PCRES 1999-078PLANNING COMMISSION RESOLUTION 99-078
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 #2
APPLICANT: CENTURY-CROWELL COMMUNITIES
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 9'h day of November, 1999, hold a duly noticed Public Hearing
recommending approval to the City Council of a one year time extension for 77 single
family lots and private streets on 20.95-acres (Tract Phases 4-7), generally located
1 10-feet north of Aurora Way and 250-feet west of Adams Street, more particularly
described as:
Portion of the S'/2 SE'/< of Section 18, T5S, R7E, SBBM
(APN: 609-080-026)
WHEREAS, the City Council of the City of La Quinta, California, did on
the 5" day of January, 1999, approve a request for a one year time extension 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 99-09; 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:
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 - 37
Resolution 99-078
Tentative Tract Map 23773, Ext. #2
November 9, 1999
The site is zoned RL (Low Density Residential District) which permits single
family development on lots a least 7,200 square feet. The proposed lots
average 9,000 square feet. 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.
RESOPC23773x - 37
Resolution 99-078
Tentative Tract Map 23773, Ext. #2
November 9, 1999
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.
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 the 9`h day of November, 1999, by the
following vote, to wit:
AYES: COMMISSIONERS ABELS, BUTLER, ROBBINS, TYLER AND CHAIRMAN
KIRK
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
T M K, hairman
Ci of La Quinta, California
ATTEST:
iY HVRMAN, Community Development Director
of La Quinta, California
RESOPC23773x - 37
PLANNING COMMISSION RESOLUTION 99-078
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 23773, EXTENSION #2 (PHASES 4-7)
NOVEMBER 9, 1999
CONDITIONS OF APPROVAL
GENERAL
1 . Tentative Tract Map 23773 (Extension #2) 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 on October 1, 2000,
unless extended pursuant to the provisions of the Subdivision Ordinance (Chapter
13.12.150(B)).
2. 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.
3. 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 CC TTM 23773X - 37 1
Planning Commission Resolution 99-078
Tentative Tract Map 23773, Ext.d2
November 9, 1999
PROPERTY RIGHT
4. 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.
5. 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.
6. The applicant shall dedicate three-foot public utility easements contiguous with and
along both sides of all private streets.
7. 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.
8. 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 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
9. 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.
Cond CC TTM 23773X - 37 2
Planning Commission Resolution 99-078
Tentative Tract Map 23773, Ext.#2
November 9, 1999
PROVEMENT PL
10. 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.
"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.
11. 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.
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.
13. 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.
E
14. 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.
Cond CC TTM 23773X - 37 3
Planning Commission Resolution 99-078
Tentative Tract Map 23773, Ext.N2
November 9, 1999
Improvements to be made or agreed to shall include removal of any existing structures
or obstructions which are not part of the proposed improvements.
15. 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.
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.
16. 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.
17. 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.
18. 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 of a raised, landscaped median on Fred Waring Street from Adams
Street to the west boundary of Tract 23773-1.
Cond CC TTM 23773X - 37 4
Planning Commission Resolution 99-078
Tentative Tract Map 23773, Ext.N2
November 9, 1999
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.
19. 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.
20. 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.
21. The applicant shall comply with the City's Flood Protection Ordinance.
22. 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.
23. 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.
24. 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
Cond CC TTM 23773X - 37 5
Planning Commission Resolution 99-078
Tentative Tract Map 23773, Ext.N2
November 9, 1999
between the two, if any. The data shall be organized by lot number and shall be listed
cumulatively if submitted at different times.
em:_ ►•Cl
25. 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.
26. The applicant shall complete improvements to the retention basin located in Tract
23773-1.
27. Fences or walls will not be allowed around the retention basin except as approved by
the Community Development and Public Works Directors.
28. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
UTILITIES
29. 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.
30. 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.
31. 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
11 Residential - 36 feet wide if double loaded (buildings on both sides), 32 feet
if single loaded.
2) Cul de sac curb radius - 45'
Cand CC TTM 23773X - 37 6
Planning Commission Resolution 99-078
Tentative Tract Map 23773, Ext.#2
November 9, 1999
32. Access points and turning movements of traffic shall be limited to those approved for
the original tentative tract map.
33. 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.
34. 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.
35. Street right-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.
36. 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.
37. 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
Collector
Secondary Arterial
Primary Arterial
Major Arterial
3.0" a.c./4.50" a.b.
4.0"/5.00"
4.0"/6.00"
4.5"/6.00"
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.
Cond CC TTM 23773X - 37 7
planning Commission Resolution 99-078
Tentative Tract Map 23773, Ext.i/2
November 9, 1999
38. 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.
39. 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.
40. Slopes shall not exceed 5:1 within public rights -of -way and 3:1 in landscape areas
outside the right-of-way.
41. 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.
42. 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.
43. The applicant shall ensure that landscaping plans and utility plans are coordinated to
provide visual screening of above -ground utility structures.
44. The applicant shall employ construction quality -assurance measures which meet the
approval of the Public Works Director.
45. 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.
46. 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
Cond CC TTM 23773X - 37 8
Planning Commission Resolution 99-078
Tentative Tract Map 23773, Ext.H2
November 9, 1999
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.
47. The applicant shall make provisions for continuous maintenance of drainage,
landscaping and on -site street improvements.
48. 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.
rff • • • W411
52. Schedule A fire protection approved Super fire hydrants (6" X 4" X 2'/z" X 2'/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.
53. 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."
54. 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.
Cond CC TTM 23773X - 37 9
Planning Commission Resolution 99-078
Tentative Tract Map 23773, Ext.N2
November 9, 1999
55. 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.
56. 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
57. The residence layout shall comply with all the RL Zoning Code requirements.
58. 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.
59. If con nected,—the-proposed-stmet-name-!WerWiani�s'ia'I be deleted amid substituted
with " Pisces "Way", Orion "Way," and Morningstar "Way" shall be
deleted and replaced with "Court".
Cond CC TTM 23773X - 37 10