PCRES 2000-008PLANNING COMMISSION RESOLUTION 2000-008
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL DENIAL OF A REQUEST TO REMOVE
MATURE TREES FROM BEHIND SINGLE FAMILY LOTS 38-
42 AND APPROVAL TO ELIMINATE A CITY LANDSCAPE
MAINTENANCE EASEMENT FROM A 70-LOT SINGLE
FAMILY RESIDENTIAL SUBDIVISION ON 17.6 ACRES,
LOCATED ON THE WEST SIDE OF DUNE PALMS ROAD
APPROXIMATELY 100-FEET SOUTH OF DESERT STREAM
DRIVE
CASE NO.: TRACT 27519 (REVISION #2)
APPLICANT: CENTURY-CROWELL COMMUNITIES
WHEREAS, the Planning Commission for the City of La Quinta, California,
did on the 22"d day of February, 2000, hold a duly noticed Public Hearing to consider
the request of Century -Crowell Communities to remove mature trees on the north side
of single family Lots 38-42 and eliminate a City landscape maintenance easement for
Tract 27519, a 70-lot single family subdivision on 17.6 acres generally located to the
west of Dune Palms Road, approximately 100-feet south of Desert Stream Drive, more
particularly described as:
Assessor's Parcel Number 604-061-009; Portion of SE 1/4 of the SW
1 /4 of Section 20, Township 5 South, Range 7 East, San Bernardino
Base and Meridian, County of Riverside, California
WHEREAS, the City Council for the City of La Quinta, California, did on
the 151h day of February, 2000, adopt Resolution 2000-11 approving a change to
Condition #92 that allows the developer to acquire building permits for Phase 1 houses
prior to installing golf driving range screening along the south Tract boundary; and
WHEREAS, the City Council for the City of La Quinta, California, did on
the 5Lh day of January, 1999, on a 5-0 vote, adopt Resolutions 99-06 (EA) and 99-07
(TTM) approving a 70-lot single family subdivision on 17.6 acres generally located to
the west of Dune Palms Road, approximately 100-feet south of Desert Stream Drive;
and
WHEREAS, the Planning Commission for the City of La Quinta, California,
did on the 241h day of November, 1998, on a 4-0 vote, adopt Resolutions 98-082 and
98-083 recommending approval to the City Council of Tentative Tract Map 27519 and
certification of Environmental Assessment 98-370; and
PACAR0LYN\ResopcTr27519Amd.wpd (39)
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 for approval of
Revision #2 to Tract 27519:
Finding Number 1 - Consistency with General Plan/Zoning Code
A. The property is designated Low Density Residential (LDR) allowing residential
development of 2-4 units per acre. The project is consistent with the goals,
policies and intent of the La Quinta General Plan Land Use Element (Chapter
2.0) because less than four dwellings per acre are proposed (i.e., Policy 2-
1.1.5)• The project, as conditioned, is consistent with the goals, objectives,
and policies of the General Plan Circulation Element.
B. The RL District (Low Density Residential) permits single family housing, provided
lots are 7,200 square feet or larger. The existing lots exceed the minimum size
allowed pursuant Section 9.30.030 of the Zoning Ordinance. Detached single
family houses are planned for these newly created lots.
C. Decorative open perimeter fencing shall be constructed for the development
consistent with Policy 3-4.1.14 of the General Plan, including opening view
fencing to lessen the effect of the walled community and its relationship with
adjacent properties.
Finding Number 2 - Compliance with the California Environmental Quality Act
A. A Mitigated Negative Declaration of Environmental Impact was certified by the
City Council on January 5, 1999, by adoption of Resolution 99-06, concluding
that the project will not significantly affect the environment, provided Mitigation
Monitoring is completed (EA 98-370). No changed circumstances or conditions
exist that would trigger a new environmental assessment for this request.
Finding Number 3 - Site and Landscape Design
A. The site design conforms with the design guidelines identified in the General
Plan, Zoning Code and Subdivision Ordinance and provides a harmonious
transition between other residential properties that abut the site.
B. The common landscaping in the Tract will be privately maintained. Existing
mature landscaping along the north Tract boundary shall be retained and
maintained by the Homeowner's Association.
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C. Lot "H", a retention basin, is planned to contain on -site stormwater. 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.
D. The future private streets provide direct access to each residential lot. New off -
site improvements will benefit both existing and future developments in the
immediate area.
Finding Number 4 - Site Improvements
A. New improvements required for this project will be compatible with existing
improvements to the north in the Topaz development. No adverse impacts have
been identified based on letters of response from affected public agencies.
Infrastructure improvements will be extended to serve the project if not readily
adjacent to the site.
B. A stormwater basin ensures off -site properties are not impacted from seasonal
storms.
C. The Tract design will not conflict with existing public easements, as the project
has been designed around, and in consideration of these easements.
D. A Condition of Approval requiring screening along the south side of the Tract
will ensure outdoor safety to future residents from stray golf balls. However,
if the driving range is replaced with a residential subdivision, this condition will
no longer be applicable.
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 correct and constitute the findings of
the Planning Commission in this case;
2. That it does hereby recommend to the City Council approval for the reasons set
forth in this Resolution, subject to the attached conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
Planning Commission, held on the 22nd day of February, 2000, by the following vote,
to wit:
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AYES: Commissioners Abels, Robbins, Tyler, and Chairman Kirk
NOES: None
ABSENT: None
ABSTAIN: Commissioner Butler
ATTEST:
3Y HErAN, CommunF
of La Quinta, California
TbW KIRK, Chairman
City of La Quinta, California
pment Director
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PLANNING COMMISSION RESOLUTION 2000-008
CONDITIONS OF APPROVAL - ADOPTED
TRACT 27519 (REVISION #2)
CENTURY-CROWELL COMMUNITIES
FEBRUARY 22, 2000
GENERAL
1. Upon City Council approval, a memorandum noting that the City Conditions of
Approval for this development exist and are available for review at City Hall shall
be recorded against the property with Riverside County.
2. 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.
3. This Map Revision shall expire within two years, unless an extension of time is
applied for, and granted by the City Council.
• • . � • • • K��Ji1e\J�yl
4. 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
and in a program format 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.
LANDSCAPING
5. The landscape maintenance easement on the north side of Lot "H" and over single
family Lots 38-42 shall be reconveyed to the Homeowners' Association.
CondPC 27519AmdNew - 39
6. The existing mature Eucalyptus trees on the north side of the retention basin and
Lots 38-42 shall be retained in good condition by the Homeowners' Association
ensuring the trees do not become a danger to adjacent properties.
7. The applicant shall construct perimeter walls and required landscaping to enclose
the entire perimeter prior to final inspection and occupancy of any homes within
the tract unless a phasing plan or construction schedule is approved by the City
Engineer and Community Development Director.
8. Landscape berms shall be used throughout the parkway landscaping as required
by Section 9.60.240(F) of the Zoning Ordinance.
9. Mature trees shall be installed along Dune Palms Road (e.g., minimum 1.75" to
2.5" diameter trunk width per tree type). Vandal proof ground mounted lighting
shall be used periodically to accent the parkway trees. Shrubs shall be clustered
to form distinctive design themes.
10. Front yard landscaping for future houses shall consist of a minimum of two shade
trees (15 gallon with 1" diameter trunk) and 10 five -gallon shrubs. Three
additional 15 gallon trees shall be required for corner lot houses. All trees shall be
double staked to prevent wind damage. Trees and shrubs shall be watered with
emitters or bubblers. The developer is encouraged to use plants that are native
to this area and drought tolerant.
11. Landscape and irrigation improvements shall be installed prior to occupancy of the
house. The developer and subsequent property owner shall continuously maintain
all required landscaping in a healthy and viable condition.
12. The applicant shall employ construction quality -assurance measures which meet
the approval of the City Engineer.
13. The applicant shall employ or retain California registered civil engineers,
geotechnical engineers, surveyors, or other licensed professionals, as appropriate,
to provide sufficient construction supervision to be able to furnish and sign
accurate record drawings.
14. 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
CondPC 27519AmdNew - 39
the City as evidence that construction materials and methods comply with plans
and specifications. Where retention basins are installed, testing shall include a
sand filter percolation test, as approved by the City Engineer, after required tract
improvements are complete and soils have been permanently stabilized.
15. 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
shall be clearly marked "Record Drawings," "As -Built" or "As -Constructed"
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
16. The applicant shall make provisions for continuous, perpetual maintenance of all
required improvements unless expressly released from said responsibility by the
City.
17. 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.
18. The applicant shall comply with the terms and requirements of the Infrastructure
Fee program in effect at the time of issuance of building permits.
19. Prior to building permit issuance, the developer shall pay school mitigation fees to
the Desert Sands Unified School District based on the State imposed fee in effect
at that time. The school facilities fee shall be established by Resolution (i.e., State
of California School Facilities Financing Act).
FIRE DEPARTMENT
20. 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 1,500 g.p.m. for a 2-hour duration at 20 psi. Blue dot reflectors
shall be mounted in the middle of the streets directly in line with fire hydrants.
CondPC 27519AmdNew - 39
21. 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 wit 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."
22. The required water system including fire hydrants will be installed and accepted
by the appropriate water agency prior to any combustible building materials being
placed on an individual lot.
23. 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.
24. The minimum dimensions for fire apparatus access roads entering and exiting this
project shall have an unobstructed width of not less than 20-feet in each direction
and an unobstructed vertical clearance of not less than 13 feet 6 inches.
25. Gate entrances shall be at least two feet wider than the width of the traffic lane(s)
serving that gate. All gates providing access from a road to a driveway shall be
located at least 40 feet from the roadway and shall open to allow a vehicle to stop
with obstructing traffic on the road.
26. Gates shall have either a secondary power supply or an approved manual means
to release mechanical control of the gate in the event of loss of primary power.
27. Install Knox key operated switches, series KS-2P with dust cover, mounted per
recommended standard of the Knox Company. Plans must be submitted to the
Fire Department for approval of mounting location/position and operating
standards. Ordering forms are available at the Fire Department. The form must
be authorized and signed by the Riverside County Fire Department personnel for
the correctly coded system to be purchased.
28. Operation of the Knox key switch shall simultaneously open and control the gates
for both directions of travel.
29. Phased improvements shall be approved by the Fire Department.
CondPC 27519AmdNew - 39
30. Applicant/developer will provide written certification from the appropriate water
company that the required fire hydrants are either existing or that financial
arrangements have been made to provide them. - — —
31, All agency letters received for this case are made part of the case file documents
for plan checking purposes.
32. Permanent tract identification signs shall be approved by the Planning Commission
(i.e., Business Item).
33. Open fencing shall be constructed along Dune Palm Road adjacent to the retention
basin pursuant to General Plan Policy 3-4.1.14. In lieu of open fencing, a
combination fence consisting of a low-level masonry wall with tubular steel
fencing on top may be permitted, submitted to the approval by the Planning
Commission. Rear yard walls constructed for Lots 1 and 2 shall be decorative
(i.e., masonry block with stucco coating) and include pilasters spaced at 30-foot
intervals.
34. Phase 1 building permits (Lots 31-53) may be issued to the developer prior to
installation of the golf driving range screening required along the south Tract
boundary. Prior to a final inspection of any home in Phase 1, the developer shall
have either installed the golf screening or closed escrow on the purchase of the
La Quinta Golf Ranch property thereby closing said facility.
CondPC 27519AmdNew - 39