PCRES 2001-070PLANNING COMMISSION RESOLUTION 2001- 070
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF AMENDING PARCEL MAP 20469 TO
ALLOW A CHANGE TO CONDITION #14 REQUIRING
UNDER GROUNDING OF OVERHEAD
TRANSMISSION LINES FOR 17 SINGLE FAMILY
AND GOLF COURSE LOTS ON APPROXIMATELY
693 ACRES IN RANCHO LA QUINTA
CASE NO.: AMENDING PARCEL MAP 20469
APPLICANT: T. D. DESERT DEVELOPMENT
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 81h day of May, 2001, hold a duly noticed Public Hearing to consider
amending Condition No. 14 to allow an exemption to the under grounding of existing
overhead utility lines on Imperial Irrigation District high voltage power lines (92 Kv) for
a subdivision of 693 acres into 17 single family and other common lots, located on the
south side of Avenue 48, north side of Avenue 50, west side of Jefferson Street and
east of Washington Street in Rancho La Quinta; and
WHEREAS, the Community Development Director of the City of La
Quinta, California, did on the 18`h day of December, 1985, hold a duly noticed Public
Hearing approving the subdivision of 693 acres into 17 residential and golf course lots,
located on the south side of Avenue 48, north side of Avenue 50, west side of
Jefferson Street and east of Washington Street, more particularly described as:
Being a portion of the NE 1 /4 of Sections 3 and portions of Section 32,
T5S, R7E, SBBM
WHEREAS, Parcel Map 20469 was recorded with the County of Riverside
Recorder's Office on January 30, 1987; and
WHEREAS, the applicant is requesting to amend a final map pursuant to
Section 13.20.1 15 of the Subdivision Ordinance; and
WHEREAS, said Environmental Assessment has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" (as amended; Resolution 83-68 adopted by the La Quinta City Council) in that
the Community Development Department t has prepared an Initial Study (EA 2001-
RESOPC PM 20469-Greg T.
U79
Planning Commission Resolution 2001 070
Conditions of Approval - Recommended
Amending Parcel Map 20469 - Rancho La Quinta
T. D. Desert Development
May 8, 2001
Page 2
421) and has determined that the proposed project(s) could not have a significant
adverse impact on the environment based on the proposed mitigation measures and
a Mitigated Negative Declaration of Environmental Impact should be filed; 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:
A. The proposed Map Amendment is consistent with the City of La Quinta General
Plan and any applicable specific plans.
A Specific Plan and General Plan Amendments are being processed concurrently
with this application to ensuring compliance with City standards and
requirements.
The project is within a Low Density Residential (LDR) District per the provisions
of the General Plan Update allowing a density of 2 to 4 units per acre; therefore,
provisions of Land Use Element (Chapter 2) are met. Specific Plan 84-004
designates the site as residential and golf course which permits single family
dwellings and golf related facilities. Parcel Map 20469 is consistent with the
goals, policies and intent of the La Quinta General Plan and Specific Plan 84-
004 provided conditions contained herein are met to ensure consistency with
the General Plan, Specific Plan and mitigation of environmental consequences
pursuant to Final Environmental Impact Report #90 (Addendum).
B. The design, or improvement of, the proposed subdivision is consistent with the
La Quinta General Plan and any applicable specific plans.
All designs of streets and infrastructure improvements in the project conform
to City standards contained in the General Plan and Subdivision Ordinance as
designed. The density and design standards for the Tract comply with the Land
Use Element of the General Plan (Chapter 2) and the Specific Plan.
C. The design of the subdivision or the proposed improvements are not likely to
cause substantial environmental damage, or substantially injure fish or wildlife,
or their habitat.
The subject site is graded and is physically suitable for the proposed land
division. This project will not cause substantial environmental damage or injury
to fish or wildlife, or their habitat because mitigation measures were completed
RESOPC PM 20469-Greg T.
060
Planning Commission Resolution 2001 070
Conditions of Approval - Recommended
Amending Parcel Map 20469 - Rancho La Quinta
T. D. Desert Development
May 8, 2001
Page 3
at the time the site was rough graded as required by SP 84-004, EIR No. 90
(Addendum), and Parcel Map 20469.
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, and Specific Plan 84-004. The existing
overhead transmission lines do not pose a threat adjacent properties in that they
were installed pursuant federal and state requirements under the supervision and
direction of the Imperial Irrigation District personnel.
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 as required by SP 84-004,
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 reconfirm the conclusions of Final Environmental Impact
Report No. 90 (Addendum) and Environmental Assessment 98-357 for Specific
Plan 84-004;
3. That it does hereby recommend to the City Council certification of
Environmental Assessment 2001-421 for the reasons set forth in this
Resolution and as stated in the Environmental Assessment Checklist and
Mitigated Negative Declaration on file with the Community Development
Department; and
4. That it does recommend approval to the City Council of Amending Parcel Map
20469 for the reasons set forth in this Resolution and subject to the attached
conditions.
RESOPC PM 20469-Greg T.
u81.
Planning Commission Resolution 2001-NO
Conditions of Approval - Recommended
Amending Parcel Map 20469 - Rancho La Quinta
T. D. Desert Development
May 8, 2001
Page 4
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on this 8`h day of May, 2001 by the following
vote, to wit:
AYES: Commissioners Abels, Butler, Kirk, Tyler, and Chairman Robbins
NOES: None
ABSENT: None
ABSTAIN: None
STEVE ROBBINS, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
RESOPC PM 20469-Greg T. U 8
PLANNING COMMISSION RESOLUTION 2001- 070
CONDITIONS OF APPROVAL RECOMMENDED
AMENDING PARCEL MAP 20469, RANCHO LA QUINTA
T.D. DESERT DEVELOPMENT
MAY 8, 2001
CONDITIONS OF APPROVAL
GENERAL
Amending Parcel Map No. 20469 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).
2. Amending Parcel Map No 20469 shall comply with the conditions and
requirements of Specific Plan 84-004 as in effect at the time of recordation.
3. The final map shall not be recorded until Specific Plan 84-004 and Change of
Zone Case No. 84-014 become effective.
SITE PLAN
5. The final map shall conform substantially with the approved tentative map as
contained in the Community Development Department's file for TPM 20469 and
the following conditions of approval, which conditions shall take precedence in
the event of any conflict wit the provision of the tentative map.
6. Prior to submittal of the final map for plan check, the Applicant shall submit a
master perimeter wall plan for the Community Development Department
demonstrating that the perimeter lots are of sufficient depth to accommodate
the perimeter wall setbacks as required by the conditions for SP 84-004.
7. Lot 17 (golf course) shall be divided into two lots in accordance with the
approved phasing plan for SP 84-004.
Streets, Grading and Drainage
8. The Applicant shall dedicate half -width right-of-ways in accordance with their
general plan designation for Avenue 48, Avenue 50 Washington Street and
Cond PC PM 20469 Greg Page I of 6
U8r'
Planning Commission Resolution 2001- 070
Conditions of Approval - Recommended
Amending Parcel Map 20469 - Rancho La Quinta
May 8, 2001
Jefferson Street. The construction and phasing of the public street
improvements shall be in accordance with the conditions of approval for SP 84-
004.
9. The Applicant shall develop all roads internal to the project in accordance with
the design standards specified in the Specific Plan and the structural standards
in effect at the time of map approval in conjunction with the phased
implementation of the Specific Plan. All roadways within the Specific Plan area
shall remain private.
10. The final map shall designate project entrances at the following locations:
a. Washington Street at Eisenhower Drive
b. Avenue 48 at Adams Street
C. Avenue 48 near Dune Palms Road
d. Jefferson Street approx. 1,220 feet south of Avenue 48
e. Avenue 50 at approximately the midway point of the project's frontage
along Avenue 50.
All other portions of the project's perimeter adjacent to public right-of-way shall
be designated as restricted or no access.
1 1 . Prior to submittal of the final map for plan check, the Applicant shall submit a
preliminary internal street plan to the Community Development Department and
Fire Marshal for review and approval. The plan shall designate alternate
emergency accesses for culs-de-sac having lengths exceeding 550 feet and shall
include a cross-section detailing construction of said emergency accesses.
12. Prior to approval of the final map, the Applicant shall submit a conceptual
master grading and drainage plan for the entire site in accordance with the
following requirements of the City Engineer and SP 84-04:
a. The plan shall comply with the standards of the Uniform Building Code
and other applicable Municipal Ordinances.
b. Effort shall be made to minimize unnecessary grading and to preserve and
utilize existing land forms to the largest extent possible.
C. Grading for the proposed golf course shall take into amount the bank
heights required to carry the design flow with the necessary freeboard.
Cond PC PM 20469 Greg Page 2 of V 8 A
Planning Commission Resolution 2001- 070
Conditions of Approval - Recommended
Amending Parcel Map 20469 - Rancho La Quinta
May 8, 2001
d. The Applicant shall coordinate with developments to the north and
submit a master grade plan for Avenue 48.
e. The Applicant shall coordinate with proposed developments to the north
and submit a plan which considers the drainage from the north and west
is channeled to the La Quinta Stormwater Evacuation Channel.
f. All single family pad elevation shall be protected from a 100-year storm.
All drainage shall be contained on the site or channeled to the La Quinta
Stormwater Evacuation Channel.
Public Utilities and Services
13. The Applicant shall comply with the requirements of the Coachella Valley Water
District.
a. Conceptual master plans for water and sewer facilities on the site shall
be submitted for review and approval.
b. The water system shall be installed in accord with the District
requirements. The District will need additional facilities, which may
include wells, reservoirs, and booster pumping stations, to provide for the
orderly expansion of its system. The Applicant will be required to provide
and dedicate to the District any land needed for these facilities.
C. The sanitary sewer system shall be installed in accord with District
regulations. The area shall be annexed to Improvement District No. 55
for sanitation service.
14. The Applicant shall comply with the requirements of the Imperial Irrigation
District.
a. Provision shall be made underground utilities to the extent feasible.
Generally, all facilities except hig 4age lines of 66 KV and above 9
be placed underground.
b. The existing 92 KV line shall not be releeated to perimeter pu
roadways without prioF Feview and approval by the Gity. It is intended
!hot other available alternatives be valuated prief to seed feleeatmen.
Existing overhead lines and all proposed
085
Cond PC PM 20469 Greg Page 3 of 6
Planning Commission Resolution 2001-070
Conditions of Approval - Recommended
Amending Parcel Map 20469 - Rancho La Quinta
May 8, 2001
proposed development shall be installed underground, unless otherwise
permitted by General Plan Amendment 2000-073.
C. The Applicant shall provide a site for an electrical substation in
accordance with one of the two following provisions:
(1) Dedicate to IID a 330 feet by 330 feet site along the south side of
Avenue 48, east of Adams Street in accordance with the District's
requirements.
(2) Prior to approval of the final map by the City Council, submit a
deed or other proof of conveyance of property located at an
approved alternate site to IID in accordance with the District's
requirements.
15. The Applicant shall comply with eh following requirements for utility easements:
a. Prior to submittal of the final map for plan check, the Applicant shall
coordinate with all utility companies (including gas, water, sewer and
electricity) to ensure that adequate provisions are made for on- and off -
site easements for the provision of the future facilities.
b. At the time of final map submittal, the Applicant shall provide the
Community Development Department with letter from he applicable
utilities stating that adequate provisions for future facilities are provided
and that there are no conflicts with other easements.
C. All easements shall be shown on the final map exhibit.
16. The Applicant shall pay a per -unit school development fee as determined by the
Desert Sands Unified School District in accordance with the school mitigation
agreements as approved by the La Quinta City Council and in effect at the time
of issuance building permits.
17. The Applicant shall delineate and dedicate a 10-acre park site on the final map
in accordance with City approval, unless other approved alternate recreational
facilities are approved by the City as allowed by SP 84-004.
Miscellaneous
18. The Applicant shall satisfactorily mitigate archaeological concerns identified in
previously conducted site surveys prior to initiation of grading. A qualified
Cond PC PM 20469 Greg Page 4of 6 U
Planning Commission Resolution 2001---070
Conditions of Approval - Recommended
Amending Parcel Map 20469 - Rancho La Quinta
May 8, 2001
archaeologist shall certify as to the adequacy of mitigation measures prior to
issuance of any grading (or related) permits.
19. The buried remains are encountered during development, a qualified
archaeologist shall be contacted immediately and appropriate mitigation
measures shall be taken.
20. Prior to the issuance of grading permits or any disturbance of the land, the
Applicant shall provide for mitigation of the impact on the Coachella Valley
Fringe -Toed Lizard by complying with requirements of the mitigation agreement
as approved by the City Council and in effect at the time of recordation.
21. The Applicant shall demonstrate the adequate provision has been made for non -
automotive means of transportation within the project site as a means of
reducing dependence on private automobiles.
22. Specific project designs shall encourage the use of the public transit by
providing for bus shelters as required by the Community Development Director
and consistent with the requirements of local transit districts and the specific
plan.
23. Tentative maps shall be designed to ensure compliance with the State laws
regarding solar accessibility. To the extent possible, all structures shall be sited,
oriented and designed so as to minimize the energy needs for cooling.
24. Prior to the issuance of grading permits or the approval of final maps,. the
Applicant shall submit a phasing schedule and map for the entire project, which
shall include the phasing of off -site infrastructure, to the Community
Development Director for review and approval in accordance with SP 84-004
and the following conditions:
a. No lot shall be divided by two or more phases.
25. Applicant understands that the City has incorporated in 1982 and has not yet
enacted a complete policy on exactions on new development to provide
municipal improvements and facilities needed as a result of the cumulative
impact of such new development; that the City is in the process of preparing
and enacting such a policy, which will include uniform fees to be imposed upon
new construction to fund the following public improvements and facilities: fire
station, public safety facility, city hall par and recreation facilities, schools,
drainage facilities, major thoroughfares, bridges, and traffic signalization; and,
the City expects to enact said fees policy on or before December 31, 1984.
Applicant agrees to pay said fee or fees in the amount and at the time enacted
u87
Cond PC PM 20469 Greg Page 5 of 6
Planning Commission Resolution 2001- 070
Conditions of Approval - Recommended
Amending Parcel Map 20469 - Rancho La Quinta
May 8, 2001
and from time to time amended by the City. To the extent that Applicant
constructs specific facilities included within the fee structure, it shall receive
appropriate credit, as determined by the City Council. If said fee shall financing
of permanent or temporary school facilities, Condition No. 16 (school
development fee) shall be deleted.
26. The developer/property owner agrees to indemnify, defend and hold harmless
the City of La Quinta in the event of any legal claim or litigation arising out of
the City's approval of this project including but not limited to indemnifying and
holding harmless the City from any challenge regarding SP 84-004 (Amendment
#4), GPA 2001-073, EA 2001-421, and affiliated subdivision maps. The City
of La Quinta shall have the right to select its defense counsel in its sole
discretion.
The City shall promptly notify the subdivider of any claim, action or proceeding
and shall cooperate fully in the defense.
u88
Cond PC PM 20469 Greg Page 6 of 6