CC Resolution 1997-057^^P* RESOLUTION NO.97-57
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, GRANTING APPROVAL OF A
ONE-YEAR EXTENSION OF TIME FOR VESTING
TENTATIVE TRACT MAP 27031 TO ALLOW MIXED USE
COMMERCIAL PROJECTS ON 65.4+ ACRES.
CASE NO.: VESTING TENTATIVE TRACT 27031
APPLICANT: APOLLO INC.
WHEREAS, the City Council of the City of La Quinta, California, did on
the 1 St day of July, 1 997, hold a duly noticed Public Hearing to consider the request
of Apollo Inc. for a one-year time extension for Vesting Tentative Tract 27031 an
approved eight 8) lot subdivision on a 65.4 + acre site generally south of Highway
111 and east of Washington Street and
WHEREAS, the Planning Commission of La Quinta, California did on the
1 0th day of June, 1997, hold a duly noticed Public Hearing and recommended approval
under Resolution No.34 for a one year time extension for said Vesting Tentative Tract,
more particularly described as:
APN: 643-020-008, 643-020-009, and 643-020-017
WHEREAS, said Vesting Tentative Tract has previously complied with
the requirements of The Rules to Implement the California Environmental Quality Act
of 1 970" as amended Resolution 83-63). The Community Development Department
has prepared Environmental Assessment 97-339 which states this Vesting Tentative
Tract will not have a significant impact on the environment based on conditions. The
Community Development Director has conducted an initial study and has determined
that, although the project could have a significant adverse impact on the environment,
the mitigation measures incorporated into the Conditions of Approval will mitigate
those project impacts to levels of insignificance
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
City Council did make the following mandatory findings of approval to justify approval
of one year time extension for said Vesting Tentative Tract; and,
1. That Vesting Tentative Tract 27301, as conditionally approved, is generally
consistent with the La Quinta General Plan, Washington Square Specific Plan,
and the Subdivision Ordinance in that the goals, policies, and intent are
compatible with the project.
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^^P*Resolution 97-57
2. That the subject site is generally level. The proposed circulation design and lot
layout, as conditioned, are 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 not likely to cause serious public health
problems.
4. That the design of Vesting Tentative Tract 27031 will not conflict with
previously acquired easements through the project.
5. That Vesting Tentative Tract 27031, as conditioned, provides adequate
maintenance of landscape common areas.
6. That Vesting Tentative Tract 27031, as conditioned, provides storm water
retention air, and noise mitigation.
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 constitute the findings of the City
Council in this case;
2. That it does recommend approval of a one-year time extension for Vesting
Tentative Tract 27031 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 the 1 St day of July, 1 997, by the following vote, to wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Holt
NOES: None
ABSENT: None
ABSTAIN: None
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^^P*Resolution 97-57
GLENDA L. HOLT, Mayor
City of La Quinta, California
ATTEST:
UNDRA L JUHOLA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
DAWN C. HONEYWELL, City Attorney
City of La Quinta, California
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^^P*RESOLUTION 97 57
CONDITIONS OF APPROVAL FINAL
VESTING TENTATIVE TRACT 27031
SECOND TIME EXTENSION
JULY 1,1997
GENERAL CONDITIONS OF APPROVAL:
1. Vesting Tentative Tract 27031, Time Extension No.2 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 on July 16,1998 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 and #2.
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. The extension of La Quinta Center Drive south of Highway
111 shall carry the same name.
6. The appropriate Planning approval 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, applications for them shall be submitted with the applicable site
development permit or conditional use permit requests.
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^^P* Resolution 97-57
Conditions of Approval Final
Vesting Tentative Tract 27031
Juiy 1,1997
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 70-foot 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 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, Amendment #2, and the Site Development Permit for Eagle Hardware.
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
location shown in Specific Plan 87-011, Amendment #1 and #2.
AdamsStreet
A. Lot C: right turn in and out only.
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^^P*Resolution 97 57
Conditions ot Approval Final
Vesting Tentative Tract 27031
July 1,1997
Avenue 47
A. At access locations shown in Specific Plan 87-01 1 Amendment #1 and
#2 Figure V-i revised on 7-16-91 at City Council meeting): right and
left turns in and out are allowed.
1 2. 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, 50 feet wide;
B. Washington Street, 20-feet wide;
C. Adams Street, 20-feet wide;
D. Avenue 47, 10-feet wide;
E. Simon Drive, 1 0-feet wide.
1 3. 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 plan. A
statement shall appear on the final subdivision map that a soils report has been
prepared for the tract pursuant to Section 1 7953 of the Health and Safety
Code.
1 4. 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 shatl 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.
1 6. Storm water runoff produced in the peak 24 hours of a 100-year storm shall be
retained on site in landscaped retention basin(s) or, if approved by the City,
discharged to the Whitewater Storm Channel via a storm drain system installed
by the Applicant. If direct or indirect drainage to the Whitewater Storm
Channel is utilized, the applicant shall be responsible for all requirements and
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^^P* Resolution 97-57
Conditions of Approval Final
Vesting Tentative Tract 27031
July 1,1997
costs associated with such discharge into the Channel including monitoring,
testing and reporting which may be required by CVWD, the City, the California
Regional Water Quality Control Board or other agencies for the purposes of the
NPDES or other pollution prevention or nuisance abatement programs.
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.
1 7. 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.
1 8. 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 1 80 gallons
per 5000 square feet of landscaping per day.
1 9. 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 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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Conditions of Approval Final
Vesting Tentative Tract 27031
July 1,1997
The following specific street widths shall be constructed to conform with the
City's 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
At the City's option, install, secure, reimburse, or otherwise bear the cost
of one half of the median, pavement, drainage, SunLine Transit bus stops
if required), landscaping, sidewalk, and other improvements as specified
to the applicant's side of the following streets:
1). Highway 111 Simon Drive to Adams Street), Major Arterial The
applicant's cost responsibility includes one-fifth of the signal at
Washington Street, one-half of the signal at La Quinta Center Drive
Lot D) and one quarter of the signals at Simon Drive and Adams
Street. The sidewalk shall be eight feet wide and meandering.
2). Washington Street Simon Drive to Avenue 47), Major Arterial
The applicant's cost responsibility includes one quarter of the
signal at Avenue 47.
3). Adams Street Highway 111 to Avenue 47), Primary Arterial The
applicant's cost responsibility includes one quarter of the signal at
Avenue 47.
4). Avenue 47 contiguous with this tentative tract) Reimburse
developer of tract to the south for costs incurred in improving the
north side of this 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
improvements that the applicant has partial cost responsibility and construction
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^^P* Resolution 97-57
Conditions of Approval *inal
Vesting Tentative Tract 27031
July 1,1997
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 provide blanket easements over landscaped setback areas
except Ave. 47) for the purpose of meandering sidewalks.
22. All existing and proposed electric power lines with 1 2,500 volts or less, and are
adjacent to the proposed site or on-site, shall be installed in underground
facilities.
23. All underground utilities shall be installed, with trenches compacted to City
standards, prior to construction of overlying street improvements. A soils
engineer retained by applicant shall provide certified reports of soil compaction
tests for review by the City Engineer.
24. 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.
25. 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.
26. A Caltrans encroachment permit must be secured prior to construction of any
improvements along State Highway 111, and all Caltrans requirements shall be
implemented.
27. 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:
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
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July 1,1997
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.
28. 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.
29. 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.
30. 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.
31. 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.
32. Applicant shall construct a 6-foot wide, 1 50-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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Conditions ot Approval Final
Vesting Tentative Tract 27031
July 1,1997
33. 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). Avenue 47: 25% fair share responsibility;
2). Lot E: 100% cost responsibility, if approved.
34. 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.
35. This map is subject to the provisions of Resolution 91-59 Vesting Tentative
Map) adopted in 1991.
36. Applicant shall submit a reconfigured tract map identifying streets and access
to conform with the lot lines of the Site Development Permit for Eagle Hardware
prior to approval of the final map and consistent with requirements of the
current Subdivision Ordinance, Section 13.16.060 AG., which includes
requirements for details on height, size, and location of proposed buildings;
architectural elevations, schematic plans and material boards; preliminary
grading and landscaping plans; and a phasing plan fcr proposed development
prior to recording the final map.
FIRE MARSHALL
37. Schedule E fire protection approved Super fire hydrants 6"x 4"x 2 1/2 x 2
1 I2'*) will be located at each street intersection spaced not more than 330 feet
apart in any direction.
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Conditions of Approval *inal
Vesting Tentative Tract 27031
July 1,1997
38. The water mains*shall be capable of providing a potential fire flow of 5000
g.p.m. and an actual fire flow from any one hydrant will be 2500 g.p.m. for a
2-hour duration at 20 p.s.i. residual operating pressure.
39. Prior to recordation of final map, applicant/developer shall furnish one blue line
copy of the water system plans to the Fire Department for review. Plans shall
conform to the fire hydrant types, location and spacing, and the system shall
meet the fire flow requirements. Plans must be signed by a registered Civil
Engineer and the local water company with 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*.
40. The required water system including fire hydrants shall be installed and
accepted by the appropriate water agency prior to any combustible building
material being placed on an individual lot.
All questions regarding the meaning of these conditions should be referred to
the Fire Department Planning and Engineering staff at 760) 863-8886.
MISCELLANEOUS
41. Applicant agrees to indemnify, defend, and hold harmless the City of La Quinta
in the event of any legal claim or litigation arising out the City's approval of this
project.
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