CC Resolution 1995-066^"I. RESOLUTION 95-66
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA
QUINTA, CALIFORNIA, ANNOUNCING FINDINGS, RE-
CO*RMING THE ORIGINAL ENVIRONMENTAL ANALYSIS
AND GRANTING APPROVAL OF A ONE-YEAR EXTENSION
OF TIME FOR VESTING TENTATIVE TRACT MAP 27031
MINOR CHANGE, AMENDMENT #1) TO ALLOW A MIXED
USE COMMERCIAL PROJECT ON +65.4 ACRES.
CASE NO.: VESTING TENTATIVE TRACT 27031 MINOR CIIANGE, AMENDMENT #1)
APPLICANT: WILLIAM A. BENNEYAN
WHEREAS, the Planning Commission of the City of La Quinta, California, did on the
25th day of 3uly, 1995, hold a meeting to consider the request of William A. Benneyan for a one-year
extension of time for an approved eight 8) lot vesting subdivision map on 65.4 acres in the C-P-S
zone in the area generally bounded by Highway 111, Adams Street, 47th Avenue, Washington Street,
and Simon Drive, more particularly described as:
A PORTION OF THE NORTHEAST QUARTER
OF SECTION 30, T55, R7E, S.B.B.M.
WHEREAS, the City Council of the City of La Quinta, California, did on the 19th day
of September, 1995, hold a meeting to consider the request of William A. Benneyan for a one-year
extension of time for an approved eight 8) lot vesting subdivision map on 65.4 acres in the C-P-S
zone in the area generally bounded by Highway 111, Adams Street, 47th Avenue, Washington Street,
and Simon Drive; and,
WHEREAS, a mitigated Negative Declaration has been adopted for this case;
therefore, no fbrther environmental review is necessary; and,
WHEREAS, mitigation of various physical impacts have been identified and will be
incorporated into the approval conditions for Vesting Tentative Tract 27031 Minor Change,
Amendment #1) in conjunction with this tentative tract, thereby requiring that monitoring of those
mitigation measures be undertaken to assure compliance with them; and,
WHEREAS, at said meeting, upon hearing and considering all testimony and
arguments, if any, of all interested persons desiring to be heard, said City Council did find the
following facts to justi* the applicant's request for a one-year time extension:
1. That Vesting Tentative Tract 27031 Minor Change, Amendment #1), as conditionally
approved, is generally consistent with the goals, policies and intent of the La Quinta General
Plan for land use density, circulation requirements, C-P-S Zoning District development
standards, and design requirements of the Subdivision Ordinance.
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^"I.Resolution 9546
2. That the subject site is generally level. The proposed circulation design and lot layouts, as
conditioned, are, therefore, suitable for the proposed land division.
3. That the design of the tract, as conditionally approved, will be developed with public sewers
and water, and therefore, is not likely to cause serious public health problems.
4. That the design of Vesting Tentative Tract 27031 Minor Change, Amendment #1) will not
conflict with easements acquired by the public at large for access through the project, since
alternate easements for access and for use have been provided that are substantially equivalent
to those previously acquired by the public.
5. That the proposed Vesting Tentative Tract Map 27031 Minor Change, Amendment #1), as
conditioned, provides for adequate maintenance of landscape common areas.
6. That the proposed Vesting Tentative Tract 27031 Minor Change, Amendment #1), as
conditioned, provides storm water retention and noise mitigation.
7. That general impacts trom the proposed Tract were considered within the MEA prepared and
adopted in conjunction with the La Quinta General Plan.
8. That the City has provisions to permit vesting of commercial tentative tract maps.
WHEREAS, in the review of this Vesting Tentative Tract Map 27031 *inor Change,
Amendment #1), the City Council has considered the effect of the contemplated action of the housing
needs of the region for purposes of balancing the needs against the public service needs of the
residents of the City of La Quinta and its environs with available physical and environmental
resources;
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La
Quinta, California* as follows:
1. That the above recitations are true and correct and constitute the findings of the Council in
this case;
2. That it does hereby reaffirm the conclusion of Environmental Assessment 90-207 relative to
the environmental concerns of this tentative tract;
3. That it does hereby approve a one year extension of time for Vesting Tentative Tract Map
27031 *inor Change, Amendment #1) for the reasons set forth in this Resolution and subject
to the attached conditions.
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^"I. L II L E
Resolution 95*6
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City
Council, held on this 19th day of September, 1995, by the following vote, to wit:
AYES: Council Members Banqerter, Cathcart, Perkins, Sniff,
Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: None
City of La Quinta, California
ATTEST
A
UNDRAL.JUHOLA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM
All;
DAWN HONEYW**L', *iiy* Attorney
City of La Quinta, California
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^"I. CITY COUNCIL RESOLUTION 95-66
CONDITIONS OF APPROVAL FINAL
VESTING TENTATIVE TRACT 27031
AMENDMENT #1 MINOR CHANGE); TIME EXTENSION
SEPTEMBER 19, 1995
* Mitigation measures for Environmental Assessment 90-207
+ Deleted by the Planning Commission on 7-25-95
+ + Modified by the Planning Commission on 7-25-95
GENERAL CONDITIONS OF APPROVAL:
1. Vesting Tentative Tract 27031, Amendment #1 Minor Change) for 8 lots,
marked Exhibit A", shall comply with the requirements and standards of the
State Subdivision Map Act and the City of La Quinta Land Division Ordinance,
unless otherwise modified by the following conditions.
2. + +This Vesting Tentative Tract Map approval shall expire *vv* * afL*. th*
a****0I by * La Q*111t0 C;t* CuuIIbiI on July 16, 1996, unless approved for
extension pursuant to the State Subdivision Map.
3** Development of lots in this Vesting Tract shall comply with all provisions of
Specific Plan 87-011, Amendment #1, as approved.
4. Approval of this Vesting Tract shall be subject to approval of Specific Plan 87-
011, Amendment #1.
5. Applicant shall submit proposed private street names with alternatives to the
Community Development Department for approval prior to final map approval
by City Council.
6. The appropriate Planning approvals shall be secured prior to establishing any
of the following uses:
A. Temporary construction facilities
B. Sales facilities, including their appurtenant signage
C. On-site advertisinglconstruction signs
7. Provisions shall be made to comply with the terms and requirements of the City
adopted Infrastructure Fee Program now in effect.
8. If lot mergers or lot line adjustments are necessary to accommodate
development, applicati6ns for them shall be submitted with the applicable plot
plan or conditional use permit requests.
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Conditions of Approval
Vcsting Tcntatiye Tract 27031, Amendment #1
September 19, 1995
ENGINEERING DEPARTMENT:
9* Applicant shall dedicate public street right-of-way and utility easements in
conformance with the City's General Plan, Municipal Code, applicable Specific
Plans if any, and as required by the City Engineer, as follows:
A. Highway 111 Major Arterial half width) or as required by Caltrans;
B. Adams Street Primary Arterial, 55-foot half width;
10*. Applicant shall vacate vehicle access rights to Highway 111, Washington
Street, Adams Street, and 47th Avenue from all abutting lots. Access to these
streets from this land division shall be restricted to street access points shown
on the Internal Circulation Plan, Figure V-i, in Specific Plan 87-011,
Amendment #1.
11*. Turning movements of traffic accessing the subject subdivision shall be as
follows:
Highway 111
A. Simon Drive: Left and right turns in and out are allowed;
B. Lot D between lots 2 and 3: left and right turns in and out are allowed;
C. Lot D between lots 1 and 2: right turn in and out only.
Washington Street
A. Simon Drive: right turn in and out only;
B. Lot E: right turn in and out only; an opening in the median island to
permit left turns in and out may be approved by the City Council at a
future date if a traffic study confirms the need for this median opening.
C. Figure V-i, north of 47th Avenue: right in and out only at access
locations shown in Specific Plan 87-011, Amendment #1.
AdamsStreet
A. Lot C: right turn in and out only.
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Condition* o*ApprovaI
Vcsti*g Tentative Tract 27031, Amendment #1
September 19 1995
47thAv*nue
A. At access locations shown in Specific Plan 87-011 Amendment #1
Figure V-i revised on 7-16-91 at City Council meeting): right and left
turns in and out are allowed.
12. Applicant shall provide a full improved landscaped setback lot or easement of
noted width adjacent to the following street right of ways:
A. Highway 111, 38-feet wide;
B. Washington Street, 20-feet wide;
C. Adams Street, 20-feet wide;
D. 47th Avenue, 10-feet wide;
E. Simon Drive, 10-feet wide.
13. A thorough preliminary engineering, geological, and soils engineering
investigation shall be conducted with a report submitted for review along with
grading plan. The report recommendations shall be incorporated into the
grading plan design prior to grading plan approval. The soils engineer andlor
the engineering geologist must certify to the adequacy of the grading plan. A
statementshall appear on the final subdivision map that a soils report has been
prepared for the tract pursuant to Section 17953 of the Health and Safety
Code.
14. The tract grading plan shall be prepared by a registered civil engineer and
approved by the City Engineer prior to final map approval.
1 5*. The tract shall be designed and graded in a manner so the difference in building
pad elevations between contiguous lots that share a common street frontage
or join lots with adjoining existing tracts or approved tentative tracts does not
exceed three 3.0) feet. The pad elevations of contiguous lots within the
subject tract that do not share a common street shall not exceed five 5.0)
feet.
If applicant is unable to comply with the pad elevation differential requirement,
the City will consider, and may approve, other alternatives that satisfy the
City's intent to promote and ensure community acceptance and buyer
satisfaction with the proposed development.
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Conditions of Appmval
Vesting Tentative Tract 27031, Amendment #1
September 19, 1995
16*. Storm water run-off produced during the peak 24-hour period of a 100-year
storm shall be retained on site in landscaped retention basin(s) or another
approved retention system. Retention basins, if used, shall be designed for a
maximum water depth of six feet or less.
The basin slopes shall not exceed 3:1. The percolation rate shall be considered
to be zero inches per hour unless applicant provides site-specific data that
indicates otherwise. Other requirements include, but are not limited to, a
grassed ground surface with permanent irrigation improvements, and
appurtenant structural drainage amenities all of which shall be designed and
constructed in accordance with requirements deemed necessary by the City
engineer.
17. Lot 8 shall not be used as a retention basin as shown on the vesting map. All
retention basin locations shall be approved by the City Engineer.
15. Applicant shall install a trickling sand filter and leach field in the retention basin
to percolate nuisance water in conformance with requirements of the City
Engineer. The sand filter and leach field shall be sized to percolate 160 gallons
per 5.000 square feet of landscaping per day.
19*. Applicant shall have street improvement plans prepared by a registered civil
engineer. Street improvements shall be designed and constructed for all
streets within the proposed subdivision and for off-site streets as required by
these Conditions of Approval. All street improvements shall be designed and
constructed in accordance with the LQMC and adopted Standard Drawings,
and City Engineer and shall include all appurtenant components required by
same, except mid-block street lighting, such as, but not limited to, traffic signs
and channelization markings, street name signs, sidewalks and raised medians
where required by the City's General Plan. Street design shall take into
account the soil strength, anticipated traffic loading, and design life. The
minimum structural section for residential streets shall be 3" AC over 4" Class
2 Base.
Miscellaneous incidental improvements and enhancements to existing
improvements, where joined by the newly required improvements, shall be
designed and constructed as required by the City Engineer to assure the new
and existing improvements are appropriately integrated to provide a finished
product that conforms with city standards and practices. This includes tapered
off-site street transitions that extend beyond tract boundaries and join the
widened and existing street sections.
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^"I.Conditions of Approval
Vesting Tentative Tract 27031 Amendment #1
September 19, 1995
The following specific street widths shall be constructed to conform with the
General Plan street type noted therewith:
A. ON-SITE STREETS
1. All streets shown on vesting map: One 14-foot wide travel lane
in each direction separated by a 1 2-foot wide continuous two-
way left turn lane, or approved equivalent; minimum total width
shall be 40-feet, or as approved by the City Engineer.
B. OFF-SITE STREETS
1. HiQhway 111 Simon Drive to Adams Street): Install, or
participate in the cost of, one-half Major Arterial improvements
per Caltrans' requirements, improvements include half of the
raised median, refer to the Project Study Report/Project Report
approved by Caltrans in March 1991.
2. W*shington Street Simon Drive to 47th Avenue): Install half
width Major Arterial, improvements include one half of raised
median, refer to General Plan Figure VII-2. Applicant shall
reimburse City for improvements previously installed on the east
side of the centerline.
3. Adams Street Hi*hway 111 to 47th Avenue*: Install three-quarter
width Primary Arterial 3 of 4 travel lanes for 86-foot width
improvement option), improvement includes full width raised
median and 1 6-foot wide north bound travel lane, refer to Std
Dwg #100, Applicant to be reimbursed for street improvements
between south property line and 47th Avenue based on fair share
determination of land mass.
4. 47th Avenue portion conti*uous to tract): Reimburse the
developer who installed the improvements for that portion located
on the north side on the centerline. Reimbursement shall include
responsibility for 25% of the cost to design and construct the
signal at 47th Avenue and Washington Street.
20*. Applicant shall construct, or enter into agreement to construct, the site
grading, off-site public improvements and utilities, and on-site common area
improvements before the final map is recorded. Applicant shall pay cash, in lieu
of and equivalent to the respective fair-share construction cost, for those
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^"I. Conditions of Approval
Vesting Tentative Tract 27031, Anendment #1
Septemler 19, 1995
improvements that the applicant has partial cost responsibility and construction
must be deferred until the full complement of funding is available. Payment of
cash may be deferred to a future date mutually agreed by applicant and City,
provided security for said future payment is posted by the applicant.
21 Applicant shall construct an eight-foot wide meandering bike path in the
easterly parkway and landscaped setback lot/easement along Washington
Street and Highway 111 in lieu of the standard six-foot wide sidewalk.
22. Applicant shall provide a blanket easement that covers the entire landscaped
setback lot/easement for the purpose of a meandering public sidewalk.
23. All existing and proposed electric power lines with 12,500 volts or less, and
are adjacent to the proposed site or on-site, shall be installed in underground
facilities.
24. All underground utilities shall be installed, with trenches compacted to City
standards, prior to construction of any street improvements. A soils engineer
retained by the applicant shall provide certified reports of soil compaction tests
for review by the City Engineer.
25. 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 the final map without the approval of the City Engineer.
26. Applicant shall pay all fees charged by the City as required for processing, plan
checking and construction inspection The fee amount(s) shall be those which
are in effect at the time the work is undertaken and accomplished by the City.
27. A Caltrans encroachment permit must be secured prior to construction of any
improvements along State Highway 111, and all Caltrans requirements shall be
implemented.
28. Applicant shall retain a California registered civil engineer, or designate one
who is on applicant's staff, to exercise sufficient supervision and quality
control during construction of the tract grading and improvements to certify
compliance with the plans, specifications, applicable codes, and ordinances.
The engineer retained or designated by the applicant to implement this
responsibility shall provide the following certifications and documents upon
completion of constrijction:
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Conditions of Approval
Vesting Tentative Tract 27031,Amendment *1
September 19, 1995
A. The engineer shall sign and seal a statement placed on the as built"
plans that says all grading) improvements) on these plans were
properly monitored by qualified personnel under my supervision during
construction for compliance with the plans and specifications and the
work shown hereon was constructed as approved, except where
otherwise noted hereon and specifically acknowledged by the City
Engineer".
B. Prior to issuance of any building permit, the engineer shall provide a
separate document, signed and sealed, to the City Engineer that
documents the building pad elevations. The document shall, for each
lot in the tract, state the pad elevation approved on the grading plan, the
as built" elevation, and clearly identify the difference, if any. The data
shall be organized by tract phase and lot number and shall be cumulative
with each submittal if the data is submitted at different times.
C. Provide to the City Engineer a signed set of as built" reproducible
drawings of the grading and improvements installed by the applicant.
29. Applicant shall submit a copy of the proposed grading, landscaping and
irrigation plans to the Coachella Valley Water District for review and comment
with respect to the District's Water Management Program.
30. Landscape and irrigation plans for the landscaped lots/easements shall be
prepared in conformance with requirements of the Community Development
Director, and City Engineer, and approved by same officials prior to
construction.
31. Applicant shall maintain the landscaped areas of the subdivision such as the
landscaped setback lots/easements and retention basins until accepted by the
City Engineer for maintenance by a merchant's association of the subdivision.
32. Applicant shall provide an Executive Summary Maintenance Booklet for the
street, landscape irrigation, perimeter wall, and drainage facilities installed in
the subdivision. The booklet should include drawings of the facilities,
recommended maintenance procedures and frequency, and a costing algorithm
with fixed and variable factors to assist the merchants association in planning
for routine and long-term maintenance.
33.*+A*pli*piit ohall **tqll CI OUU*d Lq*;** * * * * t1aff;* 01q11d
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^"I. I
Conditions of Approval
Vesting Tentative Tract 27031, Amendment #1
September 19, 1995
lu*pt6d gi th* vv*st * *f wq*h;**t&* 3t*-**t b*tvv**1* 47th A-**11** a1-1d
*;iTu-i-i D1;**. A * * *llall b* * t* d**iiiiiii* th* *
a *v*ll that * 1-aadad L* a*h;a*a th* LQMC ***11d *
34. Applicant shall construct a 6-foot wide, 1 50-foot long landscaped island in the
center of Simon Drive in the transit station vicinity to the satisfaction of the
City Engineer, if and when the transit station is installed.
35. Applicant is responsible for the cost to design and construct traffic signals at
the following locations:
A. Highway 111;
1. Washington Street: 20% fair share responsibility;
2. Simon Drive: 25% fair share responsibility;
3. Lot D: 50% fair share responsibility;
4. Adams Street: 25% fair share responsibility.
B. Washington Street;
1. 47th Avenue: 25% fair share responsibility;
2. Lot E: 100% cost responsibility, if approved.
36. Applicant shall provide unrestricted blanket cross-access easements on all
numbered lots in the subdivision. Easements not to be for secured areas as
approved by City.
37.+ +A**1&*al &f th* iip* *hall b* *ubj6*t tu * Ut 6v1**d * f*-1
Va*;** * t6i*tat:va tIQ*t* This map is subject to the provisions of
Resolution 91-59 Vesting Tract Maps) adopted in 1991.
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