimeter walls.
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Plans for improvements not listed above shall be in formats approved by the City
Engineer.
18. 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.
19. When final plans are approved by the City, 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 items 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.
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.
IMPROVEMENTS
20. The applicant shall construct perimeter improvements (landscaping and sidewalk) for each
parcel prior to final inspection or occupancy of any permanent building on the parcel. If
a parcel is further subdivided, the improvements shall be constructed as required in the
conditions of approval for that subdivision.
GRADING
21. The applicant shall furnish a preliminary geotechnical ("soils") report and a grading plan
prepared by a qualified engineer. The grading plan shall conform with the
recommendations of the soils report and be certified as adequate by a soils engineer or
engineering geologist. The plan must be approved by the City Engineer prior to issuance
of a grading permit. A statement shall appear on final maps (if any are required of this
development) that a soils report has been prepared pursuant to Section 17953 of the
Health and Safety Code.
22. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside
the right of way unless otherwise approved by the City Engineer.
23. The applicant shall endeavor to minimize differences in elevation at abutting properties
and between 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 or
parcel map, but not sharing common street frontage where the differential shall not exceed
five feet.
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The limits given in this condition are not an entitlement and more restrictive limits may be
imposed in the public hearing or plan checking process. If compliance with the limits is
impractical, however, the City will consider alternatives which minimize safety concerns,
maintenance difficulties and neighboring -owner dissatisfaction with the grade differential.
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. 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. The applicant shall maintain graded, undeveloped land to prevent wind and water erosion
of soils. The land shall be planted with interim landscaping or provided with other erosion
control measures approved by the Community Development and Public Works
Departments.
26. Prior to issuance of building permits, the applicant shall provide building pad certifications
stamped and signed by qualified engineers or surveyors. For each pad, the certification
shall list the approved elevation, the actual elevation, the difference between the two, if
any, and pad compaction. The data shall be organized by lot number and listed
cumulatively if submitted at different times.
DRAINAGE
The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the
following:
27. Prior to approval of a final map, the applicant shall furnish an approved design for
conveyance of stormwater between parcels one and two and, if allowed, for conveyance
to off -site facilities.
28. Stormwater falling on site during the peak 24-hour period of a 100-year storm (the design
storm) shall be retained within the development unless otherwise approved by the City
Engineer. The tributary drainage area shall extend to the centerline of adjacent public
streets.
29. Stormwater shall normally be retained in common retention basins. Individual -lot basins
or other retention schemes may be approved by the City Engineer for lots 2'/2 acres in size
or larger or where the use of common retention is impracticable. If individual -lot retention
is approved, the applicant shall meet the individual -lot retention provisions of Chapter
13.24, LQMC.
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30. Storm flow in excess of retention capacity shall be routed through a designated,
unimpeded overflow outlet to the historic drainage relief route.
31. Storm drainage historically received from adjoining property shall be retained on site or
passed through to the overflow outlet.
32. Retention facility design shall be based on site -specific percolation data which shall be
submitted for checking with the retention facility plans. The design percolation rate shall
not exceed two inches per hour.
33. Retention basin slopes shall not exceed 3:1. Maximum retention depth shall be six feet
for common basins and two feet for individual -lot retention.
34. Nuisance water shall be retained on site. In residential developments, nuisance water
shall be disposed of in a trickling sand filter and leachfield approved by the City Engineer.
The sand filter and leachfield shall be designed to contain surges of 3 gph/1,000 sq. ft. (of
landscape area) and infiltrate 5 gpd/1,000 sq. ft.
35, In developments for which security will be provided by public safety entities (e.g., the La
Quinta Safety Department or the Riverside County Sheriff's Department), retention basins
shall be visible from adjacent street(s). No fence or wall shall be constructed around
basins unless approved by the Community Development Director and the City Engineer.
UTILITIES
36. The applicant shall obtain the approval of the City Engineer for the location of all utility
lines within the right of way and all above -ground utility structures including, but not limited
to, traffic signal cabinets, electrical vaults, water valves, and telephone stands, to ensure
optimum placement for practical and aesthetic purposes.
37. Existing aerial lines and all proposed utilities within or adjacent to the proposed
development shall be installed underground. Power lines exceeding 34.5 kv are exempt
from this requirement.
38. Utilities shall be installed prior to overlying hardscape. For installation of utilities in
existing, improved streets, the applicant shall comply with trench restoration requirements
maintained or required by the City Engineer. The applicant shall provide certified reports
of trench compaction for approval of the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
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39, Public access to Parcel 1 shall be limited to a single driveway at the north end of the
parcel.
40. The applicant shall design street pavement sections using Caltrans' design procedure (20-
year life) and site -specific data for soil strength and anticipated traffic loading (including
construction traffic). Minimum structural sections shall be as follows (or approved
equivalents for alternate materials):
Residential & Parking Areas 3.0" a.c./4.50" a.b.
Collector 4.0' /5.00"
Secondary Arterial 4.0"/6.00"
Primary Arterial 45 /6.00"
Major Arterial 5.6 /6.50"
41. The applicant shall submit current mix designs (less than two years old at the time of
construction) for base, asphalt concrete and Portland cement concrete. The submittal
shall include test results for all specimens used in the mix design procedure. For mix
designs over six months old, the submittal shall include recent (less than six months old
at the time of construction) aggregate gradation test results confirming that design
gradations can be achieved in current production. The applicant shall not schedule
construction operations until mix designs are approved.
42. The City will conduct final inspections of homes and other habitable buildings only when
the buildings have improved street and (if required) sidewalk access to publicly -
maintained streets. The improvements shall include required traffic control devices,
pavement markings and street name signs.
LANDSCAPING
43. The applicant shall provide landscaping in required setbacks, retention basins, common
lots, and park areas.
44. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a licensed landscape architect.
The applicant shall submit plans for.approval by the Community Development Department
prior to plan checking by the Public Works Department. When plan checking is complete,
the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural
Commissioner prior to submitting for signature by the City Engineer. Plans are not
approved for construction until signed by the City Engineer.
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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
18 inches of curbs along public streets.
PUBLIC SERVICES
46. The applicant shall provide public transit improvements as required by Sunline Transit
and/or the City.
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 qualified civil engineers, geotechnical engineers,
surveyors, or other appropriate professionals to provide sufficient construction supervision
to be able to furnish and sign accurate record drawings.
49. The applicant shall arrange and bear the cost of measurement, sampling and testing
procedures not included in the City's inspection program but required by the City as
evidence that construction materials and methods comply with plans, specifications and
applicable regulations.
50. Upon completion of construction, the applicant shall furnish the City reproducible record
drawings of all public improvement plans which were signed by the City. Each sheet shall
be clearly marked "Record Drawings," "As -Built" or "As -Constructed" and shall be stamped
and signed by the engineer or surveyor certifying to the accuracy of the drawings. The
applicant shall revise the CAD or raster -image files previously submitted to the City to
reflect as -constructed conditions.
MAINTENANCE
51. The applicant shall make provisions for continuous, perpetual maintenance of all on -site
improvements, perimeter landscaping, access drives, and sidewalks. The applicant shall
maintain required public improvements until expressly released from this responsibility by
the appropriate public agency.
FEES AND DEPOSITS
52. The applicant shall pay the City's established fees for plan checking and construction
inspection. Fee amounts shall be those in effect when the applicant makes application
for plan checking and permits.
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