CC Resolution 1992-020^!A E
RESOLUTION 92-20
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA
ANNOUNCING FINDINGS, RE-CONFIRMING THE
ORIGINAL ENVIRONMENTAL ANALYSIS AND
GRANTING APPROVAL OF 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 BIRTCHER
MINOR CHANGE, AMENDMENT 41)
WHEREAS, the Planning Commission of the City of La
Quinta, California, did on the 11th day of February, 1992, hold
a meeting to consider the request of Birtcher to revise an
approved 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 future), 47th Avenue, Washington Street, and Simon
Drive.
WHEREAS, the City Council of the City of La Quinta,
did on the 18th day of February, 1992, hold a meeting to
consider the Planning Commissions recommendation to allow a
revision to a previously approved vesting subdivision map on
65.4 acres in a CPS 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 Planning Commission of the City of La
Quinta, California, did on the 25th day of June, 1991, hold a
duly noticed Public Hearing and continued Public Hearing on
July 16, 1991, to consider the request of Birtcher for approval
of a 47 lot vesting subdivision of 65.4 acres in the C-P-S zone
in the area generally bounded by Highway 111, Adams Street
future), 47th Avenue, Washington Street, and Simon Drive.
WHEREAS, the City Council of the City of La Quinta,
California, did on the 2nd day of July, 1991, and the 16th day
of July 1991, hold a duly noticed Public Hearing to consider
the Applicant's request and recommendation of the Planning
Commission concerning the Environmental Analysis and Vesting
Tentative Tract Map 27031; and,
WHEREAS, the City Council of the City of La Quinta,
California on the 16th day of July, 1991, approved an 8 lot
Vested Tentative Map on 65.4 acres after lengthy discussion and
debates; and,
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WHEREAS, said tentative map has complied with the
requirements of The Rules to Implement the California
Environmental Quality Act of 1970" and adopted by City Council
Resolution No. 83-68, in that the Planning Director conducted
an initial study, and has determined that the proposed vesting
tentative tract will not have a significant adverse impact on
the environment; 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 justify the approval of said
vesting tentative tract map:
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.
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 comon areas.
6. That the proposed Vesting Tentative Tract 27031, Minor
Change, Amendment #1) as conditioned, provides storm
water retention, and noise mitigation.
C.
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7. That general impacts from the proposed Tract were
considered within the MEA prepared and adopted in
conjunction with the La Quinta General Plan.
B. That the city has provisions to permit vesting of
commercial tentative tracts.
WHEREAS, in the review of this Vesting Tentative
Tract Map, Minor 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 Commission 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 the subject Vesting Tentative
Tract Map 27031 Minor Change, Amendment #1) for B lots
7 developable) 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 Council held on this 18th day of
February, 1992, by the following vote, to wit:
AYES: Councilmembers Rushworth, Bohnenberger, Sniff,
Franklin
NOES: None
ABSENT: None
ABSTAIN: Mayor Pena
City of La Quinta, California
i't.*nr'r. * /r'*
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^!AATT T:
AUNDRA L. JUMOLA<City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
DA#uAuNHONE*ELL,*ty Attorney
City of La Quinta, California
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^!A CITY COUNCIL RESOLUTION 92-20
CONDITIONS OF APPROVAL FINAL
VESTING TENTATIVE TRACT 27031 BIRTCHER
AMENDMENT #1 MINOR CHANGE)
FEBRUARY 18, 1992
* Mitigation measures for Environmental Assessment 90-207
GENERAL CONDITIONS OF APPROVAL:
I. Vesting Tentative Tract 27031, Amendment #1 for 8 lots, marked Exhibit 1A",
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 two years after the
approval by the La Quinta City Council 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
Planning and Development Department for approval prior to final map approval
by City Council.
6. The appropriate Planning approval shall be secured prior to establlshing 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, applications for them shall be submitted with the applicable plot
plan or conditional use permit requests.
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 haif width) or as required by Caltrans;
b. Adams Street Primary Arterial, 55-foot half width;
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^!AConditiofl9 of Approval
vesting Tentative Tract 27031, Amendment 1
February 18, 1992
*10. Applicant shall vacate vehicle access rights to Highway 111, Washington
Street, Adams Street, and Avenue 47 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:
Hi*hway 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.
Washin*on 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.
Adams Street
a. Lot C: right turn in and out only.
Avenue 47
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 fully 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. Avenue47, lo-feetwide;
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
and/or the engineering geologist must certify to the adequacy of the grading
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^!A Conditions of Approval
Vesting Tentative Tract 27031, Amendment *1
February 18, 1992
plan. A statement shall 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.
*15. 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.
*16. Storm water run-off produced in 24 hours by a 100-year storm shall be
retained on site in landscaped retention basin(s) or discharged to the
Whitewater Channel via a storm drain system installed by the Applicant. If
the retention basin option is elected, it shall be designed for a maximum water
depth not to exceed six feet. 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.
18. Applicant shall install a trickling sand filter and leachfield 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 5000 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 city General Plan. Street design shall
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Conditions of Approval
vesting Tentative Tract 27031, Amendment #1
February 18, 1992
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.
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 12-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.) Highway 111 Simon Drive to Adams Street) Install, or
participate in the cost of, one-half Major Arterial improvements
per Caltrans' requirements, improvements includes half of the
raised median, refer to the Project Study Report/Project Report
approved by Caltrans in March 1991.
2.) Washington Street Simon Drive to Avenue 47) Install half width
Major Arterial, improvement includes one half of raised median,
refer to General Plan Figure vII-2. Applicant shall reimburse
City for improvements previously installed on east side of
centerline.
3.) Adams Street Highway 111 to Avenue 47) Install three-quarter
width Primary Arterial 3 of 4 travel lanes for 86' width
improvement option), improvement includes full width raised
median and 16-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.) Avenue 47 portion contiguous to tract) Reimburse developer
that installed 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 Avenue 47 and Washington Street.
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Conditions of Approval
vesting Tentative Tract 27031, Amendment $1
February 18, 1992
*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
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 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 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 construction:
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Coflditiofl9 of Approval
Veeting Tentative Tract 27031, Amendment ti
P.ebruary 18, 1992
a. The engineer shall sign and seal a statement placed on the as built1'
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 Planning 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 merchant's association in planning
for routine and long term maintenance.
*33 Applicant shall install a sound barrier wall in the landscaped traffic island
located on the west side of Washington Street between Avenue 47 and Simon
Drive. A sound study shall be conducted to determine the geometrics of a wall
that is needed to achieve the LQMC sound requirements.
34. Applicant shall construct a 6-foot wide, 150-foot long landscaped island shall
be constructed 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.
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Conditione of Approval
Vesting Tentative Tract 27031, Amendment *i
February 18, 1992
35. Applicant is responsible for the cost to design and construct traffic signals
at the following locations:
a. Highwaylll;
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.) Avenue 47: 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. Approval of this map shall be subject to approval of revised Resolution for
vesting commercial tentative tracts.
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