PCRES 2001-086PLANNING COMMISSION RESOLUTION 2001-086
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING
APPROVAL OF AN AMENDMENT TO TENTATIVE TRACT
MAP 29858-2 RECONFIGURING SEVEN ACRES IN THE
SOUTHEAST CORNER OF THE TRACT INTO 18
RESIDENTIAL AND OTHER COMMON LOTS
CASE NO.: TTM 29858-2, AMENDMENT #1
APPLICANT: RJT HOMES, LLC
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 22nd day of May, 2001, hold a duly noticed Public Hearing for RJT Homes
for review of a Tentative Tract Map Amendment (Phase 2) reconfiguring seven acres
into 18 residential and common lots located approximately 800 feet south of Avenue
50 and west of Jefferson Street, more particularly described as:
APN: 772-050-007 and 772-050-008 (Portions)
WHEREAS, the City Council of the City of La Quinta, California, did on the
21'` day of November, 2000, adopt Resolution 2000-153 approving TTM 29858 which
allowed 162 residential lots on 73 acres located at the southwest corner of 50th
Avenue and Jefferson Street; and
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 261h of September, 2000, hold a duly noticed Public Hearing for Tentative
Tract Map 29858, and recommended approval under Resolutions 2000-072 and 2000-
076; and
WHEREAS, a Mitigated Negative Declaration (EA 2000-401) was certified
by the City Council on November 21, 2000 (Resolution 2000-150) for the Palmilla
development, including Tentative Tract Map 29858. No changed circumstances or
conditions and no new information has been provided that would trigger the preparation
of a subsequent Negative Declaration; and
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments of all interested persons wanting to be heard, said Planning
Commission did make the following mandatory findings for recommending of approval
for said Tentative Tract Map 29858 (Amendment #1) as required by Section 13.12.130
of the Subdivision Ordinance:
The Tentative Tract Map Amendment is consistent with the goals and policies
of the La Quinta General Plan, and the Land Use Map for the General Plan and
in that the number of residential lots in Tract 29858 has been reduced thereby
lowering the density from 2.43 dwelling units per acre to 2.17 dwelling units per
acre.
P:\CAROLYN\Reso PC RJT29858Rev.wpd - Greg 49
Planing Commission Resolution No. 2001.086
Tentative Tract Map 29858.2, Amendment #1
RJT Homes, LLC
May 22, 2001
Page 2
2. The Tentative Tract Map Amendment will not be detrimental to the public health,
safety and welfare, as it has been designed to be compatible with surrounding
developments and other portions of Tract 29858, and conform with the City's
standards and requirements, as conditioned.
3. The Tentative Tract Map Amendment is compatible with the City's Zoning
Ordinance and Specific Plan 2000-048 in that lot configuration sizes are in
compliance with the Code requirements.
4. Development of the Tentative Tract Map Amendment is compatible with the
parcels on which it is proposed, and surrounding land uses as an extension of
existing residential uses in the vicinity.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
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
in Environmental Assessment 2000-401 (City Council Resolution 2000-150); and
3. That it does recommend to the City Council approval of Tentative Tract Map
29858-2 (Amendment #1) 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 the 22no 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
S EVE ROBBINS, Chairman
City of La Quinta, California
P:\CAROLYN\Reso PC RJT29858Rev.wpd - Greg 49
Planing Commission Resolution No. 2001-086
Tentative Tract Map 29858.2, Amendment #1
RJT Homes, LLC
May 22, 2001
Page 3
ATTEST:
iY- ERMCommunity Development Director
of a Qul ta, California
P:\CAROLYN\Reso PC RJT29858Rev.wpd - Greg 49
PLANNING COMMISSION RESOLUTION 2001-086
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29858-2, AMENDMENT #1 - PALMILLA
RJT HOMES, LLC
MAY 22, 2001
GENERAL
1. 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.
2. Prior to the issuance of a grading, construction or building permit, the applicant
shall obtain permits and/or clearances from the following Departments and
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.
PROPERTY RIGHTS
3. Prior to approval of any future final tract map(s), the applicant shall acquire or
confer easements and other property rights required of future tentative map(s)
or otherwise necessary for construction or proper functioning of the proposed
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Planning Commission Resolution No. 2001-086
Conditions of Approval - Adopted
Tentative Tract Map 29858-2, Amendment #1
RJT Homes
May 22, 2001
development. Conferred rights shall include irrevocable offers to dedicate or
grant access easements to the City for emergency services and for
maintenance, construction, and reconstruction of essential improvements.
4. 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.
5. Right of way dedications required of this development include:
A. PUBLIC STREETS
Jefferson Street (Major Arterial) - no additional dedication required
B. PRIVATE STREETS
Residential: 31-foot width. On -street parking is prohibited and provisions
shall be made for adequate off-street parking for residents and visitors.
The CC&R's shall contain language requiring the Homeowner's
Association to provide for ongoing enforcement of the restrictions.
C. CULS DE SAC
Use Riverside County Standard 800 (symmetric) or 800A (offset) with
39.5-foot radius, or larger.
6. Right of way geometry for knuckle turns and corner cut -backs shall conform
with Riverside County Standard Drawings #801 and #805 respectively unless
otherwise approved by the City Engineer,
7. Dedications shall include additional widths as necessary for dedicated right and
left turn lanes, bus turnouts, and other features contained in the approved
construction plans.
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):
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Planning Commission Resolution No. 2001-086
Conditions of Approval - Adopted
Tentative Tract Map 29858-2, Amendment N1
RJT Homes
May 22, 2001
A. Jefferson Street - 20-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 Specific Plan.
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.
13. 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.
GRADING
14. This development shall comply with Chapter 8.11 of the LQMC (Flood Hazard
Regulations). If any portion of any proposed building lot in the development is
or may be located within a flood hazard area as identified on the City's Flood
Insurance Rate Maps; the development shall be graded to ensure that all floors
and exterior fill (at the foundation) are above the level of the project (100-year)
flood and building pads are compacted to 95% Proctor Density as required in
Title 44 of the Code of Federal Regulations, Section 65.5(a) (6). Prior to
issuance of building permits for lots which are so located, the applicant shall
furnish certifications as required by FEMA that the above conditions have been
met.
15. Prior to issuance of any grading permit(s), the applicant shall furnish a
preliminary geotechnical ("soils") report and an approved 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.
P:\CAROLYN\Cond PC TT29858-2 Palmillia.wpd Greg 49 3
Planning Commission Resolution No, 2001-086
Conditions of Approval - Adopted
Tentative Tract Map 29858-2, Amendment #1
RJT Homes
May 22, 2001
16. 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.
17. 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.
The limits given in this condition and the previous condition are not entitlements
and more restrictive limits may be imposed in the map approval 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.
18. 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.
19. 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.
20. 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:
21. 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.
P:\CAROLYN\Cond PC TT29858-2 Palmillia.wpd Greg 49 4
Planning Commission Resolution No. 2001-086
Conditions of Approval - Adopted
Tentative Tract Map 29858-2, Amendment #1
RJT Homes
May 22, 2001
22. Stormwater shall normally be retained in common retention basins. Storm flow
in excess of retention capacity shall be routed through a designated, unimpeded
overflow outlet to the historic drainage relief route.
23. Storm drainage historically received from adjoining property shall be retained on
site or passed through to the overflow outlet.
24. 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.
25. 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.
26. 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 leechfield shall be designed to contain
surges of 3 gph/1,000 sq. ft. (of landscape area) and infiltrate 5 gpd/1,000 sq.
ft.
27. 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.
28. If the applicant proposes discharge of stormwater directly or indirectly to the
Coachella Valley Stormwater Channel, the applicant shall indemnify the City
from the costs of any sampling and testing of the development's drainage
discharge which may be required under the City's NPDES Permit or other City -
or area -wide pollution prevention program, and for any other obligations and/or
expenses which may arise from such discharge. The indemnification shall be
executed and furnished to the City prior to issuance of any grading,
construction or building permit and shall be binding on all heirs, executors,
administrators, assigns, and successors in interest in the land within this
tentative map excepting therefrom those portions required to be dedicated or
deeded for public use. The form of the indemnification shall be acceptable to
the City Attorney. If such discharge is approved for this development, the
applicant shall make provisions in the CC&Rs for meeting these potential
obligations.
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Planning Commission Resolution No. 2001-086
Conditions of Approval - Adopted
Tentative Tract Map 29858-2, Amendment #1
RJT Homes
May 22, 2001
29. The project shall be designed to accommodate purging and blowoff water from
any on -site or adjacent well sites granted or dedicated to the local water utility
authority as a requirement for development of this property.
UTILITIES
30. The applicant shall obtain the approval of the City Engineer for the location of
all utility lines within the right of way and all aboveground 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.
31. Existing aerial lines within or adjacent to the proposed development and all
proposed utilities shall be installed underground, unless otherwise allowed by
General Plan Amendment 2000-073. Power lines exceeding 34.5 kv are
exempt from this requirement.
32. 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
33. The applicant shall install the following street improvements to conform with
the General Plan street type noted in parentheses. (Public street improvements
shall conform with the City's General Plan in effect at the time of construction.)
A. OFF -SITE STREETS
Jefferson Street (Major Arterial) - applicant shall pay cash fee to
reimburse City for street improvements made to applicant's frontage
through the City's Capital Improvement Program. Reimbursement
amount shall cover all costs related to installing curb, gutter and outside
20 feet of roadway paving; the reimbursement amount shall be reduced
by the percentage of non -City funds expended on the Jefferson Street
Widening project.
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Planning Commission Resolution No. 2001-086
Conditions of Approval - Adopted
Tentative Tract Map 29858-2, Amendment #1
RJT Homes
May 22, 2001
B. PRIVATE INTERIOR STREETS
Two-way Traffic: construct 28-foot wide full -width improvements
(measured from gutter flowline to gutter flowline) within the 31-foot right
of way. All on -site streets shall be constructed with "wedge" type curb
design as approved by the City Engineer.
Culs-de-sac: All cul-de-sac bulbs which contain raised landscaped islands
shall be designated as "One -Way" and applicant shall construct minimum
20-foot wide full -width improvements (measured from gutter flowline to
gutter flowline) within a minimum 23-foot right of way. Construct a
"wedge" type curb design as approved by the City Engineer.
All on -street parking is prohibited with the exception of guest parking by
permit only and enforced by the Homeowners' Association and the
applicant shall be required to provide for the perpetual enforcement of
the restriction by the Homeowners' Association.
C. CULS DE SAC - Use Riverside County Standard 800 (symmetric) or
800A (offset), with 38-foot curb radius.
Entry drives, main interior circulation routes, turn knuckles, corner
cutbacks, bus turnouts, dedicated turn lanes, and other features
contained in the approved construction plans may warrant additional
street widths as determined by the City Engineer.
34. Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians if required, street name signs, and
sidewalks. Mid -block street lighting is not required.
35. The applicant may be required to extend improvements beyond development
boundaries to ensure they safely integrate with existing improvements (e.g.,
grading; traffic control devices and transitions in alignment, elevation or
dimensions of streets and sidewalks).
36. Improvements shall be designed and constructed in accordance with the LQMC,
adopted standards, supplemental drawings and specifications, and as approved
by the City Engineer. Improvement plans for streets, access gates and parking
areas shall be stamped and signed by qualified engineers.
37. Knuckle turns and corner cut -backs shall conform with Riverside County
Standard Drawings #801 and #805 respectively unless otherwise approved by
the City Engineer.
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Planning Commission Resolution No. 2001-086
Conditions of Approval - Adopted
Tentative Tract Map 29858-2, Amendment #1
RJT Homes
May 22, 2001
38. Public streets shall have vertical curbs or other approved curb configurations
which convey water without ponding and provide lateral containment of dust
and residue for street sweeping. Onsite private streets shall have a wedge
curb, the design of which shall be approved by the City Engineer. The lip of the
wedge curb at the flowline shall be vertical (1/8" batter) and a minimum of 0.1'
in height. Unused curb cuts on any lot shall be restored to normal curbing prior
to final inspection of permanent building(s) on the lot.
39, 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" c.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"
40. 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.
41. 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. If on -site streets
are initially constructed with partial pavement thickness, the applicant shall
complete the pavement prior to final inspections of the last ten percent of
homes within the project or when directed by the City, whichever comes first.
42. General access points and turning movements of traffic are limited to the
following:
A. Jefferson Street (Secondary project entry) - This point of entry will be
restricted to right -turn movements, and a left -turn into the project if the
applicant desires to construct an appropriately designed opening in the
median island.
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Planning Commission Resolution No. 2001-086
Conditions of Approval - Adopted
Tentative Tract Map 29858-2, Amendment #1
RJT Homes
May 22, 2001
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.
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.
46. A 6-foot sidewalk shall be constructed along Jefferson Street. The sidewalk
shall meander within the 32-foot right-of-way and 20' wide landscaped setback.
47. The applicant shall provide public transit improvements as required by Sunline
Transit and approved by the City Engineer.
MAINTENANCE
48. 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.
49. 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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Planning Commission Resolution No. 2001-086
Conditions of Approval - Adopted
Tentative Tract Map 29858-2, Amendment #1
RJT Homes
May 22, 2001
MISCELLANEOUS
50. The project proponent shall comply with all mitigation measures contained in
the Environmental Assessment 2000-401.
51. Lot 12 shall have a minimum frontage width of 35 feet to comply with Table
9-2 of the Zoning Ordinance.
DOMESTIC WATER AND SANITARY SEWER
52. Landscaping, irrigation and grading plans shall be submitted to CVWD for
review and approval.
53. All plans for domestic water connections to existing CVWD lines shall be
submitted to the District for review and approval.
FIRE DEPARTMENT
54. All water mains and fire hydrants required fire flows shall be constructed in
accordance with the appropriate sections of CVWD Std. W-33, subject to the
approval by the Riverside County Fire Department.
55. 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'-6".
Parking is permitted on one side of roadways with a minimum width of 25 feet.
Parking is permitted on both sides of roadways with a minimum width of 36
feet.
56. All interior fire apparatus access roads shall be a minimum of 20 feet
unobstructed width and an unobstructed vertical clearance of 13'-6". Any
portion of an exterior wall of the first story of any building shall be located
within 150 feet from fire apparatus access as measured by an approved route
around the exterior of the building.
57. Gate entrance/exit openings shall be not less than 15 feet in width. All gates
shall be located at least 40'-0" from the roadway and shall open to allow a
vehicle to stop without obstructing traffic on the road. 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.
58. The maximum dead-end street length is limited to 1,320 feet for areas not
located in a designated high fire hazard zone. A secondary access roadway is
typically provided when such a condition exists.
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Planning Commission Resolution No. 2001-086
Conditions of Approval - Adopted
Tentative Tract Map 29858-2, Amendment #1
RJT Homes
May 22, 2001
59.
Cul-de-sacs shall have a minimum outside radius of 38 feet to face of curb with
a minimum inside radius of 26 feet to
entire radius of 38 feet is required t
o
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